Design Rationale - Halifax Regional Municipality

KASSNER GOODSPEED
A R C H I T E C T S LTD
Proposed Mixed-Use Development
Lot BH-1, Bedford Highway, Halifax NS
DESIGN RATIONALE
Physical Context
Lot BH-1 is a large parcel located on the western slope of Bedford Basin just north of the
intersection of Larry Uteck Boulevard with the Bedford Highway. The parcel is approximately 4
Acres in size with approximately 600 ft of Frontage on the western side of the Bedford Highway
The lands are largely treed, and the property exhibits an east facing steep slope down to the
shore of the basin. The Bedford Highway and the CNR main line separate the eastern boundary
of the site from the shoreline of Bedford Basin.
Planning Context
The lands lie at the boundary of the former City of Halifax and Town of Bedford. The immediate
area was at one time an area of single family houses on large suburban lots. There are two such
dwellings on the Lot BH-1 lands and one on a small lot abutting the southern boundary of the
property. The lot to the immediate north is undeveloped. With the recent construction of Larry
Uteck Boulevard and the expansion of Bedford South, the area has developed into a high density
residential node, focussed on the intersection of the two co0llector roads. There are numerous
high density residential projects on lands to the immediate south and west of the subject lands.
The MDP identifies the generalized future land use of the BH-1 lands as HC- Highway
Commercial. Mixed use buildings including highway related commercial uses are encouraged.
Design Brief
The design brief from the Client called for a residential condominium project of at least 120 suites.
The suites are to be a minimum of 1200sf, with at least two bedrooms, two batrooms, modern
open kitchens and private balconies. The suites are to focus on the potential views of the
Bedford Basin to the greatest extent possible. The building design is to include space for tenant
amenities, refuse mamagement, bicycle storage and enclosed parking for one car per unit. Up
to 15,000 sf of ground floor commercial space was to be included as appropriate to the street
frontage.
Design Response
The lands are steeply sloped down to the Bedford Highway frontage. The design brief required
approximately 180,000 sf of residential space. To minimize disruption to the largely undeveloped
lands, a medium rise form was placed along the Bedford highway frontage , leaving the western
half of the lands untouched. The residential space is placed on a podium structure. The podium
structure is used to retain the existing slope. It rises 20 feet from street level, creating a streetwall
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 ,
Daniel B Goodspeed FRAIC MNSAA MAAPEI MNAA,

and accommodating commercial space along the street frontage in front of two levels of
underground parking.
The existing site grade adjacent to the Bedford Highway is to be lowered to allow the commercial
space relate to street traffic. The area between the building and the street is fully landscaped
and provides for pedestrian, bicycle and vehicle traffic with two vehicle driveways, surface parking
and a canopied drop-off area for the residential entrance. The portion of the Bedford Highway
fronting the site is to be upgrades to incorporate curb and gutter, turning lanes, bicycle lanes and
a pedestrian sidewalk, all to municipal standards. A distinct and separate entrance for the
residential space is provided at street level flanked by the commercial space. The podium
streetwall is articulated with an expressed colonnade, which recalls the fine grain of the smaller
structures along the Bedford Highway and provides a framework to organize the commercial
signage. Access to the residential parking is provided at each end of the podium structure. The
grade differential between the new commercial space and the existing single family house to the
south provides a buffering effect. The buffering is further enhanced by intensive landscaping
along the south property boundary
The landscaped podium roof provides the opportunity to create usable amenity space on the
steeply sloped site. Tenant amenity spaces on the lowest residential floor will open onto this
green roof area. Sited on top of the podium, the residential volume is broken into two separate
10 storey masses The masses are set back from the leading edge of the podium, allowing the
podium to function both as a streetwall and as a windbreak for ground level pedestrian traffic.
The slim masses increase the potential for views of the Basin from the units and the break in the
masses allows sunlight penetration through to the Bedford Highway. The masses are set back
far enough to provide a 45deg daylight penetration angle at the near edge of the Bedford
Highway. The residential masses are stepped and articulated with bay windows extended and
turned to address basin views. The top levels of the residential towers are set back and
developed as penthouse suites.
The principal exterior material used in the building is brick masonry. A tapestry buff brick is used
for the commercial podium face and the residential bay window surrounds. The balance of the
residential mass is finished with a tapestry grey brick veneer, except for the aluminum panel used
to clad the penthouse level. Windows are a combination of painted vinyl sash in punched
masonry openings and aluminum curtain wall in the bays and storefronts. All glass is to be tinted
light grey. The balconies are fitted with grey tinted glass rails in aluminum frames. The
commercial storefront is punctuated with aluminum clad columns with commercial signage
suspended between columns.
Bylaw Conformance
As submitted, the proposal meets the density, setback, angle control, open space and parking
requirements of the C2-B and R-3 zones. The one exception is building height. The C2-B zone
imposes a blanket height restriction of 35 feet and the R-3 zone is limited to a maximum of 4
storeys. The project height would be acceptable under R-4 zoning. Given the topography of the
area and the extensive development of multiple unit buildings in excess of 35 feet in the
immediate vicinity of the site, it would seem that the height restriction on this site is no longer
appropriate.
Dan Goodspeed, Architect FRAIC
4 February 2013
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KASSNER GOODSPEED ARCHITECTS LTD