Urban Design Study Public Meeting and Urban Design Workshop October 02, 2013 Agenda 1 INTRODUCTION AND BACKGROUND (City of Kingston) 2 URBAN DESIGN STUDY PRESENTATION (Antonio Gomez-Palacio, DIALOG) 3 QUESTIONS 4 WORKSHOP 5 REPORT BACK AND CLOSING
Process to Date Purpose, context and expectations of the meeting The property was purchased within the Affordable Housing Land Acquisition and Disposition Program (Fall 2012) This program seeks to stimulate new residential development while incorporating a component of affordable housing Open House/Request for Information (May 2013) RFI established redevelopment interest from five organizations City retains independent urban planning/design firm (Summer 2013) Third party assessment of redevelopment potential within the context of the established neighbourhood, intensification and sustainability policies of the City Public Consultation Session (October 2013) Neighbourhood invited to participate in establishing the design principles to guide the future redevelopment of the site Next Steps Urban planning/design firm to incorporate land use planning policy context, best practices for intensification, the five RFI submissions, and input from the neighbourhood to inform the development of design principles (July October 2013) Design principles to be incorporated within the final proposal evaluation criteria Report to Council establishing evaluation framework for the RFP (Nov. 2013) Request for Proposals (RFP) issued (December or January 2013/14) RFP responses received
Next Stpes RFP review/evaluation Review Committee to recommend preferred development proposal to City Council City to negotiate redevelopment plan/purchase offer with developer Developer to undertake municipal planning approvals which will include additional legislated community consultation opportunities Table of Contents 1 SITE DESCRIPTION 2 MOVEMENT + CIRCULATION 3 LAND USE 4 BUILT FORM 5 BEST PRACTICES 6 URBAN DESIGN AND DEVELOPMENT PRINCIPLES
SITE DESCRIPTION one The Site + Neighbourhood Context 8,100 m² (2 ac) SITE DESCRIPTION 220 metres frontage along Wright Crescent and Palace Road. four storey concrete block and brick construction building currently on the site, formerly operating as a convent. The existing building occupies a 5% of the site, with the remaining 95% vacant with paving and landscaping. context consists of single detached houses, townhouses, multi unit senior s housing, mid and low rise apartments, and institutional uses (i.e. churches, a public library, and a YMCA recreation centre) close to major arterial routes within the city close to public transit along Palace Road and Wright Crescent
Site Location DRAFT 7 WRIGHT CRESCENT Site Location 7 WRIGHT CRESCENT
YMCA Church School Library Church 7 WRIGHT CRESCENT Church SITE NE DESCRIPTION AT WRIGHT
N AT PALACE AND WRIGHT E DESCRIPTION AT WRIGHT SITE
N DESCRIPTION AT WRIGHT SITE S ON DESCRIPTION PROPERTY SITE
N DESCRIPTION AT WRIGHT SITE SITE DESCRIPTION SAT PALACE
N DESCRIPTION PROPERTY SITE N DESCRIPTION PROPERTY SITE
SITE NE DESCRIPTION WRIGHT Official Plan Policy Context Kingston Official Plan? The site is Designated Residential within the City of Kingston s Official Plan. Section 2.4.3, states that it is the intent of this Plan to achieve an increase in the City s minimum net urban residential densities through the following policies and minimum density targets: For the existing built up residential areas, a net urban residential density of 22 du/ha is established as the overall minimum density target. (d) For the peripheral areas of neighbourhoods located within the existing built up residential areas, higher densities are permitted subject to the Land Use Compatibility Principles of Section 2.7 and the Stable Areas and Areas in Transition policies of 2.6 of this Plan.
Official Plan Policy Context Location criteria for medium and high density residential uses within the Kingston Official Plan Official Plan S.3.3B.4 The locational criteria for medium density residential areas requires the following: a site that is appropriate given the context of surrounding land uses; adjacent to, or in proximity to, commercial areas; in an area that has access to public transit; and in proximity to parkland or open space Official Plan S.3.3.C.2 The locational criteria for high density residential areas requires the following: a site that is on the periphery of a low or medium density residential neighbourhood; adjacent to, or in proximity to, commercial areas; on an arterial or collector designed for public transit; and in proximity to parkland or open space Density Types Current density permitted for the site(60 du/ha)
General Urban Design Guidelines Respect the existing context. Appropriateness of massing and proportions. Diversification of housing types. Mix of uses where appropriate. Creation of second units in existing houses. Ensuring affordability. Provision of adequate parking facilities. Improvement of services and utilities. Provision of nearby amenities. Improvement of cycling facilities and transit services. MOVEMENT + CIRCULATION two
Road Hierarchy Transit Express transit service along Princess Street Regular transit service along Bath Road and Palace Road
Key Arterial Roads Bath Road 4 lane commercial corridor. Key Arterial Roads Sir John A. MacDonald Boulevard A 4 lane limited access arterial corridor.
Key Arterial Roads Princess Street A 2 lane (south of Bath Road) mixed use commercial main street Key Collectors Roads Palace Road Major north south connector to Bath Road to the north
Local Road Wright Crescent Bounding residential street LAND USE three
Open Space Public Parks Compton Park Located just outside of the 5min 400m walking radius of the site. Site
Private Open Space Local School Publically accessible private open space. Site Streetscape The Public Boulevard Generous public boulevard area with ample street trees and sidewalks. Site
OP: Land Use Structure Residential Main Street Commercial District Commercial Built Form Typologies Low Rise Medium Density within the area Site
Built Form Typologies Mid Rise Medium High Density within the area Site Built Form Typologies Mid Rise Medium High Density within the area Site
Built Form Typologies Pedestrian Oriented Retail Main Street commercial along Princess Street. Site Built Form Typologies Auto Oriented Retail Typical larger format retail along Bath Street. Site
four BUILT FORM DRAFT Figure Ground
Building Heights Surrounding Massing
Surrounding Massing five BEST PRACTICES
Best Practices Selkirk Waterfront Community, Jawl Development Corporation, Victoria, BC. A mix of 228 condominium townhouses and apartments, 45 non market housing, 41 assisted care units. Best Practices Selkirk Waterfront Community, Jawl Development Corporation, Victoria, BC. Typical 4 storey wood and brick construction apartment. Selkirk Waterfront Community, Jawl Development Corporation, Victoria, BC. Typical wood and brick structure.
Best Practices Daniels FirstHome, Long Valley, Mississauga. Daniels Home investment Program for renters, which provides a yearly credit towards a home ownership option. Best Practices Toronto Housing Company/Daniels, Regent Park, Toronto. A mix of rent geared to income, market condominiums, and affordable rental units.
Best Practices Affordable Housing/The City of Vancouver, Van Maren Construction, Yaletown, Vancouver. A mix of non market and condominium units. Best Practices Dockside Green, Victoria A mix of ground related townhouses and condominium apartments.
Best Practices Dockside Green, Victoria A mix of ground related condominium apartments. Best Practices Port Credit, Mississauga Pedestrian oriented townhouses with parking interior to the block.
Best Practices The Bridges, Calgary Ground related condominium apartments. Best Practices Mix of public open space and medium density residential typologies.
six Development Principles Design and Development Principles Medium Density In keeping with existing policy directions embedded in the OP for intensification. Provides an opportunity to intensify and maintain the character of the neighbourhood. Creates opportunity for a mix of typologies (open space and residential)
Design and Development Principles A Diversity of Typologies Building types (apartments/townhouses) Users (seniors, families, single households) Open space and parks (accessible, legible design, connected to the public realm) Design and Development Principles Continuity of Character Scale and Proportion. Ensuring the appropriate space or building size for the volume of use for the site, and in relation to the surroundings. Contextually sensitive to the surrounding built form context.
Design and Development Principles Mix and Variety Providing choice and ensuring vibrancy through the close proximity of compatible uses and building types. Design and Development Principles Visual & Physical Connectivity Providing a fine network of clearly defined and accessible linkages and visual landmarks across and between the site. CPTED (Crime Prevention Through Environmental Design) ensuring a transparent and legible site plan and architectural design to ensure a safe and accessible site.
Design and Development Principles Enclosure & Continuity Physically defining streets and open spaces and providing unifying features to create a visual cohesive environment. Design and Development Principles Walkable and Active Frontage Ensuring a vibrant and inviting pedestrian environment with constant visible activity, and calmed vehicular traffic.
Design and Development Principles Transition Ensuring harmonious relationships between different built forms and building scales and providing gradual shifts to mitigate against sun and shadow impacts. Applying the Criteria
Applying the Criteria Community Open Space With limited access to open spaces within a 5 minute walk, there is an opportunity to create a publically accessible open space within the development program for the site. Applying the Criteria Frontages Provide ground related frontages along busy Palace Road, keeping quieter residential frontage on Wright Crescent.
Applying the Criteria Setbacks + Sight Lines Maintain the existing setback line along Palace Road. Enhance the Park Street view corridor with a signature design element at the view terminus. Applying the Criteria Heights and Stepbacks Place higher building elements towards Palace Road and stepped back, as per the City s Urban Design Guidelines. This will reduce afternoon shadows onto the site. Transition heights away from surrounding built form.
Applying the Criteria Parking Locate parking to the interior of the lot, or below grade and explore parking typologies that accommodate the required number of parking while creating a pedestrian friendly parking area with landscaping, pedestrian circulation and pathways, low impact lighting, and buffered from the public realm. P Applying the Criteria Connected Public Realm Opportunity to provide enhanced pedestrian connections through the site, with other blocks, and to key transit and transportation routes such as Palace Road and Sir John A. MacDonald Blvd. P *
Applying the Criteria Community Connection Possible opportunity for future bus stop and connection for improved transit access and service. Community Connection Palace Road acts as the main spine, connecting 7 Wright to the rest of the city. Parking Locate parking in the rear and explore parking typologies to accommodate the required number of stalls. Frontages Provide active frontage along busy Palace Road, keeping quieter residential frontage on Wright Crescent. P * Community Open Space With limited access to open spaces within a 5 minute walk, the community may benefit from the creation of a publicly accessible private open space on site. Heights + Stepbacks Opportunities for added height should be kept to Palace Road and stepped back, as per the City s Urban Design Guidelines. Heights should transition into the surrounding residential fabric. Setbacks + Sight Lines Maintain the existing setback line on Palace Road. Capitalize on the Park Street view corridor by creating a signature element at the view terminus.