Kassner Goodspeed Architects Ltd. 11 March 2015 Ms Jillian MacLellan, Planner 1 Planning Application, Community Development Halifax Regional Municipality P.O. Box 1749 Halifax, NS B3J 3A5 Re: Case 19281, Mixed-Use Development 2032-2050 Robie Street, Halifax NS Jillian; On behalf of Westwood Developments, we submit a redesign for this project. The following information in offered in response to the concerns identified in the Council Resolution of June 10 2014 and as summarized your correspondence on 10 January 2014. The specific design changes are outlined below and delineated in the revised drawings. An electronic copy of the revised design drawings, the shadow animation, and shadow analysis stills are included with this submission. The lands at 2032-2050 Robie Street have a combined area of 25,230 sf. (2,345sm) The parcel has 200 (61m) of frontage on Robie Street, across from the Halifax Commons to the east. Development is controlled under the Peninsula Centre Section of the Halifax Peninsula Land Use Bylaw. The property is currently zoned R-3, High Density Residential Our commission is to study alternatives for a re-development of these properties. Following on the HRM Centre Plan initiative, the owner had identified an opportunity for a mixed use project on these lands, in keeping with the HRM goal of increasing the residential density of peninsula Halifax. The design brief included an entrance court at ground level, hotel space use above to streetwall height, with the residential suites set back above this level. The intent is to provide hotel space as the commercial use, combined with high density residential to capitalize on the proximity of the site to major urban open spaces, the nearby medical QE2 medical complex, and its well served location on the urban transportation network. The design concept was developed in the spirit of the Center Plan initiative introduced by HRM, featuring a well detailed streetwall mass, setbacks for the residential floors and compact floor plates. Following from this the proposal includes more building volume and residential density than permitted under the current zoning regulations. This is in line with the stated aim of increasing the residential density in peninsula Halifax. The immediate environs include several other structures of similar size. In summary we submit that this project is an appropriate redevelopment proposal for an under-utilized site in the urban core, located on a major arterial street, adjacent to a commercial district and across from a major open space. Suite 200-5663 Cornwallis Street, Halifax, NS, B3K 1B6 tel: (902) 422-1557 fax: (902) 422-8685 email: kgarch@kgarch.ns.ca Richard M Kassner MRAIC MNSAA MAAPEI MAANB MCSC Daniel B Goodspeed MRAIC MNSAA MAAPEI MAANB
The design rationale for the project can be summarized as follows: URBAN DESIGN The revised designs features a tower with 112 apartment suites centered on top of a 4 level base structure which incorporates an 81 unit hotel and 1000 sf of ground level commercial space. Parking for 93 cars is provided on 2 underground parking levels. An additional 13 cars are accommodated in the ground floor courtyard, for a total of 106 parking spaces. The ground floor layout has been revised to bring the public uses to the sidewalk, with the vehicle and service traffic moved to the rear of the site. The hotel lobby, the residential lobby and a small commercial storefront directly address the sidewalk, creating three blocks separated by vehicle driveways. The residential entrance is prominently expressed at the center of the streetwall. The streetwall height relates to the streetwall proposed for the re-development of the adjacent lands at 6009 Quinpool Road, The 2 storey parking structure originally planned for the west side of the property has been removed, leaving only single storey volumes at each end on the site addressing the adjacent small scale structures abutting the site along Parker Street. The ground floor vehicle court is thus open to the neighboring Parker Street properties on the west side, allowing Commons views, natural light and ventilation. The total amount of parking provided has been reduced to 106 spaces The hotel space is organized on the three floors immediately above the entrance storey. This volume extends the full width of the property with 0 setback from Robie Street and a 20 foot (6m) setback from the rear (west) property line. This creates a 50 foot (15m) streetwall along the Robie frontage, consistent with the centre plan initiative. Access to the commercial space is by a dedicated elevator bank, completely separate from the residential access. The commercial block features large window bays on the east and west facades The width of the residential tower portion has been reduced, creating a slim mass with 6 units per floor. (reduction from 8 ). The residential suits are organized on 18 typical floors above the commercial space. These floors are set back approximately 5 feet (1.5m) from the Robie Street streetwall face, with a 24 foot (7.3m) setback from the rear property line and 52foot (16m) setbacks from the side property lines. The typical floor includes a 1 bedroom suites at 750sf, a 2 bedroom suite at 930 sf each and four two bedroom +den corner suites at 1200sf each. Each suite has a private balcony. The balconies are integrated into the corners of the tower mass or partially recessed in the longer facades. The top two residential floors are setback again from the main residential volume and organized as 4 large penthouse suites at 2,000 sf each. Each penthouse has a private terrace area. The penthouse levels are used to express a top for the design. The height of the building has been increased to 25 floors at 260 feet (79.2m) overall.. The shadow animation has been revised to reflect the slimmer and taller tower mass.
An amenity floor has been added at level 5 of the structure. This allows us to capitalize on the extended landscaped roof area of the streetwall mass. The residential tower is raised one floor above this roof level. On the new amenity level, a large glazed common room is located to the east face of side of the tower, overlooking the commons. The common room wall is recessed from the perimeter of the tower to create covered deck area. The common room is flanked by hard surfaced terraces. To the west side on the amenity level accommodates mechanical space serving the hotel levels below. In this concept, the mechanical room can be located on a non-residential floor, improving acoustic separations for the both the hotels rooms below and the residential suites above. Aside from this common amenity floor and private balconies for each suite, tenant amenities include the main lobby area, meeting room, tenant storage lockers, and secure bicycle storage areas. The characteristics of the building form provide the basis for mitigating ground level wind impacts. Downdraft wind effects generated by the tower mass are blocked by the projection of the base structure at the fourth floor level. The articulation of the tower walls combined with the recessed 5 th level tends to disrupt the wind flow around the tower perimeter. Minimal wind impacts are anticipated in the pedestrian realm. The site is not large enough to allow the practical development of two slimmer tower masses with setbacks and separation distances as envisioned in the Regional Centre Plan. The original single tower mass concept, with articulation suggesting twin volumes has been retained. The shadow study illustrates and quantifies the overshadowing impact of the mass as proposed on the adjacent park spaces HALIFAX WATER These recent revisions to the project design have no significant impact on the Sewer Generation calculations previously prepared by SDMM. The requirement for a sampling manhole will be addressed as detailed design proceeds All existing laterals not being used in the redeveloped property will be capped at the mains ENGINEERING These recent revisions to the project design have no significant impact on the traffic study previously submitted. Two driveway cuts will be installed in accordance with Streets By-Law S300. Unused driveway cuts will be re-instated. To accommodate the proposed circulation on this tightly constrained site will require the removal of one existing street tree. This will be offset be the planting of additional street trees in the municipal right of way All power along the street frontage is to be installed underground
DEVELOPMENT A new site plan drawing has been added to the submission, appropriately annotated. The drawing set has been coordinated. A site plan has been added, and a development summary has been prepared, quantifying the number and type of residential units, commercial space, amenity areas, open space and parking by floor level. The shadow study has been enhanced to highlight the incremental change in shadowing of the adjacent public open spaces, including the Parker Street Park, the Halifax Common, the Skating Oval and the Urban Farm. A full wind study is to be commissioned as the approval process proceeds. We believe that to be valid, the study must include proposed developments on adjacent sites. Electronic copies of the architectural drawings and shadow animation is included with this letter. We trust this information appropriately responds to the issues raised in your review. Yours truly Dan Goodspeed, Architect FRAIC KASSNER/GOODSPEED ARCHITECTS 1305 Planning App revised 5 March 2015 Cc Westwood Developments Ltd Encl.