HomeMy WebLinkAboutDTS-08-124 - Charles & Benton Parking Structure DesignJ
T~ E
Development &
Technical Services
REPORT
Report To: Development & Technical Services Committee
Date of Meeting: September 8, 2008
Submitted By: John McBride
Prepared By: John McBride
Ward(s~ Involved: West-Victoria Park Ward ~6)
Date of Report: August 25, 2008
Report No.: DTS 08-124
Subject: Charles & Benton Parking Structure Design
RECOMMENDATIONS:
That the design of the Charles & Benton Garage, as proposed by the design team of
Read Jones Christoffersen Consulting Engineers and Diamond and Schmitt Architects
be approved; and further,
That a stairwell along the Charles Street frontage be included as an optional item in the
final tender package; and further,
That the report of the cost consultant be brought back to the Finance and Corporate
Services Committee on September 29, 2008 for information prior to proceeding to tender.
BACKGROUND:
At the June 16, 2008 Finance and Corporate Services Committee meeting, and subsequently
ratified by Council on June 23, 2008, approval was received to proceed with the development of
a 500 space above ground parking structure on an existing City owned surface parking lot at the
north west corner of Charles and Benton Streets and that ground floor retail be included in the
design along the Benton Street frontage of the structure.
On this basis, a steering committee was pulled together very quickly to start refining the design,
which was previously approved in 2002, to address not only changes resulting from updates to
the Building Code, but also to address some of the comments that the original building design
was too utilitarian.
The goal was to have a design before Council in early September for approval in order to
prepare the tender and have the garage constructed within the very tight time frame of
December 2009.
REPORT:
As the Committee may recall, extensive design elements had previously been considered and
approved by Council including the concept of the warehouse theme with large windows based
on prominent buildings from other areas of the Downtown, the use of red brick and the inclusion
of the metal structural screen for a portion of the Charles Street fagade. These choices were
derived from various design alternatives at the time and were supported by extensive public
input that came from open houses and support of the KDBA.
Our ability to meet the time lines necessary for the Province to start construction of the
Provincial Courthouse required the adoption of the previously approved garage design. Minor
changes have been considered to "tweak" the design and make it more current in the context of
the King Street Master plan and a modern urban streetscape.
A steering committee was established to work with Read Jones Christoffersen (RJC) and
Diamond and Schmitt to refine the design and help move it forward for approval by Council.
This committee consisted of:
Mario Petricevic -Project Management
Brian Page -Site Plan approval
Craig Waller- Building permit
Doug Hergott -Maintenance, Security and Custodial
Cheryl York- Public Art
Kelly Steiss -Inclusion
Rob Morgan -Environmental Assessment
Lisa Thompson - CPTED & Site Plan approval
John McBride -Transportation Planning
In addition to the above, we have engaged the services of Paradigm Transportation Solutions to
update the traffic impact study as part of the Regional access permit requirements and the firm
of XCG Consultants to conduct a Phase 1 & 2 Environmental Assessment as part of our due
diligence as well as to satisfy one of the requirements of the Region related to the transfer of
land for a road widening on the Benton Street frontage.
Considerable emphasis has been placed on creating greater articulation in the building design
and incorporating a better sense of scale for the pedestrian environment. Some of the changes
include:
Incorporating window sills in the fagade openings. The window patterns are a large
element of the design, and the sills help to showcase the window openings.
The Charles Street stairwell has been eliminated. It is estimated that approximately 70%
of the parking patrons will head towards the King and Benton Street corner with the
other 30% headed towards King and Queen Streets. We do not anticipate a large
percentage of patrons to access Charles Street. Aground floor pedestrian connection to
Charles Street will remain, as will stairwells and elevators to each floor at the Benton
Street and Queen Street end of the structure. Not only will this give us greater
opportunity for architectural detailing around the vehicular and pedestrian access, it will
also save money from the elimination of a stairwell.
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In order to create a pedestrian scale fagade along Charles Street, a canopy overhang
will extend from the retail area on Benton Street through the steel mesh area. This will
visually soften the impact of a six storey structure to pedestrians as well as create depth
to the fagade.
The inclusion of a digital display screen approximately 7m x 7m on the Benton Street
fagade does not appear to be feasible at this time. Concerns about the visibility, traffic
flow, the initial capital cost and the potential obsolescence of the technology within a
relatively short time frame can not justify its inclusion. This would not preclude adding a
display board in the future if conditions or technology change.
The King Street Master Plan will incorporate a redesign of Speakers Corners from King
Street to Halls Lane. It is our intent to continue this design up to Charles Street so that
the entire block incorporates the pedestrian friendly surface treatments and more
visually connects this structure with King Street.
Public art will be included. Discussions have been held with the artist whose work is
being commissioned for Speakers Corners to also create a piece for the Benton Street
sidewalk area. If funds permit, additional areas can be considered such as above the
Charles Street pedestrian entrance and on the Benton Street fagade.
More extensive use of banners has been included on both the Charles Street and
Benton Street faces. These will be designed in such a way as to be easily changed so
that different events, seasons or causes can be promoted.
City Staff have also provided invaluable input into the design to ensure that it meets or
exceeds our Urban Design Guidelines, is supportive of the pedestrian first urban
environment and uses high quality contemporary materials that contribute aesthetically
to the urban streetscape.
Feedback on the design concepts has all been very positive. The only significant issue is the
elimination of the stairwell on the Charles Street frontage of the building. We have heard from a
number of merchants in the Queen and Charles Street area that they would prefer to have that
stairwell retained for easier and more direct access for their clients. Pedestrian access directly
from Charles Street into the ground floor of the parking garage will be available where patrons
can then access either stairwell or elevator.
We would suggest that the Charles Street stairwell be included in the tender package as an
optional feature, and depending on the tender price, Council can than choose whether or not to
include it.
Mr Scott Wallace, Managing Principle of Read Jones Christoffersen and Mr Donald Schmitt of
Diamond and Schmitt Architects will be in attendance to present the detailed design concepts
and answer any development related questions.
FINANCIAL IMPLICATIONS:
A budget of $16,000,000 has been set for the development of this parking structure. Prior to
going to tender, RJC will engage a cost consultant to review the tender documents and provide
an estimate on the ultimate construction costs. It is our intent to bring a report outlining the
potential costs to the Finance and Corporate Services Committee on September 29, 2008 for
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consideration prior to going out to tender. This will minimize the risk of unexpectedly high
tenders so that Council can make an informed decision before proceeding further.
COMMUNICATIONS:
Time frames to complete this project are very tight. Since this design had previously been
through an extensive public consultation process and approved by Council, a modified public
consultation process was undertaken. A joint meeting of the Kitchener Downtown Business
Association Board, the Downtown Advisory Committee and those property owners and tenants
on both sides of all blocks surrounding this development and that would primarily be served by it
(approximately 300} were invited to a presentation on July 25, 2008.
In addition, a second presentation was made to the KDBA on August 12, 2008 for members
who could not attend the previous meeting. Individual meetings or the distribution of information
to another dozen individuals who could not attend either of these meetings has also taken
place.
This design has also been presented to the Inclusion Committee for input and most of their
comments have been or will be included in the final design of the structure.
CONCLUSION:
The consolidation of the Provincial Courts within Downtown Kitchener is an important element of
our community which is supported by Council but which is also dependant on the supply of
adequate parking.
The only way of satisfying that parking demand within the tight time frames required by the
Province is to build the previously designed and approved parking structure at Charles & Benton
Streets.
Changes have been incorporated into the design to address some of the concerns previously
expressed as well as reflect elements of the King Street Master Plan and provide an
aesthetically pleasing design which will contribute to the urban streetscape.
It is on this basis that it is recommended that Council approve the design of the Charles &
Benton Parking Structure as proposed by Read Jones Christoffersen and Diamond and Schmitt
and that the preparation of the tender documents commence based on this design.
The Charles Street stairwell will be included in the tender package as an optional feature and its
inclusion will be decided by Council as part of the tender award.
John McBride
Director of Transportation Planning
Rob Browning
General Manager,
Development & Technical Services
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