URBAN DESIGN BRIEF 50 KING STREET - Middlesex County · section 1.0 - land use planning context | 50 king street | urban design brief The site is the subject of an application for

URBAN DESIGN BRIEF

50 KING STREETLONDON, ONTARIO | SEPTEMBER 02, 2015

1SECTION 1.0 - LAND USE PLANNING CONTEXT1.1 Subject Lands 1.2 Proposed Development 1.3 Design Goals and Strategies 1.4 Design Response to Reference Documents 1.5 Existing Site Plan1.6 400m + 800m Site Radii 1.7 Site Photos and Surrounding Context

11SECTION 2.0 - DESIGN PRINCIPLES AND DESIGN RESPONSES 2.1 Conceptual Design2.1.1 Building Organization2.1.2 Building Massing2.1.3 Site Design2.1.4 Building Design 2.2 Public Realm 2.3 Sustainability

TABLE OF CONTENTS

19SECTION 3.0 - SUPPORTING FIGURES, DRAWINGS AND ILLUSTRATIONS 3.1 Site Plan and Ground Floor Plan 3.2 Typical Raised Parking Level 3.3 Typical Office Level3.4 Typical Residential Level3.5 Overall Site Organization3.6 Building Components3.7 Landscape Components3.8 View Looking West from Covent Garden Market Square in Front of Budweiser Gardens3.9 View Looking West From King Street3.10 View from the Corner of Ridout Street and Dundas Street3.11 View Looking West to the Great Lawn and Pedestrian Gateway to the Forks3.12 View from the Corner of Ridout Street and King Street3.13 View from King Street Bridge3.14 View from the Forks of the Thames3.15 View East from the Terrace3.16 West Elevation3.17 South Elevation3.18 East Elevation3.19 North Elevation3.20 East-West Section3.21 North-South Section through the Passage3.22 Street Section Through King Street at Podium Base3.23 Street Section Through Ridout Street at Podium Base3.24 Sun Studies

URBAN DESIGN BRIEF | 50 KING STREET | SECTION 1.0 - LAND USE PLANNING CONTEXT 1

The following Planning and Guideline Documents were used in the preparation of this Urban Design Brief:

• City of London Planning Report; • Heritage Impact Assessment; • Provincial Policy Statement;• City of London Official Plan;• Downtown Master Plan;• Downtown London Heritage Conservation District Plan;• Downtown Design Study – Design Guidelines;• Thames Valley Corridor Plan;• Urban Design Brief Terms of Reference;• Sketch Up file for the area surrounding 50 King Street; and• Consent and Zoning Applications.

1.1 SUBJECT LANDS

The subject lands are located at 50 King Street on the northwest corner of Ridout and King Streets. The subject lands are an irregularly shaped parcel with a site area of 0.516 hectares, a frontage of 56.5 metres along Ridout St., and a frontage of 91.3 metres along King Street. The surrounding land uses are:

• To the north - Community Facility (Art Gallery) and Historic Courthouse• To the south - Residential and Office• To the east - Stadium (Budweiser Gardens)• To the west - Ivey Park and Thames River

The Official Plan Designation is Downtown.

The Existing Zoning is Community Facility (CF1) Zone and a Downtown Area (DA2*D350*H15) Zone

PLANNING HISTORY: The subject site is owned by the County of Middlesex (the County) and known historically as the ‘Courthouse Block’. The site is comprised of the existing historic Courthouse and Gaol which houses the Middlesex County Administration Offices, the 3-storey office building used by the Middlesex London Health Unit and surface parking near Ivey Park.

The Middlesex London Health Unit will be demolished to create the space required for the proposed new construction. The existing building at 50 King Street is leased to the Middlesex London Health Unit which expires in 2016 with an option for an additional five-year renewal. When the lease for 50 King Street expires, it is the intention of the County of Middlesex to redevelop this property.

The subject lands are located within the Downtown Heritage Conservation District and feature a Heritage listed structure under the Ontario Heritage Act. The district is designated under Part V of the Ontario Heritage Act and land use decisions in this district are, in part, guided by the Downtown Heritage Conservation District Plan.

1.0LAND USE PLANNING CONTEXT

SECTION 1.0 - LAND USE PLANNING CONTEXT | 50 KING STREET | URBAN DESIGN BRIEF 2

The site is the subject of an application for consent under the Planning Act (B.012/114). The proposal is to sever one lot of 5,162m2 for the purpose of a future multi-use building, and retain 10,726m2 for the purpose of existing office uses. The Consent Authority issued a provisional consent decision on July 18, 2014 with conditional approval based on the fulfillment of 8 conditions; one of which requires the Z.-1 Zoning Amendment to be in full force and effect to permit the use.

Also of importance to note, beginning in 2009 the City initiated a process to develop a Master Plan for the Downtown. The Draft Downtown Master Plan was approved by Council in June of 2013 and is intended to set the context for future public and private sector investment in the downtown.

1.2 PROPOSED DEVELOPMENT

Middlesex County is requesting a change to the existing Zoning By-law Z.-1 from a Community Facility (CF1) Zone and a Downtown Area (DA2*D350*H15) Zone to a Holding Downtown Area Bonus (h_DA1*D350*H90*B) Zone to permit an expanded range of commercial, service, office, parking and residential uses (above the first floor) in a mixed-use building with a bonus zone which would allow for a maximum density of 900uph and a maximum height of 110 metres in return for the construction of a specified building design which provides for enhanced amenities and design features.

The purpose and effect of the recommended Zoning By-law amendment is to allow for the development of a 110 metre mixed use apartment building with commercial, retail, restaurant, entertainment, office and residential components.

The proposed development will be facilitated through a holding provision, Design Performance Measures and a site-specific bonus zone which will allow for an increased density of 750 units per hectare and a maximum height of 110 metres in return for construction of a high quality building design which provides for enhanced amenities and design features, which will be consistent with the intent of the Downtown Design Guidelines.

1.3 DESIGN GOALS AND STRATEGIES

Design Goals:

1. Add value to the Fork of the Thames, one of the Transformational Projects identified London’s Downtown Master Plan, by creating dynamic spaces for activities throughout all seasons and hours of the day. Draw people into and through the site to the Thames. Capitalize on the energy before and after Budweiser Garden events.

2. Create a landmark building which will redefine how people think about Southwestern Ontario.

3. Create a building that will make economic sense by affordability and appeal to potential public/private partnerships.

1.0LAND USE PLANNING CONTEXTcontinued


Design Strategies:

1. Create a design that will respond to the surrounding context through massing, connecting links, view corridors, and a defined sequence of outdoor spaces.

2. Create a design that will weave together the interior and exterior spaces to promote and encourage a dynamic interaction between program and site.

3. Create a design that will respectfully respond to the adjacent historic courthouse and site.

1.4 DESIGN RESPONSE TO REFERENCE DOCUMENTS

The Draft Downtown Master Plan provides principles by which private development applications should contribute to the overall vision for the Downtown. Two of the tools described in the Master Plan will have a significant impact on the development of 50 King Street. The first is the identification of this site as one of Downtown London’s Transformational Projects, where direction is provided on “specific areas of the Downtown as it relates to public investment in order to implement the Plan and Actions of the Downtown Master Plan; ultimately improving the overall experience for visitors and residents alike in Downtown London”.

At the heart of Transformational Project 2, the Forks of the Thames will be 50 King, the catalyst for change on this significant site that is described as follows. “The founding place of London and one of the City’s preeminent public spaces is a strong and vibrant attraction for Londoners and visitors alike. This project will revamp the River’s edge helping Londoners to re-engage the Thames River. It will also provide a stronger connection from the River to the remainder of the Downtown. This connection will link London’s waterfront to its Downtown area providing great amenity for central city residents, business and visitors, as well as providing a vibrant asset for the entire City.”

The second tool includes six actions and initiatives supporting the development of Transformational Projects. The 50 King Street project will directly contribute to five of the six actions that will help to solidify and enhance Downtown London as the City’s face to the world, a vibrant destination, and a unique neighbourhood. These actions and initiatives include:

Action 2: Reconnect with the Thames RiverAction 3: Better Connect Downtown With the CityAction 4: Greening Our DowntownAction 5: Building a Great NeighbourhoodAction 6: Create Buzz

Refer to Section 2 Design Principles and Design Responses, and Section 3 Supporting Figures, Drawings and Illustrations for details on how the 50 King Street project will play a major role in a vibrant life experience of Downtown London.



1.5 EXISTING SITE PLAN1.0LAND USE PLANNING CONTEXTcontinued


1.6 400M + 800M SITE RADII1.0LAND USE PLANNING CONTEXTcontinued



1.7 SITE PHOTOS AND SURROUNDING CONTEXT

VIEW LOOKING SOUTH FROM THE CORNER OF QUEENS AVE. AND RIDOUT ST.

VIEW LOOKING EAST FROM KENSINGTON BRIDGE

VIEW OF IVEY PARK FROM KENSINGTON BRIDGE PAVILION IN IVEY PARK AND STAIR TO HISTORIC COURTHOUSE



IVEY PARK VIEW FROM KING ST. BRIDGE

VIEW FROM WHARNCLIFFE RD. BRIDGE IVEY PARK



SOUTH SIDE OF HISTORIC COURTHOUSE

HISTORIC COURTHOUSE AND STONE RETAINING WALL HISTORIC COURTHOUSE MAIN ENTRANCE



KING ST. LOOKING WEST CORNER OF KING ST. AND RIDOUT ST.

EXISTING TERRACED PARKING NORTH SIDE OF EXISTING HEALTH UNIT

11URBAN DESIGN BRIEF | 50 KING STREET | SECTION 2.0 DESIGN PRINCIPLES AND DESIGN RESPONSES

2.0DESIGN PRINCIPLES AND DESIGN RESPONSES

2.1 CONCEPTUAL DESIGN

2.1.1 BUILDING ORGANIZATION

1. THE COURTHOUSE AXIS: The ground floor of the historic courthouse is organized on a central spine that runs in a north south direction, ending at a door opening out onto cascading stairs at the south end. The proposed design of the new building further develops this strong idea. Extending the spine through the site organizes the building’s planning at grade, creating a midblock entry on both the north and south sides of the building and defining the central passage through the ground floor.

2. THE VERTICAL CONNECTOR: Centered on the courthouse axis is a vertical connector that acts as a light well connecting each level from the underground parking to the uppermost office floor. A communication stair spirals around this space at all levels, framing views to the terraces, courthouse and city beyond.

3. THE CENTRAL PASSAGE: At the ground floor, the central passage extends the courthouse axis. By cutting through the plan on an angle, a view is created through the entire building – from King Street north to the courthouse beyond – to the building components above, the pedestrian activity on Dundas Street, and the front lawn of the courthouse. This view corridor also provides visual connections to the courthouse front lawn that continues past the corner of Dundas Street and Ridout Street. On the south end, the central passage it is anchored by the residential tower above which touches down at this point to create the front door of this project component. At the north end, an overhead cantilevered building element folds down, grounding this end of the passage and creating a pedestrian entrance for the office component.

4. ENTRANCES: The central passage acts as common space for the new building, a space onto which retail and commercial elements can spill, with pedestrian entrances on both the north and south sides. The passage also acts as the formal lobby and entrance for both the residential and office components above. Aligned with the central vertical connector are two elevator shafts which straddle the passage, one dedicated to the offices and the other to the residential floors above. Parking below and above is accessed through the central vertical connector and elevators on either side.

5. COMMERCIAL SPACE: Commercial space wraps around the entire ground floor. Locating entrances in the midblock passage allows the Ridout Street façade to be dedicated to commercial space without interruption. Along King Street, commercial frontage extends from Ridout Street to the central passage. A wider pedestrian zone between the building and King accommodates spill-out patios and functions as a forecourt to the residential entrance beyond. Facing the new lawn and historic courthouse, the north side extends the full length of the building, being interrupted only by the central passage. On this side the commercial space can spill-out onto dedicated terrace areas. At the east end, the building above forms a sheltered terrace that offers views west towards the Thames River and beyond. The ground floor of the west façade is dedicated to commercial space. A west-facing terrace that overlooks terraced seating and the Forks, provides space for commercial activities to spill onto. At the south-west corner, the building above overhangs to create a covered terrace.

6. PARKING: One level of below grade parking is provided beneath the entire site. Access to this parking is located below the green terrace to the west of the building via a driveway from King Street which ramps down to an overhead door. Above the ground floor commercial space, two additional levels of parking are provided with a dedicated entrance from King Street just west of the entry passage and residential front door. The building above overhangs this area to create a sheltered pedestrian route to the

12 SECTION 2.0 DESIGN PRINCIPLES AND DESIGN RESPONSES | 50 KING STREET | URBAN DESIGN BRIEF

2.0DESIGN PRINCIPLES AND DESIGN RESPONSEScontinued

river and park, as well as a portico-like entrance to the parking that reduces its impact on the street edge. Building services, such as receiving and drop-off, are also accessed at this point. This location and overhang also provides protection from the prevailing north winds.

7. THE BASE: The combination of ground floor commercial space, central passage and two levels of parking above shapes a 3-storey base to the project. The office and residential building components above overhang and intersect this base to create outdoor rooms and terraces plus define entrance gateways.

8. UPPER ATRIUM: Centered on the courthouse axis, the vertical connector directs daylight into the upper atrium down to the underground parking below. The upper atrium sits above the base and is aligned with the historic courthouse. Access to the upper terrace that sits on the roof of the base below is through this space. The atrium acts as a connecting link between the two office wings and provides views through the building and uninterrupted views to the south. A slender building component, the atrium reduces shadow impacts on the historic courthouse.

9. OFFICE SPACE: Office space occupies five floors above the 3-storey base component. The office component is divided into two wings; one wing is located to the east of the upper atrium and the other to the west. The east wing is set back from the base on Ridout Street and King Street, and aligns with and cantilevers towards the front lawn of the historic courthouse. This massing defines a gateway to the river, forms an outdoor room with covered terrace below, and reaches towards the future pedestrian zone on Dundas Street. The cantilevers also fold down to anchor the north end of the passage and provide a pedestrian entrance to the office component above.

10. RESIDENTIAL SPACE: Located above the west wing of the office component sits 20 floors of residential space. The location of this tower above the office space provides flexibility in terms of the amount of residential and office use within the complex. Residential use could increase, expanding into the office space below, or the office space into the floors above, as required. A portion of the residential tower extends past the base below to anchor the south end of the central passage and forms a front door for the residential component above.

2.1.2 BUILDING MASSING

1. The pedestrian zone around the building is defined by a 3-storey base that is sympathetic in scale to the adjacent historic courthouse to the north, the existing building fabric on the southwest corner of King and Ridout Streets, and the existing buildings along the west side of Ridout Street that run from Dufferin Ave and the historic Eldon House south to York Street.

2. Above the base sit two larger building components which respond to the scale of the City and the surrounding context. One is 5 storeys and the other 25 storeys, linked above the base by the upper atrium. The relationship between the upper building components and the base below varies along the edges in order to create setbacks, terraces and outdoor rooms plus define entrances and gateways to the river beyond.

3. The smaller, 5-storey, upper building component is located on the Ridout Street edge in order to reduce the shadow impact on the front lawn of the Historic Courthouse, reduce the spatial impact on the courtyard in front of Budweiser Gardens, and provide a greater buffer between the proposed residential tower and the existing neighbouring residential towers. It is set back from the base on the Ridout Street and King Street edges to improve the pedestrian experience by reducing the height of the street wall. It



is cantilevered over the base towards the north in order to; create a gateway to the river, create a formal outdoor room adjacent to the historic courthouse front lawn, and respond to the corner of Dundas Street and Ridout Street, a corner which will become an active pedestrian zone.

4. The tower component sits on the southwest corner of the base which locates the residential units closer to the river, creates an upper terrace above the base that faces the Forks and the historic courthouse, separates the proposed tower from the neighbouring Renaissance Towers, and marks the waterfront with an iconic landmark. The first 5 floors of the tower are comprised of office space which is articulated differently than the residential floors above. This articulation creates a base to the tower that steps the massing up from the 3-storey component, transitioning to the tower at a scale more in keeping with the existing residential towers to the south. The tower overhangs the base at the corner to form a covered terrace on the west side, a gateway to the river and portico entrance to the parking on the south. As the residential portion of the tower rises, the north-west corner of the building rotates towards the Forks of the Thames, creating a dramatic response to this important location within the city and ensuring incredible panoramic views from the units within. The sculpted roof line provides an articulated top to the tower.

2.1.3 SITE DESIGN

1. The corner of King Street and Ridout Street is marked by a signage pier anchored in a landscaped planting bed with benches on either side. This area is large enough to accommodate spill-out patios from the ground floor commercial spaces and also acts as a forecourt to the residential entry and midblock passage beyond.

2. Patios extend from the commercial spaces on the north side of the building and are bounded by gently angled stone retaining walls towards the historic courthouse. These walls, designed for sitting, accommodate a change in grade as the site slopes up towards the courthouse. A planting bed with a continuous row of trees is located on the other side of the wall that defines the patio space and marks the new connecting path on the north side of the planting bed.

3. A new east-west pathway extends from the walkway in front of Budweiser Gardens and the Covent Garden Market beyond, passing through a gateway defined by the building’s extending trellis and canopy overhead, and continues to a place of pause – the round look-out with a central water feature.

4. A new great lawn is created between the proposed building and the existing courthouse, functioning as a simple separation between the old and new. The roof of the existing park pavilion to the west becomes a visual terminus across the lawn from Ridout Street. On the north side of the lawn, a continuous path leads from Ridout Street, down cascading ramps and stairs, and along original stone retaining walls to the river beyond.

5. The east-most existing stone retaining wall remains where it is. The existing angled stone retaining wall is rebuilt to run parallel to the new path and garden which leads to the river and park.

6. A change in the lawn landscape, indicated with plantings and tall grasses, marks the location of the historic jail yard. This becomes a place to move through and remember, rather than a place to occupy.

7. The round look-out offers a place to sit, pause, relax and look to the river beyond. A low water feature sits in the middle. A garden occupies the space to the north, between the path and the relocated stone retaining wall. To the south, a grassed tree grove offers places to sit and spread out. The path continues through the look-out to the terraced seats.



8. A tree grove sits within a grass terrace to the west of the building. This is a place for sitting or walking through. It sits above new parking and offers a raised view of the river beyond. The trees act as a backdrop to the terraced seating and provide shaded areas to enjoy.

9. The terraced seating nestles within a sloped terrain and is intertwined with grass pathways that ramp through the seating. This is a place to enjoy performances in a theatre seating, a place to eat lunch while overlooking the river, and a place to pause while your children play in the park below.

10. An upper terrace is created above the raised parking, which overlooks the landscape and site below. It is defined by a central row of trees which are in line with the tower of the Covent Garden Market beyond. The green space and hardscape offer a variety of places to enjoy from this raised perspective overlooking the Forks of the Thames.

2.1.4 BUILDING DESIGN

1. The façade of the raised parking above the ground floor tells a story, a story about the history and significance of the site, the Courthouse, the Forks of the Thames, the City of London, and Middlesex County. The considerable program requirement for two floors of parking presents an opportunity to tell this story through vibrant images, murals and glass panels that energize the downtown. This scheme proposes that the raised parking levels are screened with 2-storey glazing formed by a variety of coloured panels that are wrapped in a lattice of artwork. The lattice acts as a screen which abstractly weaves its way across each façade. On the east-facing façade that looks onto the Market and Budweiser Gardens are the trees of the forest City. Turning the corner to the north-facing façade that has a view over the Historic Courthouse, the screen takes the form of tall wheat waving in the fields of Middlesex County. The upper and lower portions of the 2-storey screened parking are anchored with solid masonry bands. These solid portions extend beyond the envelope on the east and west sides of the building, creating deep window bays. To mark the southeast corner of King Street and Ridout Street, a glazed screen is set within a window bay at the outermost edge. Similarly, at the northwest corner, a glazed screen is extended past a window bay – reaching towards the Forks of the Thames.

2. Above the rectilinear base of the project, the upper office and residential components respond to the surrounding context through subtle sculpting, leaning and shaping of the envelope. The office component on Ridout Street has a roof line which angles upwards towards the Courthouse and Dundas Street beyond. As it extends beyond the base to the north, the soffit swoops upwards, opening a gate to the river, and then folds down marking the pedestrian entrance to the office component and central passage. The south side folds subtly and leans away from King Street, reducing the impact on the pedestrian realm, and welcoming views as well as daylight into the residential entrance, the central passage and upper atrium beyond. The residential tower has a formal rectilinear form facing east and south, which anchors the King Street entrance to the central passage, and creates a strong visual terminus from the Covent Garden Market. The west and north facades angle upwards and twist towards the Forks of the Thames in response to both the significance of this site and the dramatic views of the City. Outdoor balconies are carved into this angled façade, shaping unique outdoor rooms at each level.

3. The material palette is composed of three primary elements. Brick masonry defines rectilinear and formal elements as well as anchors the base of the building. Glass provides transparency, openness, and lightness throughout the building, creating the iconic look of the upper elements. Metal is used for passive solar shading devices, the artwork lattice and screening as well as the signage band above the retail component at grade.



4. The building integrates passive solar shading through the use of horizontal sun shades on the south side of the office component facing onto King Street. Balconies on the upper residential tower provide continuous horizontal sun shading for the south facing units. Vertical coloured fins on the west-facing side of the office component also incorporate passive solar sun shading to enhance the spaces within. The west-facing spill-out terraces at the lower level are protected from the elements by the overhanging building components above. There is also an opportunity for residential amenity space to occupy the green roof at level 6, above the office space.

Project Statistics:

LEVEL 0

Below Grade Parking

Total: 188 spots below grade145 spots under the subject lands

43 spots below the raised green space

LEVEL 1Commercial / Retail / Restaurant Space 23,250 GSF

Common Building Space 6,650 GSF

LEVEL 2 Parking 78 Spaces

LEVEL 3 Parking 78 Spaces

LEVELS 4 - 8Office Space 21,800 GSF / Floor (total: 109,000 GSF)

Common Space 3,100 GSF / Floor (total: 15,500 GSF)

LEVELS 9 - 26Residential Space 10,550 GSF (vaires per floor as the tower rises)

Residential Units 144 units (18 floors, 8 units per floor)

LEVELS 27 - 28Residential 8 penthouse units (2 floors, 4 units per floor)

Total Residential Units 152 residential units

2.2 PUBLIC REALM

The public realm is defined by the four sides of the project, each offering a different experience for those passing by, pausing to relax, or enjoying the offerings of the retail spaces.

The King Street side is characterized by a wider sidewalk at the corner, allowing for spill-out space from interior spaces. The walk then transitions to the portico-like gateway to the river beyond where an entrance to the parking is framed by the overhanging building above.

Ridout Street offers a continuous canopy that starts at the retail entrances and extends beyond the building to define the pedestrian gateway to the River. The ground floor retail spaces neatly meet the Ridout Street sidewalks with full-height, transparent glazing.

The zone between the historic courthouse and the proposed development presents a variety of public spaces. Directly adjacent to the building is a spill-out patio for the retail space at grade that is indicated by an angled stone seating/retaining wall. A pathway to the river is formally defined by a tree line on one side and a great lawn on the other. The lawn offers a simple buffer between the old and new with a clear view corridor to the pavilion and river beyond.



On the west side of the development, the public realm is defined by four major elements. The round look-out is a place of pause on the pathway to the river. A tree grove offers shade to the grassed terrace and a back-drop to the amphitheater seating. The terraced amphitheater seating transitions down the hill with bench seating and a grass ramp. A partially covered spill-out patio space flows from the ground floor retail space.

2.3 SUSTAINABILITY

As a landmark development, this proposal has the opportunity to set a new standard for sustainable mixed-use development in the region. Using the LEED Canada for New Construction checklist as a baseline, the following are credits recommended to pursue to achieve a LEED Silver certification.

LEED 2009 for New Construction and Major Renovations 50 King Street

Project Checklist

18 Possible Points: 26Y ? N Y ? N

Y Prereq 1 2 Credit 4 1 to 2Credit 1 1 1 Credit 5 1 to 2

3 Credit 2 5 Credit 6 Rapidly Renewable Materials 1Credit 3 Brownfield Redevelopment 1 1 Credit 7 1

6 Credit 4.1 61 Credit 4.2 1 13 Possible Points: 153 Credit 4.3 Alternative Transportation—Low-Emitting and Fuel-Efficient Vehicles 3

Credit 4.4 2 Y Prereq 1

Credit 5.1 Site Development—Protect or Restore Habitat 1 Y Prereq 2

Credit 5.2 Site Development—Maximize Open Space 1 Credit 1 11 Credit 6.1 Stormwater Design—Quantity Control 1 Credit 2 11 Credit 6.2 Stormwater Design—Quality Control 1 1 Credit 3.1 11 Credit 7.1 Heat Island Effect—Non-roof 1 1 Credit 3.2 11 Credit 7.2 1 1 Credit 4.1 11 Credit 8 Light Pollution Reduction 1 1 Credit 4.2 1

1 Credit 4.3 18 Possible Points: 10 1 Credit 4.4 1

1 Credit 5 1Y Prereq 1 1 Credit 6.1 Controllability of Systems—Lighting 14 Credit 1 Water Efficient Landscaping 2 to 4 1 Credit 6.2 1

Credit 2 Innovative Wastewater Technologies 2 1 Credit 7.1 14 Credit 3 2 to 4 1 Credit 7.2 Thermal Comfort—Verification 1

1 Credit 8.1 114 Possible Points: 35 1 Credit 8.2 1

Y Prereq 1 3 Possible Points: 6Y Prereq 2

Y Prereq 3 1 Credit 1.1 110 Credit 1 1 to 19 1 Credit 1.2 1

Credit 2 1 to 7 Credit 1.3 12 Credit 3 2 Credit 1.4 12 Credit 4 2 Credit 1.5 1

Credit 5 3 1 Credit 2 1Credit 6 2

1 Possible Points: 46 Possible Points: 14

Credit 1.1 1Y Prereq 1 1 Credit 1.2 1

Credit 1.1 1 to 3 Credit 1.3 1Credit 1.2 Building Reuse—Maintain 50% of Interior Non-Structural Elements 1 Credit 1.4 1

2 Credit 2 1 to 2Credit 3 1 to 2 63 Possible Points: 110

Regional Priority: Durable Building Regional Priority: to be determinedRegional Priority: Regional Priority:

Measurement and Verification

Innovation in Design: Green Housekeeping PlanInnovation in Design: Green Building EducationInnovation in Design: Innovation in Design: Innovation in Design:

Materials Reuse

Storage and Collection of Recyclables

Materials and Resources

Fundamental Commissioning of Building Energy Systems

TotalConstruction Waste Management

Enhanced CommissioningOn-Site Renewable Energy

Enhanced Refrigerant Management

Construction IAQ Management Plan—Before Occupancy

Materials and Resources, Continued

Water Efficiency

Building Reuse—Maintain Existing Walls, Floors, and Roof

Alternative Transportation—Parking Capacity

Heat Island Effect—Roof

Recycled ContentRegional Materials

Certified Wood

Alternative Transportation—Bicycle Storage and Changing Rooms

Sustainable Sites

Alternative Transportation—Public Transportation Access

Site SelectionDevelopment Density and Community Connectivity

Construction Activity Pollution Prevention

Low-Emitting Materials—Adhesives and SealantsLow-Emitting Materials—Paints and Coatings

Optimize Energy Performance

Energy and Atmosphere

Water Use Reduction—20% Reduction

Low-Emitting Materials—Composite Wood and Agrifiber ProductsLow-Emitting Materials—Flooring Systems

Indoor Chemical and Pollutant Source Control

Thermal Comfort—DesignControllability of Systems—Thermal Comfort

Green Power

Water Use Reduction

Minimum Energy PerformanceFundamental Refrigerant Management

Daylight and Views—Views

LEED Accredited Professional

Daylight and Views—Daylight

Certified 40 to 49 points Silver 50 to 59 points Gold 60 to 79 points Platinum 80 to 110

Construction IAQ Management Plan—During Construction

Outdoor Air Delivery Monitoring

Indoor Environmental Quality

Minimum Indoor Air Quality PerformanceEnvironmental Tobacco Smoke (ETS) Control

Increased Ventilation

Regional Priority Credits

Innovation and Design Process

BUILDING COMPONENT DIAGRAMS

19URBAN DESIGN BRIEF | 50 KING STREET | SECTION 3.0 SUPPORTING FIGURES, DRAWINGS AND ILLUSTRATIONS

3.1SITE PLAN AND GROUND FLOOR PLAN

THE CENTRE PASSAGE PARKING/RECEIVING ENTRANCETHE VERTICAL CONNECTOR ACTIVE FRONTAGECOMMERCIAL SPACE THE COURTHOUSE AXISELEVATORS THE MARKET LINKRESIDENTIAL ENTRANCE EXISTING PUBLIC HEALTH UNIT BUILDINGOFFICE ENTRANCE PROPERTY LINE

LEGEND:

20 SECTION 3.0 SUPPORTING FIGURES, DRAWINGS AND ILLUSTRATIONS | 50 KING STREET | URBAN DESIGN BRIEF

3.2TYPICAL RAISED PARKING LEVEL

THE VERTICAL CONNECTORPARKINGELEVATORS

LEGEND:

LEGEND:


3.3TYPICAL OFFICE LEVEL

THE VERTICAL CONNECTOR UPPER ATRIUMOFFICE SPACEELEVATORS

LEGEND:

LEGEND:


3.4TYPICAL RESIDENTIAL LEVEL

RESIDENTIAL SPACEELEVATORS

LEGEND:


3.5OVERALL SITE ORGANIZATION

OFFICE SPACERESIDENTIAL SPACECOURTHOUSE AXISZONES OF SEPARATIONPEDESTRIAN LINK TO RIVER

LEGEND:

BUDWEISER GARDENS

COVENT GARDENMARKET


3.6BUILDING COMPONENTS

1 RESIDENTIAL TOWER2 OFFICE SPACE & ACTIVE GREEN ROOF3 OFFICE SPACE4 UPPER TERRACE5 UPPER PARKING WITH ART SCREEN6 COMMERCIAL SPACE7 UPPER ATRIUM

LEGEND:


3.7LANDSCAPE COMPONENTS

1 UPPER TERRACE 8 THE COURTHOUSE AXIS PATH2 PATIO/SPILL-OUT SPACE 9 PLANTING BED AND RETAINING WALL3 PATIO/SPILL-OUT SPACE 10 MARKING THE HISTORICAL JAIL YARD4 GRASS TERRACE AND TREE GROVE 11 RELOCATED HISTORIC STONE WALL5 OUTDOOR AMPHITHEATER 12 THE GARDEN6 HISTORIC STONE WALL 13 THE LOOK-OUT7 THE GREAT LAWN

LEGEND:


3.8 VIEW LOOKING WEST FROM COVENT GARDEN MARKET SQUARE IN FRONT OF BUDWEISER GARDENS


3.9 VIEW LOOKING WEST FROM KING STREET


3.10 VIEW FROM THE CORNER OF RIDOUT STEET AND DUNDAS STREET


3.11 VIEW LOOKING WEST TO THE GREAT LAWN AND PEDESTRIAN GATEWAY TO THE FORKS


3.12 VIEW FROM THE CORNER OF RIDOUT STREET AND KING STREET


3.13 VIEW FROM KING STREET BRIDGE


3.14 VIEW FROM THE FORKS OF THE THAMES


3.15 VIEW EAST FROM THE TERRACE


3.16WEST ELEVATION


3.17SOUTH ELEVATION


3.18EAST ELEVATION


3.19NORTH ELEVATION


3.20EAST-WEST SECTION

RESIDENTIAL SPACECOMMERCIAL SPACEOFFICE SPACETHE VERTICAL CONNECTORUPPER ATRIUM / CENTRAL PASSAGEPARKING

LEGEND:


3.21NORTH-SOUTH SECTION THROUGH THE PASSAGE

THE VERTICAL CONNECTORUPPER ATRIUM / CENTRAL PASSAGEPARKING

LEGEND:


3.22SECTION THROUGH KING STREET AT PODIUM BASE

KING STREET


3.23SECTION THROUGH RIDOUT STREET AT PODIUM BASE

RIDOUT STREET


3.24SUN STUDIES

DECEMBER 21, 1:00 PM

MARCH 21, 12:00 PM

JUNE 21, 12:00 PM

JUNE 21, 3:00 PM

SEPTEMBER 21, 12:00 PM

SEPTEMBER 21, 3:00 PM

architects Tillmann Ruth Robinson inc.

200 Queens Avenue, Suite 700 London, ON N6A 1J3 T. 519.672.144026 Soho Street, Suite 202 Toronto, ON M5T 1Z7 T. 416.595.2876www.atrr.ca