Prepared for: Jacal Holdings Ltd. Prepared by: Korsiak Urban Planning & KNYMH Inc. Revised: May 2018

Transcription

1 Prepared for: Jacal Holdings Ltd. Prepared by: Korsiak Urban Planning & KNYMH Inc. Revised: May 2018

2 PART A: DESIGN VISION, GUIDING PRINCIPLES AND OBJECTIVES 1. Preface 3 2. Introduction 3 3. Design Vision Development Proposal Overview 3 4. Town Policy and Regulatory Framework 4 5. Official Plan Amendment 31 Policies 6 6. Design Objective - Town of Milton Official Plan 7 7. Strategic Policies Design Guideline 8 8. Additional Design Policies 9 9. Milton Tall Building Guidelines 11 PART B: SITE AND CONTEXT ANALYSIS 10. Site Context Overview Surrounding Land Uses Contextual Analysis 20 PART C: DESIGN RESPONSE AND CONCEPT PLAN 13. Site Layout and Design Contextual Relationship with Surrounding Area Pedestrian Space, Amenity and Landscaping Built Form Shadow Impact Summary and Conclusion References 30

3 1. Preface An Urban Design Brief prepared by KNYMH Inc., dated December 15, 2016, was submitted in support of Official Plan and Zoning By-law Amendments in December Through consultation with Town Staff, the proposed site design has been revised to address comments. 2. Introduction Korsiak Urban Planning & KNYMH Inc. have prepared this revised Urban Design Brief on the behalf of Jacal Holdings Ltd. The subject lands are located at the southwestern quadrant of Thompson Road South and Drew Centre, immediately east of the Milton GO Station Platform. The site is the current location of NPL Canada (formerly Link-line), a gas distribution contractor. The site serves as a dispatch centre for their operating fleet of service trucks. The purpose of this brief is to establish the contextual relationship of the proposed development to adjacent buildings, streets and areas. Further, it will provide an illustrated explanation of how the overall design responds to the physical context of the site and its surroundings, taking into account the intent of the policy context and any supporting urban design guidelines and studies. On May 7, 2018, Town Council endorsed the Milton Mid Rise and Tall Building Guidelines prepared by Planning and Development Staff. The appropriate guidelines are included and addressed in Section 9 of this brief. 3. Design Vision Development Proposal Overview The revised development proposal features the construction of three high-rise residential condominium buildings connected by a mutual podium. The proposed height of the buildings are 27, 29 and 31 storeys, respectively. Preliminary site design has allocated 990 m 2 of commercial space on the ground level of the 3-storey podium fronting Drew Centre and the corner of Drew Centre and Thompson Road South. Amenity space and residential units make up the balance of the podium with the rooftop level featuring an outdoor landscaped terrace. The perimeter of the site features a significant landscaped area. Ground level and underground parking spaces will be provided within the podium. With a preliminary unit count of 802, the proposal achieves a net density of 524 units per hectare. Image 1 Conceptual Rendering 3

4 4. Town Policy and Regulatory Framework Region of Halton Official Plan Regional Official Plan Amendment (ROPA) 38 put the Region of Halton s Official Plan into conformance with the Growth Plan for the Greater Golden Horseshoe (2006). The subject lands are designated Urban Growth Centre within the Urban Area in the Region of Halton Official Plan. ROPA 38 additionally identifies the subject lands as an Intensification Area within Milton s Built Boundary and as a Major Transit Station Area. It also mandates a minimum of 5300 new residential units within Milton s built boundary between and that 50% of all residential development produced annually be in the form of townhouses or multi-storey buildings (86.6a). Town of Milton Official Plan The subject lands are within the Central Business District (CBD) and are designated Mixed Use Sub-Area. As per Section , the full range of medium and high density and related uses permitted in Section 3.2 of this Plan shall be permitted. Permitted buildings in the CBD (Section ) may include mixed use buildings which incorporate both residential and nonresidential uses as well as single purpose buildings for any permitted uses. In mixed use buildings, retail commercial uses that allow for a store-front presence on the ground floor should be encouraged. On June 14, 2010, Town Council adopted Official Plan Amendment No. 31 (OPA 31), being an amendment to bring the Town's Official Plan into conformity with the Growth Plan. Schedule 4 to OPA 31 designates the subject lands Urban Growth Centre Mixed Use Sub-Area within the Urban Growth Centre / Central Business District, which permits high density residential. Likewise, the subject lands are within the Major Transit Station Area, falling within 500 metres of the Milton GO Station, representing about a 10-minute walk. Furthermore, the subject lands are within the Intensification Area. Image 2 Regional Structure 4

5 OPA 31 is currently before the Region of Halton for approval and, as such, is not in full force and effect. Although the policies of the Consolidated 2008 Official Plan prevail, the policies of OPA 31 are still relevant (albeit not determinative) and should be considered as they clearly demonstrate the policy direction as set out by the Province for increased density within intensification areas. In February 2018, the Town requested bids to conduct a multi-disciplinary study of the Milton Major Transit Station Area/Mobility Hub to guide future development and intensification in the area. On April 9, 2018, Town Council awarded the bid to R.E. Millward & Associates/DTAH. The study is due for completion by the third quarter of The study is a significant component of planning for intensification. It will provide a local vision to influence the Region s Official Plan Review, inform the Town s own Official Plan Review, provide the evidence base and policy framework for the preparation of an area specific Secondary Plan and also support the business case for all-day, two-way GO rail service. The Major Transit Station Area/Mobility Hub study represents an acknowledgement by Council and Staff that Milton s Official Plan is outdated and not in conformance with Provincial intensification policies. Image 3 Milton Official Plan Land Use Plan In order to permit the increased height and density, an Official Plan Amendment is required. Town of Milton Zoning By-law The subject lands are currently zoned Urban Growth Centre Mixed-Use (UGC-MU), in Zoning By-law , as amended. A wide range of commercial uses are permitted in the UGC-MU Zone as well as Residential High Density (RHD) uses (i.e., apartments) between 6 and 8 storeys. In order to permit the proposed height and density increases and decreased parking requirements, a Zoning By-law Amendment is required. 5

6 5. Official Plan Amendment 31 Policies Intensification (Section OPA 31) The proposed development is consistent with and helps achieve the intensification policies of OPA 31. The proposed use and built form is complimentary of the existing adjacent developed area. The site is ideal for intensification as it is located within the Central Business District and located directly beside the GO Station. In addition to rail service downtown, the Milton GO station provides bus routes to Oakville, Cambridge and North York. Furthermore, the GO Station is serviced by all 10 local Milton transit routes, making both regional and local commuting possible. The site is also within walking distance of many existing amenities. The Milton Common commercial complex is served with everyday amenities including a grocery store (Real Canadian Superstore), shops, banking, restaurants, coffee shops, and more. Leisure and recreational amenities are located just across Thompson Road South, including Lions Sports Park, Milton Memorial Arena, Milton Centre for the Arts, Milton Public Library and Milton Leisure Centre. Image 4 GO Transit Central Business District (Section OPA 31) The design of the proposed development will have consideration to: Transit-supportive densities and pedestrian oriented, active streetscapes and improvements to the public realm that revitalize and enhance the character of the Central Business District are required ( ); The exhibition of high quality architecture and urban design that integrates with adjacent, established residential neighbourhoods through the incorporation of appropriate transitions to minimize impact ( ); and The reduction of automobile dependency through the promotion of active transportation for pedestrians, cyclists and transit opportunities ( ). Image 5 - Urban Intensification 6

7 6. Design Objective - Town of Milton Official Plan (Section 2.8.2) High Standard ofarchitectural Design ( ) The proposed development has been designed to be compatible with and complement the existing pattern of urban development and land uses. Improve thecharacter ofurban Streets ( ; ) The proposed development will increase street activity by providing active frontage along Drew Centre. The conceptual site plan provides approximately 990 m 2 of ground floor commercial space which has been designed to encourage yearround use. Barrier-Access ( ) The proposed development has been designed in accordance with section 3.8 of the Building Code. Human Scale ( ; ) The 3-storey podium actively fronts onto Drew Centre and features approximately 990 m 2 of commercial space at grade level creating a positive relationship with the street. The three towers are not visible at grade reinforcing human scale. Enhance the Unique Character ( ) The proposed redevelopment of underutilized industrial lands within the Urban Growth Centre is a great opportunity to enhance the unique character of downtown Milton by providing a flagship development. Image 6 - Marilyn Monroe Twin Towers Square One Centre, Mississauga ON 7

8 7. Strategic Policies Design Guideline (Town of Milton Official Plan Section 2.8.3) Establish the contextual relationship of the proposed development to adjacent buildings, streets and areas ( ); Encourage a comfortable human scale by providing inviting pedestrian space along Drew Centre equipped with street furniture ( ); Feature the use of plant materials to enclose open space and provide the placement of continuous horizontal projections from the building façade within the first few storeys adjacent to street level so the scale may be more easily understood ( ); Be compatible in architectural form (where applicable) with abutting neighbourhoods and provide links with pedestrians by extending pathways along the site ( ); Image 7 - Landscaped Rooftop Terrance Provide at grade commercial/retail space integrated with the sidewalk along Drew Centre ( ); Provide pedestrian protection from weather elements through recessed ground floor facades along the pedestrian corridor ( ); Feature a landscaped (podium) roof terrace contributing to the building s amenity space ( ). Image 8 - Grade Related Retail 8

9 8. Additional Design Policies Roads Design ( ) Through consultation with the Town s Transportation Planning Department, the proposed development will: Have regard to crosswalk pedestrian safety design measures ( ); Investigate and propose pertinent traffic calming techniques ( ); Provide appropriate landscaping and street trees along Thompson Road South and Drew Centre ( a-b); Provide suitable vehicular and pedestrian illumination along the property s Drew Centre frontage ( e); Give consideration to the need to provide a weather protected transit waiting area for the existing GO Transit bus stop along the subject property s Drew Centre Frontage (should the stop not be relocated west of the site) ( f); Parking ( ) No outdoor surface parking spaces will be provided as all parking will be provided within the parking structure inside the podium ( ); The development will provide a parking structure that is designed to accommodate a vibrant, street oriented street frontage ( ). Image 9 - Safe and Inviting Pedestrian Corridor 9

10 Microclimate ( ) The proposed development will: Avoid undesirable street, open space and pedestrian wind conditions by implementing mitigating design measures ( ); Have a Pedestrian Wind Desktop Assessment and Pedestrian Wind Tunnel Study will be prepared in support of the proposal when the detailed design has reached a more mature state ( ); Provide various types of pedestrian shelters and weather protected paths, especially along the Drew Centre ground floor commercial corridor ( & ); Barrier Free Access ( ) Barrier free access routes shall be encouraged to locate along the mainstream of pedestrian routes such as sidewalks, main entrances to buildings and interior corridors, to preclude the perception of segregation ( ); Public Art ( ) Consideration will be made to the placement of artwork in publicly accessible and visible locations, specifically along the subject property s Drew Centre frontage and at the corner of Thompson Road South and Drew Centre ( ). Image 10 - Barrier Free Design 10

11 9. Milton Tall Building Guidelines On May 7, 2018, Town Council endorsed the Milton Mid-Rise and Tall Building Guidelines prepared by Planning and Development Staff. The Town has proactively developed these design guidelines to aid the integration of these types of developments into communities. They are recognition of the Province s emphasis on urban intensification and increasing developer interest in pursuing mid-rise and tall buildings in Milton. By clarifying the Town s expectations for the design of tall buildings, it is intended that the guidelines will assist with the interpretation of Official Plan policies and provide a clear design direction for development proposals. Developers will be encouraged to have regard to the guidelines and Development Review staff will use them to evaluate development proposals. Section 1.2: Preferred Locations for Tall Buildings provides information on the desired locations for tall buildings. The section states Higher density mixed use development is generally directed to the Urban Growth Centre. Tall buildings are also encouraged at key locations within the urban area, especially at identified gateways and sites adjacent to major open space and institutional uses. Preferred locations will be close to the GO Transit Station and at the intersections of two Arterial Roads. The section also provides a map showing the identified areas for tall buildings. As the proposal is located at the intersection of Thompson Road South and Drew Centre, the subject lands fall within the Urban Growth Centre and within the Major Transit Station Area, making the lands a preferred location for tall building development. Image 11 Preferred Locations for Mid & High-Rise Buildings 11 11

12 Milton Tall Building Guidelines: Opportunities The Tall Building Guidelines identify a number of opportunities that tall buildings can fulfill including: 1. Intensification Tall buildings can support healthy and sustainable communities by providing a critical mass of people close to jobs and transit. 2. Active Transportation, Transit and New Mobility Tall buildings with mixed uses, required parking and amenities located close to transit & community services can help to reduce dependence on private automobiles. 3. Mixed Use Tall buildings with mixed-uses can encourage sustainable lifestyles by allowing families and individuals to easily live, work, and play in the same locality. 4. Landmarks Tall buildings can be iconic landmarks by punctuating the skyline and helping people to orient themselves in the town. Advances in design and construction enable built forms that are leaning, twisting, tapering and bending. 5. Sustainable Design Appropriately located and well designed tall buildings can contribute to a sustainable future by using innovative building technologies, such as green roofs and renewable energy. 6. Public Space Tall buildings can free up open space for other uses, such as parks or plazas, by fitting more homes on a smaller building footprint. The proposed development will achieve all of the aforementioned Guideline Opportunities as it will provide a critical mass of people with homes near transit, provide mixed use development near transit services, helping promote active transportation, reducing the dependence on private automobiles, and providing a location for sustainable lifestyles where families and individuals can live, work, and play in the same area, build three iconic towers in the Urban Growth Centre, contribute to a sustainable future by providing green vegetation across the podium, and will provide more homes on a smaller parcel to reduce the pressure of a growing population on public space

13 Milton Tall Building Guidelines: Challenges The Tall Building Guidelines identify a number of challenges that tall buildings can face including: 1. Views and Vistas Appropriately located and designed tall buildings can add visual interest to the skyline and frame new or existing views. But the impact in relation to views of the escarpment, historic landmarks, and the skyline must be carefully assessed. 2. Traffic and Parking In highly accessible locations, tall buildings can exploit opportunities for active transportation, transit and new mobility and may use flexible and innovative approaches for traffic demand management and parking. 3. Transition to Surroundings - By definition, tall buildings are usually taller than surrounding buildings and will assert their presence well beyond the boundaries of the actual site. However, tall buildings and the ground areas around them can integrate harmoniously with their surroundings provided that the design is in sympathy with and respects significant features and elements ofthe established neighbourhood. 4. Pedestrian Perception and Comfort - Well separated slender towers stepped back from a podium base with shelter for weather protections, can have a human scale that contributes to pedestrian comfort and allows views of the sun and sky. The proposed development has been designed to overcome the aforementioned challenges by proposing this type of development on an appropriate property that will not impact the views and vistas for the surrounding neighbourhood, including parking inside of the podium, including a three storey podium to separate the three towers from the ground and provide a better human scale

14 Milton Tall Building Guidelines: Podium Design Section 2.1 states the podium (or building base) is the primary interface between the tall building and the surrounding streets and public spaces. It therefore has the greatest impact on how pedestrians interact with the building and how the building fits within the street level environment. The section continues on to identify a number of design ideas and notes including: In mixed use areas, active uses and a high proportion of transparent windows and doors at street level will help to enliven the street; Main entries oriented towards intersections, municipal sidewalks and transit stops to support pedestrian activity and visibility; Green roofs on top of the podium to create opportunities for communal outdoor amenity space and environmental innovations such as rainwater harvesting; Podium height and setback related to the surrounding context and road hierarchy to contribute to a street edge with continuity and a sense of enclosure, thereby defining a human scaled and inviting street space; Where an area is in transition and there is no stable built form to which the new development will relate, the height of the podium should be proportional to the right of way width; and The maximum podium height will vary by location, but is not normally expected to exceed 4 to 6 storeys in order to achieve a satisfactory human scale. The proposed development has been designed to create a significant impact on the street both for pedestrians and for the surrounding street level environment. A number of key design features were included in the form of the podium to ensure this including: The addition of retail and commercial space with significant transparent windows along Drew Centre to create an active pedestrian environment; Main entries have been placed along Drew Centre to ensure ease in accessibility to the structure; The roof of the podium has been designed as a patio with ample green space to provide outdoor amenity space; and The podium has been designed with a height that is appropriate for the streetscape to create a human scaled inviting streetscape. Image 12 Podium Rendering 14 14

15 Milton Tall Building Guidelines: Tower Design Section 2.2 states the tower (middle or shaft) is the most visually substantial and physically impactful component of a tall building. It will likely be a prominent and defining feature in the urban landscape. The section continues on to identify a number of design ideas and notes including: Heavier materials, such as metal or brick, provide architectural accents and features; Lighter materials such as glass reduce the perceived mass; Tallest towers located closest to major intersections and/or transit facilities; Slender floorplates and generous separation between towers (25m min.) maximizes views of the sky and minimizes cumulative sun shadow and microclimate impacts; Vertical and horizontal articulation creates visual interest and reduces the apparent mass; Offset multiple towers in a single development to create a generous podium roof for outdoor amenity areas and added benefits; Towers stepped back above the podium to clearly differentiate between the building base and the tower above and enhances pedestrian perception and comfort; and Building heights gradually stepping down towards low-rise areas provide a gentle transition in scale. The proposed development has been designed to create a significant visual impact. A number of key design features were included in the form of the tower to ensure this including: A mix of heavier and lighter materials such as aluminium panels, stone, and glass will be used to provide differentiation in the built form of the towers; The tallest tower has been located at the intersection of Drew Centre and Thompson Road South; Separation greater than the prescribed 25 meters has been placed between the towers to maximize views and sunlight paths; Both vertical and horizontal articulation have been incorporated into the tower design to create visual interest; The multiple towers have been spaced apart to allow for a generous podium room with space for outdoor amenities; and A visual separation between the podium and towers has been incorporated to enhance pedestrian perception. Image 13 Conceptual Rendering 15 15

16 Milton Tall Building Guidelines: Public and Private Open Space Section 2.4 states public and private open space includes the municipal sidewalk and boulevards within the right of way, publicly accessible open space such as plazas and parkettes, parking and services areas and private open amenity space. These should be seamlessly integrated to maximize pedestrian permeability and accessibility. The section continues on to identify a number of design ideas and notes including: Parking and service areas within the interior of the site, mostly underground or in the building; Direct pedestrian connections to nearby transit and other community facilities; Plazas at corner sites designed to encourage pedestrian activity, public art, sidewalk cafes, etc.; and Inviting open spaces, enhanced boulevards and pedestrian amenities at corner sites. The proposed development has been designed to provide public and private open space. A number of key design features were included to ensure this including: All parking has been included within the podium and underground to maximize the efficiency of the land use; Our client has engaged in preliminary discussions with Metrolinx to extend the GO Station platform to allow a pedestrian linkage along the western border of the property; and The northeast corner of the subject lands have been designed to encourage pedestrian activity. Image 14 Conceptual Rendering 16 16

17 10. Site Context - Overview The subject lands are located at the southwestern quadrant of Thompson Road South and Drew Centre, immediately east of the Milton GO Station Platform. The site abuts the Canadian Pacific Railway corridor to the south and a Town owned storm water retention pond to the west. Currently, the subject lands are occupied by NPL Canada (formerly Link-line), a gas distribution contractor. The site serves as a dispatch centre for their operating fleet of service trucks and is currently unpaved and occupied by two single storey buildings. The site is mostly level except where it drops to the southeast corner, to accommodate the underpass for the rail tracks. It currently has two points of access from Drew Centre Drive. The site is within walking distance to many existing amenities. The Milton Common commercial complex is served with everyday amenities including a grocery store (Real Canadian Superstore), shops, banking, restaurants, coffee shops, etc. Leisure and recreational amenities are located just across Thompson Road South, including Lions Sports Park, Milton Memorial Arena, Milton Centre for the Arts, Milton Public Library and Milton Leisure Centre. Image 15 Context Photo 17

18 11. Surrounding Land Uses North Drew Centre abuts the subject property to the immediate north. Beyond Drew Centre is the Milton Common commercial plaza which is anchored by Real Canadian Superstore. The Superstore s Gas Bar is directly across from the subject lands. South The Canadian Pacific Railway corridor abuts the property to the south. Beyond the rail corridor is commercial and light industrial uses followed by low density residential uses further beyond. Image 16 North View Image 17 South View 18

19 East Thompson Road South abuts the subject lands to the immediate east. Beyond the road is Lions Sports Park. West A Town owned stormwater management pond abuts the subject lands immediately to the west. Beyond the SWM pond is the Milton GO Station. Image 18 East View Image 19 West View 19

20 12. Contextual Analysis As discussed, the surrounding land uses primarily consist of low density commercial and light industrial uses. However, the urban character of the area is changing. The Growth Plan for the Greater Golden Horseshoe (2006) designated downtown Milton as an Urban Growth Centre and Milton GO Station a Major Transit Station Area which prescribes minimum density targets. As such, high density redevelopment of underutilized lands within downtown Milton is expected to occur moving forward. This is evident by OPA 31 which brought the Town s Official Plan into conformance with the Growth Plan for the Greater Golden Horseshoe (2006) and subsequent Town initiated Zoning Bylaw Amendment. The result is that much of the adjacent lands are also zoned Urban Growth Centre Mixed Use. Additionally, the minimum height for UGC-MU lands south of Main Street is 6 storeys. Given the subject land s unique proximity to the GO Station, the proposed redevelopment has the potential to be a catalyst for provincially mandated intensification within the Central Business District. Image 20 - Urban Growth Centre Mixed Use 20

21 13. Site Layout and Design The proposed development has been reconfigured to address staff comments received to date. Of particular note, the two separate podiums have been replaced by a single mutual stepped podium from which all three towers connect. The podium is three storeys along Drew Centre with commercial uses at grade and primarily residential uses along Thompson Road, making use of the grade separation. Outdoor amenity space has been provided on the podium rooftop. Visitor parking (including commercial parking) is now provided entirely within the podium surface parking level. Image 21 Conceptual Site Plan 21

22 14. Contextual Relationship with Surrounding Area Drew Centre and the Milton Common Commercial Area Due to heavy eastbound right-turn volumes and very low through volumes during the A.M. peak hour under future background and future total conditions, a dedicated right turn lane was considered to replace the existing shared through/right-turn lane, and thus the adjacent dedicated left-turn lane be reconfigured to a shared left/through lane. However, the results of the analysis did not support this reconfiguration and is therefore not recommended as it is not expected to yield any noticeable improvements in operations. GO Transit Bus Stop There is an existing GO Transit bus stop along the subject property s Drew Centre frontage, approaching Thompson Road South. Preliminary analysis regarding the relocation of the bus stop west of the subject site suggests positive traffic impacts. This will be further investigated when the site design is at a more mature state. Site Access The proposed access of the subject site aligns with the existing Milton Commons Drew Centre access. It has been proposed to continue to operate as an unsignalized intersection. By eliminating the existing painted median on the east leg of the intersection, two receiving lanes are created which is expected to considerably improve expected outbound operations at the commercial property opposite the subject site. As the site design matures, further consideration will be given to support direct pedestrian connections between the subject site and Milton Commons. Image 22 Aerial Contextual Rendering 22

23 Pedestrian/Cycling Linkages There is an existing pedestrian/cyclist linkage on the south side of Drew Centre, along the frontage of the subject property. The redevelopment concept proposes to significantly enhance this by creating a more pedestrian friendly sidewalk/linkage with at grade related commercial uses along much of the Drew Centre frontage. In addition, our client has engaged in preliminary discussions with Metrolinx regarding the potential extension of the Milton GO Station platform (±35 m) east to the subject lands. In addition, we propose an alternative linkage design that connects the existing GO Station platform to the existing Drew Centre pedestrian/cyclist linkage via a multi-use trail (linkage) along the mutual property line of the subject lands and the Town owned storm pond to the west. We believe that these two connections would sufficiently meet the intent of the Official Plan policies related to linkages by maximizing pedestrian and cyclist links to and from the GO Station. Image 23 - Proposed Pedestrian/Cyclist Linkages 23

24 Thompson Road South The proposed grade level commercial component extends to wrap around the corner of Drew Centre and Thompson Road South, further creating a vibrant, street oriented frontage. The grade separation along Thompson Road South increases southward towards the rail corridor posing challenges for pedestrian linkages. As such, the residential suites efficiently and effectively make use of the change in grade. Image 24 Thompson Road 24

25 15. Pedestrian Space, Amenity and Landscaping Amenity/green space has been included on the podium rooftop Parking will not be visible from the street as it will be enclosed within the podium with controlled access providing a safe place for residences and visitors to park Retail and Residential Suites at grade provide an active and vibrant street scape for year round use Human Scaled 3-storey podium along Drew Centre The towers are stepped back and are not visible from grade Vibrant Streetscape Ground level commercial uses Pedestrian protection from weather elements through recessed ground floor facades along the pedestrian corridor Pedestrian traffic has been considered to allow for a wider sidewalk along Drew Centre that also allows for landscaping and site furnishing for public use Beautification along Drew Centre and Thompson Road South Image 25 Pedestrian Realm 25

26 16. Built Form Building Material The proposed development will use high quality and durable finishes such as Aluminum Panels, Masonry, Curtain Wall and Precast panels in areas of high impact and public use while dual rain screen EIFS will be used in areas of low traffic, above grade. The structure will be poured concrete and window wall will be used for the Towers with a combination of Aluminum Panels and Dual rain screen EIFS. Barrier Free Design As per Part 3.8 of the Ontario Building Code, the following will be barrier free: Ramps; Entrances; Sidewalks/Walkways; Parking for both residences and visitors; 15% of Suites (distributed evenly within the development); Elevators; All commercial units; All amenity spaces; and Access to all amenities on the podium rooftop and within the building. Image 26 Barrier Free Design 26

27 Parking All site parking is provided within the podium, including spaces on the first, second and third levels, as well as two underground levels. Parking and the Loading Space have been designed to meet the requirements of the Zoning By-law. The development proposes a parking rate of 1.03 parking spaces per residential unit, and 0.25 visitor spaces per residential unit. 25 commercial parking spaces have been provided on the ground level of the podium. A provision has been requested in the draft amending zoning by-law that would allow commercial parking and visitor parking requirements to be shared. In total, 1,028 spaces are provided. There is no requirement for bicycle parking within the Central Business District. That said, as part of the proposed Travel Demand Management Measures contemplated in the revised Traffic Impact Study a minimum of 600 bicycle parking spaces lockers are required in support of the 120 parking space reduction. The revised Architectural Plans exceed this requirement, providing 619 bicycle parking spaces/lockers. Image 27 Indoor Bicycle Parking 27

28 17. Shadow Impact A Shadow Impact Study was prepared and submitted in support of the development applications. The analysis found that there is limited shadow impact to the surrounding land uses. Below is the analysis on March 21 st, representing sun/shadow impact at the equinoxes. The 3 point tower design, as opposed to one large block massing, reduces shadow impact. 28

29 18. Summary and Conclusion The purpose of this brief was to establish the contextual relationship of the proposed development to adjacent buildings, streets and areas as well as provide an illustrated explanation of how the overall design responds to the physical context of the site and its surroundings, taking into account the intent of the policy context and any supporting urban design guidelines and studies. As a result of recent Provincial intensification mandates, high density redevelopment of underutilized lands within downtown Milton is encouraged. This is evident in the Town s Official Plan and Zoning By-law. As much of the surrounding area within the Urban Growth Centre has yet to be redeveloped, the proposed development presents a unique opportunity to set a precedent for future intensification. As such, we believe the proposal embodies the best practices in urban design and architecture by providing an aesthetically pleasing built form while providing vibrant pedestrian spaces that will enhance the underutilized industrial lands and act as a catalyst for future urban intensification. Image 29 Street View Rendering 29

30 Image 1. Prepared by KNYMH Inc. Image 2. Retrieved from the Region of Halton Official Plan Image 3. Retrieved from the Town of Milton Official Plan Image 4. Retrieved from Image 5. Retrieved from Image 6. Retrieved from Google Maps Image 7. Prepared by KNYMH Inc. Image 8. Retrieved from Image 9. Retrieved from Waterfront Toronto Image 10. Retrieved from Image 11. Retrieved from the Milton Mid-Rise and Tall Building Guidelines Image 12. Prepared by KNYMH Inc. Image 13. Prepared by KNYMH Inc. Image 14. Prepared by KNYMH Inc. Image 15. Prepared by Korsiak Urban Planning Image 16. Prepared by Korsiak Urban Planning Image 17. Prepared by Korsiak Urban Planning Image 18. Prepared by Korsiak Urban Planning Image 19. Prepared by Korsiak Urban Planning Image 20. Retrieved from Town of Milton Zoning By-law Image 21. Prepared by KNYMH Inc. Image 22. Prepared by KNYMH Inc. Image 23. Prepared by Korsiak Urban Planning Image 24. Prepared by KNYMH Inc. Image 25. Prepared by KNYMH Inc. Image 26. Retrieved from Image 27. Retrieved from A%2F%2Fwww.sarisparking.com%2F&psig=AOvVaw2wmR6bXAVpDefrS69p_f8m&ust= Image 28. Prepared by KNYMH Inc, Image 29. Prepared by KNYMH Inc. 30