Urban Design Brief
120-122 Huron Street
120 Huron GP Inc.
City of Guelph
Zoning By-law Amendment
November 2017
Contents
1. Background ..................................................................... 2
2. Contextual Analysis ....................................................... 5
Location and Site Attributes.............................................. 5
Neighbourhood Context .................................................... 7
Design Policy Context .................................................... 10
3. Design Goals and Objectives ...................................... 11
4. Response to Policy Context ........................................ 12
Sustainable Urban Design (Section 8.1) ........................ 12
Public Realm (Section 8.2) ............................................. 12
Built Form (Section 8.6) .................................................. 13
Transition of Land Uses (Section 8.11) .......................... 18
Parking (Section 8.12) .................................................... 18
Access, Circulation, Loading, Storage (Section 8.13) .... 19
Landscaping (Section 8.17) ............................................ 20
Signage (Section 8.14) ................................................... 21
Lighting (Section 8.16) .................................................... 21
Safety (Section 8.18) ...................................................... 21
Public Art (Section 8.21) ................................................. 21
5. Conclusion ……………………………………………………23
Urban Design Brief | 120-122 Huron Street 2 GSP Group | ABA Architects | November 2017
1. Background
120 Huron GP Inc. is proposing to redevelop the property
municipally known as 120-122 Huron Road in the City of Guelph
(the “Site”). The redevelopment would re-purpose an existing
building as an apartment building and would add 9 townhouse
blocks on the balance of the Site, for a total of 182 units and 232
parking spaces (the “Proposed Development”).
A Zoning By-law Amendment (the “ZBA”) is required to permit the
proposed development. The proposed ZBA would rezone the site
from Specialized Industrial (B.4-1) to General Apartment (R.4A) with
site-specific regulations to permit Apartments, Stacked
Townhouses, and Cluster Townhouses, along with site-specific
performance criteria. An Urban Design Brief was identified as a
requirement for a complete application at the pre-consultation
meeting held on July 12, 2017 with the City of Guelph and
commenting agencies.
The Proposed Master Site Plan and 3D perspective are illustrated
on the following pages.
This Urban Design Brief:
o outlines the existing physical conditions of the Site and the
surrounding urban area, as well as the applicable design-
related policies affecting the site (Section 2);
o outlines the design goals and objectives for the site that have
guided the site and building design (Section 3); and,
o assesses the design response to the applicable design-
related policies for the site and describes how the proposed
development responds to this direction (Section 4).
Urban Design Brief | 120-122 Huron Street 3 GSP Group | ABA Architects | November 2017
The proposed Site Master Plan.
Urban Design Brief | 120-122 Huron Street 4 GSP Group | ABA Architects | November 2017
Perspective view of the site’s layout and building design looking from the northwest.
Urban Design Brief | 120-122 Huron Street 5 GSP Group | ABA Architects | November 2017
2. Contextual Analysis
Location and Site Attributes
The Site is a brownfield located in the south-east corner of Huron
Street and Alice Street in the City of Guelph. The site is 2.5 hectares
(6.1 acres) in area and has approximately 117 metres of frontage
along Alice Street and 204 metres of frontage along Huron Road.
The Site was historically used as a chemical manufacturing
company and quarry. There are four existing buildings on the Site.
The principal building is a four-storey former daylight factory (circa
1919) constructed of reinforced concrete with brick spandrels. That
building is on the City of Guelph’s Heritage Register and is
proposed to be preserved and adaptively reused as an apartment
building. The other buildings include a brick power house set back
from Alice Street, a metal-sided single-storey shed, and a brick
office/laboratory building fronting on Huron Street. These buildings
are proposed to be demolished to make way for remediation of the
Site.
The northern portion of the Site has a combination of sod, gravel
parking and service access areas. The southern portion of the Site
has a vegetated area with deciduous trees and shrubs. There are
scattered shrubs and trees along the eastern edge of the Site. In
terms of topography, the Site is generally flat.
Image: Location of subject site recognizing the current build-out and
urban form of the surrounding area.
Urban Design Brief | 120-122 Huron Street 6 GSP Group | ABA Architects | November 2017
Above: Former access and vegetated area at the southern portion of
the Site, on Huron Street
Above: The corner of Huron and Alice, and the 4-storey formerly
industrial building
Above: Other buildings present on the Site along Huron Street
Above: Rear portion of 4-storey building
Urban Design Brief | 120-122 Huron Street 7 GSP Group | ABA Architects | November 2017
Neighbourhood Context
The Site is located within an older neighbourhood east of Downtown
Guelph, and is surrounded by residential uses and supporting
community uses. The surrounding residential form predominately
consists of single-detached dwellings, but there are low-rise
apartment buildings nearby and amenities including schools,
churches, and a community garden. A spur line that connects to the
CN Railway abuts the east side of the Site and extends to the south
to service the Corning Canada manufacturing plant. Corning’s
employee parking is in the lot to the immediate south of the Site. A
vacant block that is serviced for a townhouse development is beside
the employee parking lot, at the intersection of Morris Street and
York Road. Lyon Park is within a 5 minute walk of the Site, located
on York Road.
Above: The streetscape along Alice Street near the Site Above: The Site’s location in relation to Downtown Guelph (top).
The streetscape along Huron Street near the Site (bottom)
Urban Design Brief | 120-122 Huron Street 8 GSP Group | ABA Architects | November 2017
The site’s immediately abutting context includes the following:
North: a series of 2-storey residential properties, including
single detached, semi-detached and multi-unit properties, as well
as the Sacred Heart Church at the northwest corner of Alice and
Huron.
West: A mix of 1 and 2-storey residential properties, one vacant
lot (proposed to be rezoned for park uses) and a community
garden.
Urban Design Brief | 120-122 Huron Street 9 GSP Group | ABA Architects | November 2017
South: A surface parking lot. East: A spur line that connects to CN railway.
The site’s contextual attributes do not present any significant design
challenges or constraints for the proposed development, as there
are no new buildings proposed taller than 3 storeys. The presence
of the railway to the east of the Site presents a minor constraint,
resolved by the provision of the appropriate 15 metre setback.
Above: The community garden located west of the Site, on Huron Street
Urban Design Brief | 120-122 Huron Street 10 GSP Group | ABA Architects | November 2017
Design Policy Context
The site is designated “Mixed Office/Commercial” in the Guelph
Official Plan. This designation permits a range of commercial and
office uses as well as multiple unit residential buildings including
townhouses and apartments. The OP permits a maximum building
height of 4 storeys. The apartment building is proposed to be
located within a heritage building that has been identified in the
Municipal Register of Cultural Heritage Properties. As such, the
Cultural Heritage Resource Policies of Section 4.8.1 apply to the
development. These polices require conservation and maintenance
of built heritage resources (Policy 4.8.1.8) and notes that the City
will ensure the conservation and protection of cultural heritage when
considering site alteration (Policy 4.8.1.12).
Section 8 of Official Plan, as amended by OPA 48, provides urban
design policy direction for new developments. which includes the
following relevant topics:
o Sustainable Urban Design (Section 8.1);
o Public Realm (Section 8.2);
o Built Form (Sections 8.6 to 8.8);
o Transition of Land Use (Section 8.11);
o Parking (Section 8.12);
o Access, Circulation, Loading and Storage (Section 8.13);
o Signage (Section 8.14);
o Lighting (Section 8.16);
o Landscaping (Section 8.17);
o Safety (Section 8.18); and,
o Public Art (Section 8.21).
Urban Design Brief | 120-122 Huron Street 11 GSP Group | ABA Architects | November 2017
3. Design Goals and Objectives
The design objectives for the Site are to:
1. Preserve and adaptively reuse a former
industrial building by renovating and
converting it into high quality living spaces.
2. Facilitate a compact urban form that fits with
the prevailing and planned lower rise intent
for the neighbourhood.
3. Orient stacked townhouse blocks toward
Huron Street to frame the street with an
architectural rhythm and frequency that
provides interest and human scale to the
pedestrian realm.
4. Incorporate residential building entrances
that are directly connected to public
sidewalks on the bounding public streets.
5. Accentuate the corner of Huron and Alice
through a combination of built form presence,
landscape treatments, and entrances to
emphasize the corner location.
6. Implement architectural design features that
contribute to the established community
character while providing variation in design.
7. Design parking areas in a manner that
contributes to an attractive streetscape by
providing screening from the public views
through landscaping efforts.
Aerial view of the site and building design
looking from the north.
Urban Design Brief | 120-122 Huron Street 12 GSP Group | ABA Architects | November 2017
4. Response to Policy Context
This section outlines how the proposed design of the development
responds to the relevant policy themes of Section 8 of the Guelph
Official Plan.
Sustainable Urban Design (Section 8.1)
The proposed development provides a compact urban
intensification on a brownfield industrial site in the St. Patrick’s Ward
neighbourhood. The Site is located approximately 1 kilometre from
Downtown Guelph (a 12-minute walk), and it has easy access to the
broader community with nearby transit stops, which will provide
residents with alternative transportation options and opportunities
for car-free or car-reduced lifestyles. While LEED certification is not
being pursued, site and building conservation measures contributing
towards the City’s Community Energy Initiative will be implemented
through detailed design, which will include dwellings that are
equipped with low flush toilets, low flow faucets and showerheads;
and incorporation of low VOC-emitting materials. LED fixtures will
be prioritized for indoor and outdoor lighting. Site lighting will have
automated controls that turn off with sufficient natural lighting, and
street trees will be planted where space permits to help create a
cooler microclimate. Landscape planting will be focused on species
that are native, hardy, and low maintenance.
Public Realm (Section 8.2)
The form of the 4-storey former industrial building is appropriately
human-scaled and provides a continuous street wall along the Alice
Street frontage. The pedestrian experience is enhanced with the
addition of the stacked townhouse blocks along Huron Street. Each
of these townhouse units include street-facing accesses as well as
at-grade covered spaces that provide interaction to the internal
street, together with balconies for upper storey units. The
combination of façade projections/recessions together with variation
in the use of colours and materials strives to ensure a dynamic wall
elevation that provides visual interest along Huron Street. Street
edge landscape treatment features along Huron Street and Alice
Street will establish a regular pattern of plantings lining the buildings
to soften the space for comfortable pedestrian use.
Street level interface enhanced through a combination of architectural treatment and outdoor space
Urban Design Brief | 120-122 Huron Street 13 GSP Group | ABA Architects | November 2017
Built Form (Sections 8.6 to 8.8)
Massing and Form
The existing building is positioned at the corner of Alice Street and
Huron Street, along the Alice Street frontage, with a setback of 2.0
metres from Alice and 10.6 metres from Huron. The length of the
building is 79.2 metres along Alice Street. The overall shape and
mass of the building is not expected to be modified significantly from
its original form. However, there will be additions to the façade such
as recessed balconies and visually enhancements through
architectural treatments and variation. The setback along Huron
Street provides opportunities for a landscaped corner and entrance,
as well as the addition of a new concrete sidewalk along this
frontage.
The existing building as it stands
does not fit within the 45-degree
angular plane from the centreline of
Alice Street. Given the as-built
nature of the existing building to be
adaptively re-used, this angular
plane condition cannot be changed.
The stacked townhouse units along
Huron fit the 45-degree angular
plane. Angular plane diagrams are
included on the following page.
Below: A view of the apartment building mass lining the Alice Street frontage of the site.
Urban Design Brief | 120-122 Huron Street 14 GSP Group | ABA Architects | November 2017
Above: the apartment building’s angular plane from Alice Street (left) and stacked townhouses from Huron Street (right)
Urban Design Brief | 120-122 Huron Street 15 GSP Group | ABA Architects | November 2017
Architectural Treatment
For the adaptive re-use, all four building elevations are designed
with a unifying architecture treatment that modestly enhances and
renovates the existing structure. Roof-top equipment will be
situated, and screened where necessary, to minimize views from
the abutting public streets at the time of detailed design. The
preliminary architectural design for the building includes the key
architectural elements on the below graphic.
Alternating arrangement of balconies (recessed, semi-recessed, open)
Details that complement the heritage industrial architecture of the building
Canopies that provide shelter and define main entrances to the building
Regular pattern of fenestration spacing and shapes
Use of light colours and brick coupled with building projections/recessions to break up visual mass along length
For the townhouse units, the architectural treatment will be
contemporary, with simple lines that are not overly decorated.
Windows will be spaced regularly and fenestration will be inspired
by the former industrial nature of the Site and the existing
building’s industrial vernacular. Balconies will be provided in
some elevations, as well as canopies and other detailing to
accentuate each of the facades. Sample elevations are provided
on the next page.
Urban Design Brief | 120-122 Huron Street 16 GSP Group | ABA Architects | November 2017
Materials
For the townhouse units, the preliminary elevations illustrate a
combination of darker and lighter brick for the townhouse blocks,
arranged with variation in their horizontal and vertical extent and
use. Darker railings for the balconies and window frames and doors
act as accents for the brick walls.
For the apartment building, the intent is to preserve and restore the
original materials to highlight its heritage value, or replacing them
with newer ones that follow the original design where necessary.
The elevations include red brick and solid white, as well as dark
metal accents for entrance canopies, balcony railings and
fenestration.
Urban Design Brief | 120-122 Huron Street 17 GSP Group | ABA Architects | November 2017
Urban Design Brief | 120-122 Huron Street 18 GSP Group | ABA Architects | November 2017
Transition of Land Uses (Section 8.11)
The proposed site design, building placement, and building design
provides an appropriate transition to abutting properties.
o To the north of the Site, the existing building’s form is not
changing through the redevelopment as no significant
additions are proposed to it.
o To the east, the proposed development is separated from the
railway by at least 15 metres per the applicable guidelines.
o To the south, the proposed development incorporates a
minimum 5 metre setback to the southern property line that
increases to 45 metres from east to west for the cluster
townhouses. The property to the south is currently a surface
parking lot.
o To the west, the proposed stacked townhouses are positioned
at least 4.5 metres to the property line. The adaptively reused
apartment building is approximately 10.6 away from the
property line. Landscaping and fencing along the western
edge of the Site along Huron Street, will soften the transition
to the other side of the street.
Parking (Section 8.12)
The Proposed Development includes 228 spaces in total, including
7 barrier-free parking spaces. The majority of surface parking is
positioned behind the apartment building and internal to the Site.
Parking for the townhouse units is provided within individual
garages and in driveways. Parking for the stacked townhouses is
provided as surface parking spaces located behind these blocks.
Most surface parking is located behind built form, in order to screen
such spaces from public view. The two portions where parking is
visible from the streets are not extensive, and there are areas
adjacent to them where landscaping can be provided to screen
views.
A total of 174 bicycle spaces is provided throughout the
development, adjacent to each of the townhouse blocks and the
apartment building. An internal bicycle storage room is provided on
the basement level of the apartment building for longer term
storage.
Urban Design Brief | 120-122 Huron Street 19 GSP Group | ABA Architects | November 2017
Access, Circulation, Loading, and Storage Areas (Section 8.13)
Vehicles will enter the site from either of two driveway accesses on
Huron Street, positioned at the southern edge of the Site and mid-
block aligned with Oliver Street.
Pedestrians can enter the site from either
the Huron Street or Alice Street frontages.
A walkway from the Alice Street public
sidewalk leads to the interior parking lot
and the rear of the apartment building. A
walkway leads from the Huron Street
proposed sidewalk and continues toward
the principal entrance to the building and
parking area, providing barrier-free access
to the main building entrance on the south
building wall. As well, there is a walkway
along the north side of the central amenity
space that provides a direct route from the
parking area to the main building entrance
on the west building wall. An outdoor
loading area is provided for the use of
residents at the southeast corner of the
building. The garbage storage room
areas for the apartment building is
internalized on the south side of the
building.
Some of the stacked townhouse units
have pedestrian entrances along the
Huron Street frontage, and with the
balance accessed through the internal
private roadway and parking areas. The
townhouses are accessed through
individual driveways through the interior
private roadways.
The circulation throughout the Site is efficient and organized. Pedestrian circulation is shown in pink and vehicular circulation in orange.
Urban Design Brief | 120-122 Huron Street 20 GSP Group | ABA Architects | November 2017
Landscaping (Section 8.17)
A detailed landscaping plan will be prepared as part of
the detailed design stage. As part of this landscaping
plan, it is expected that
o The Huron Street and Alice Street frontages will be
planted with a combination of street trees (where
space permits) as well as ground plantings at the
building bases to soften building edges.
o The corner of Alice Street and Huron Street will be
landscaped to complement and accentuate the
heritage industrial architecture of the apartment
building.
o Additional landscaping will be provided throughout
the development and in two large amenity areas
located at the east and south portions of the Site.
o A dry stormwater pond is proposed at the south edge
of the Site that could also be planted with certain
drought and flood tolerant species. Plantings along
the site’s shared perimeter boundaries will include
deciduous and coniferous trees as well as privacy
fencing.
o Each of the townhouse units will have a private
backyard space.
o The selection of plant material will focus on those
that are native, hardy, low maintenance, and provide
diversity of color and interest throughout the
seasons.
Detail of the coloured site plan illustrating preliminary landscaped areas.
Urban Design Brief | 120-122 Huron Street 21 GSP Group | ABA Architects | November 2017
Signage (Section 8.14)
Municipal address signage and site identification signage at the
detailed design stage will be scaled and designed to fit with the
proposed architectural character and image of the development.
Lighting (Section 8.16)
Lighting plans at the detailed design stage will address lighting
emphasis points and appropriate lighting levels. These emphasis
points include building entrances, the corner forecourt area, the
corner of Alice and Huron, the parking area, the common amenity
area, and streetscapes and walkways through the site.
Safety (Section 8.18)
The proposed development has been designed with considerations
for ensuring natural surveillance opportunities through the site’s
public areas and spaces. Open, unobstructed sightlines are
maintained with the stacked townhouse placement lining the Huron
frontage and across the site’s interior. A regular rhythm and pattern
of windows on the building elevations provide visibility to front areas
abutting Alice and rear areas in the parking area. At-grade terraces
and upper storey balconies in the apartment building and
townhouses provide additional surveillance opportunities of the
abutting public and internal private spaces of the Site. Landscape
design at the detailed design stage will balance delineating public
versus private space through plantings and landscape treatments
with the need for maintaining appropriate sight lines. Lighting plans
at the detailed design stage will provide appropriate lighting levels
for pedestrian activity areas, including building entrances, parking
areas, and outdoor spaces.
Public Art (Section 8.21)
Public art has not been explored at this point for the proposed
development. The landscaped forecourt at the corner of Huron and
Alice provides an appropriate location and sufficient space should a
public art installation be considered.
Urban Design Brief | 120-122 Huron Street 22 GSP Group | ABA Architects | November 2017
Rendered view of the adaptively reused apartment building from the corner of Huron and Alice Streets.
Urban Design Brief | 120-122 Huron Street 23 GSP Group | ABA Architects | November 2017
5. Conclusion
The Proposed Development provides a high quality of urban design
by being an infill project that adaptively reuses a former industrial
building and adds additional housing units to the Site in the form of
stacked and traditional townhouses. The compact form of the
development is compatible with its surroundings and provides an
appropriate level of intensification in proximity to transit and
Downtown Guelph.
The architectural quality of the townhouse blocks complement the
heritage industrial nature of the apartment building, creating a
cohesive, attractive development that enhances the neighbourhood
by positively impacting the public realm. With the addition of a
sidewalk along Huron, as well as having units facing the public
streets, natural surveillance is increased along internal and public
streets. Overall, the Proposed Development is an example of good
urban design.
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