2130 2136 New Street Proposed Redevelopment Architecture & Urban Design Brief Prepared By: Cynthia Zahoruk Architect Inc. 3077 New Street, Burlington, ON, L7N 1M6
TABLE OF CONTENTS Background and Objective 3 Vision and Design Principles 3 o Vision o Design Site Analysis 4 o Context o Existing Context photos o Natural and Environmental Features o Existing Structures DESIGN CONSIDERATIONS 9 o Site Design Concept o Building Use o Street and Block Pattern o Buildings Placement o Buildings Mass within the Neighbourhood o Vehicular & Pedestrian Circulation o Parking o Building Height o Setbacks o Exterior Materials o Exterior lighting o Landscaping Treatment and Planting Conclusion 12 Architectural drawings 13 September 8, 2017 2130 2136 New Street P a g e 2
2130 2136 New Street Proposed Redevelopment Background and Objective Desrochers Development Inc. engaged Cynthia Zahoruk Architect Inc. (CZAI) in May of 2017 as architectural consultant for this proposed Condominium development located on 2130-2136 New Street, Burlington, ON and this urban design brief is an integral component of the Site plan approval process. This report provides a description for the vision and design principles for this development, including the building, streetscape and relationship with the neighboring buildings, addressing both the owner s and the public needs. VISION AND DESIGN PRINCIPLES: Vision The design for 2130-2136 New Street will provide 6 Condominium detached units. The project design should provide for a more up-to-date and modern lifestyle for the new residents while maintaining the heritage aspect of the neighbouring homes. Design A design problem needs to address multiple issues; the needs of the client and the neighbours, the nature of the site, the servicing realities of the building program and many other factors that must be acknowledged in the final solution. The proposed design for 2130 2136 New Street is a direct response to the needs expressed by the client, the concerns of the City planner and those anticipated by the neighbours over the course of the design development and planning application period. Some of the key operational drivers as defined by the client include: Provide primarily three-bedroom condominium units geared to small families and empty nesters. Provide one and a half car garage and double driveway for sufficient owners and visitors parking Provide small office space on main floor Enhance New Street elevations to enhance the streetscape and evoke traditional details. Use materials that are low maintenance, cost effective, sustainable and promote operational efficiency. September 8, 2017 2130 2136 New Street P a g e 3
THE SITE ANALYSIS: Context The assembled site is bounded on the north by New Street and on the south by single family houses fronting Swanson Court and apartment buildings on the West. The closest major intersections are Guelph line on the east side and Brant Street on the west side. The site is quite large with an area of 0.26 ha (2650 sq.m) and has a 49.5m frontage and over 51m in depth. The large size makes it reasonable for redevelopment. Fig 1: Key map 2130 2136 New Street Fig 2: East View Fig 3: West View September 8, 2017 2130 2136 New Street P a g e 4
Proximity to the Lake and Downtown Burlington as well as a mix of co-op housing, offices, restaurants, institutional uses and single family housing make this area unique and eclectic. Development pressure is approaching New Street from all directions as the need for intensification in Burlington increases. The quality of the existing 50 year old single family residences in this area is varied, from low to high quality on the south and north sides and a mix of commercial and institutional uses to the west. For the most part the existing buildings along this stretch of road are past their usable life span and a need for renovating this part of the City gives this project a high opportunity for success. The site location is within walking distance of Downtown Burlington, the Lake, parks and employment opportunities planned in the Downtown area. There are many off site amenities within walking or biking distance or easily accessible via local transit including libraries, parks, shopping, recreational and cultural facilities. In the area there are several other new development projects consisting of small and mid-rise rental and condominium apartments with retail, community and commercial use at grade. Residents are able to walk or bike everywhere since there are a lot of services close to their homes as well as a Centennial bike way and using a car is less necessary for the everyday use with a walkability score of 85 and transit score of 43. The deemed right of way on New Street is 30m, with an actual width of +/- 20m in this part of the street, with requirement for a road widening as shown on the proposed site plan. The clear and defined streetscape along this portion of New Street should enhance the pedestrian experience. In addition, maintaining a high percentage of green space on the property aids in developing the desirable, pedestrian friendly landscape corridor. Currently this site falls under Residential low Density designation. The development is complying with the official plan designation. Mid-size residential developments are key to the success of the neighbourhoods of New Street. The proposed buildings intend to comply with the Halton Region official plan, the City of Burlington Official Plan as well as the residential character of the area. It is important for the proposal to respect the character of the community through its built form and architectural style. September 8, 2017 2130 2136 New Street P a g e 5
Fig 4: City of Burlington, Zoning by-law mapping Natural and Environmental Features There are several city-owned street trees on the property frontage. This mature canopy will be maintained where possible as it gives the public pedestrian realm a consistent scale. The buildings have been positioned in order to have the least impact on joint property line trees and provide privacy. Additional proposed planting will enhance the development where existing trees will need to be removed. The site is relatively flat and therefore will present no challenges with regard to site drainage. Existing Structures Two existing single family residential buildings, past their life span, are located on the site and will need to be demolished to make way for the proposed buildings. September 8, 2017 2130 2136 New Street P a g e 6
DESIGN CONSIDERATIONS Site Design Concept The proposed design was guided by the City of Burlington s Site plan guidelines. In addition to addressing the requirements of the future residents, the buildings form and materials respond to the surrounding context, respects the prevailing traditional character of the neighbourhood and also create a presence along the streetscape; hence providing the required balance between open spaces, built form and public realm. The final architectural style of the project is designed with a natural colour palette and building materials are similar to the regional character of Burlington. Fig 7: Proposed Site Plan September 8, 2017 2130 2136 New Street P a g e 7
Building Use The development proposes 6 two-storey detached condominium units. The ground floor consists of family room, kitchen, study, powder room and a one and half car garage. Second floor consists of Master bedroom with ensuite and walk-in closet, 2 other bedrooms, bath and laundry. The basement provides a family recreational room and ample storage. See Architectural Drawings attached. Street and Block Pattern The proposed buildings are located close to the front property line and oriented to provide a well-defined street edge, enhanced end elevations along New Street and therefore a more attractive urban streetscape. Buildings Placement The buildings are placed close to the street edge to the north of the site in order to reinforce the pedestrian-to-building connection. The main entrance of the end units are fronting on New Street and wrapped around the building to enlarge the entrance. Porch gables face new street. No garage doors are facing New Street. Fig 8: New Street Elevation The elevations along the internal access are varied in appearance to give each unit a unique identity. Fig 9: Internal Access Elevation September 8, 2017 2130 2136 New Street P a g e 8
Vehicular & Pedestrian Circulation Vehicular access is through a 6.00 m wide common driveway from New Street acting as the main entrance and allows two-way traffic. Pedestrian connection is provided from New Street sidewalk to the site. Vehicles Access Pedestrian Access Fig 10: Site Plan - Circulation Parking Parking is provided as a one and half car garage and a double driveway to allow for enough parking for unit owners and their visitors. Building Height All 6 units are two storeys in height with vertical features (Stone chimneys) and entrance canopies to provide transition in scale and compatibility with adjacent buildings forms and zone requirements. Internally the rooflines are designed to give impression of a one and a half storey in order to mitigate height at close range. September 8, 2017 2130 2136 New Street P a g e 9
Setbacks Proposed Setbacks aim to ensure privacy and landscape design are maintained and respected. They are consistent with the adjacent homes as well. At the nearest points, proposed setbacks are as follows: 3.00m minimum from front lot line for Unit 1. 6.00m minimum from Side lot lines for all units. 3.00m minimum from rear lot line for units 3 & 6 Exterior Materials The buildings incorporate similar traditional architectural features as the surrounding buildings, using cornice mould, stone bases and siding, which help provide texture and detail that are in harmony with its context. All of these elements add richness to the streetscape. Exterior lighting Accent lighting over the units main entrances and garages will provide soft illumination of the facades and illuminate the access driveways and provide security. Landscaping Treatment and Planting This area is rich with mature trees along the street wall; and the buildings are placed in a manner that will minimize the need for tree removals. In case some of the trees need removal to allow for the proposed development, compensation planting will take place to ensure the continuity of the existing streetscape. Landscape buffer of 3.00m min. at the four sides of the property is also provided. Conclusion This proposed development is compatible with its surrounding context, pedestrian friendly, adds renewed character to the street and brings more families closer to the core area of Burlington. Cynthia Zahoruk, OAA, MRAIC, AIA, LEED AP September 8, 2017 2130 2136 New Street P a g e 10
Architectural Drawings for the Proposed Development are attached. September 8, 2017 2130 2136 New Street P a g e 11