URBAN DESIGN BRIEF / BOOKLET

TangerOutlets®

JANUARY 2013

URBAN DESIGN BRIEF / BOOKLET

JANUARY 2013

FUTURE BUILDING / ARCHITECTURAL THEME AND PEDESTRIAN ENTRANCE

TangerOutlets®

1

PROPOSED TANGER OUTLET MALL

JANUARY 2013 JANUARY 2013

VISION / IDENTITY

The proposed Tanger retail outlet will provide a uniquely themed specialty retail shopping experience in the Ottawa area.

The Development Concept Plan contains a vibrant, pedestrian oriented shoppping venue, creating the ambience of an outdoor village street setting. Generous landscaping, and use of native materials including wood and stone, will further enhance the Kanata theme, and play off of existing community features such as the Mississipi Valley Conservation Authority Building, and the Kanata Outcrops. These landscape and architectural treatments will help develop a sense of place for the area, and distinguish the Kanata location from other Tanger Outlet locations.

Intermittent structural building elements protect shoppers from extreme weather conditions, creating an internal comfortable pedestrian network.

The potential for future development of the surface parking lots with taller, mixed use buildings surrounding the retail area offers the opportunity to create a small ‘community’ with the retail outlet as its core.

Lands to the south of Feedmill Creek provide opportunity for a multi-storey hotel, and restaurants oriented towards the Feedmill Creek Corrdior, Highway-417, and Scotiabank Place.

MISSISSIPPI VALLEY CONSERVATION CENTREMISSISSIPPI VALLEY CONSERVATION CENTRE

a project of and member municipalities

TangerOutlets®

2


JANUARY 2013

ARCHITECTURE

DESIGN CRITERIA:

• Buildingsshouldbehumanscaleandpedestrianfocused;• BuildingsshouldbethemedtomakethemuniquetotheOttawa/

Kanata area using natural materials to every extent possible - includingwoodandstone;

• Buildingsshouldbeaccessibletothedisabled;• Buildingsshouldprovideopportunitiesforshelterfromthe

elements in all seasons.

The architecture of the proposed retail outlet development is one to two storeys, providing a human scale reminiscent of a village core. Each entry point will have a unique architectural treatment, providing variety and aesthetic interest. The overall architectural style, however, will be themed to offer an identity that is specific to Ottawa and especially the Kanata area. Stores are relatively small, with no ‘big-box’ retailers dominating the centre. Covered portions of the pedestrian walkways will provide year-round shelter from the climate.

A multi-storey hotel is proposed south of Feedmill Creek, adjacent to Highway-417.

The surface parking lots could accommodate future development which would address the surrounding streets.

M e b a n e , N C | 4 0 0 0 A r r o w h e a d B l v d . | M e b a n e , N C 2 7 3 0 2 | P 9 1 9 . 3 0 4 . 1 5 2 0 o r 8 0 0 . 4 7 2 . 6 4 3 7

center photography

TangerOutlets®

3



LANDSCAPE ARCHITECTURE

DESIGN CRITERIA:

• Generoussoftlandscapingshouldbeusedtoenhancetheoverallappearance of the site from the surrounding streets, and to break upthelargeexpansesofparking;

• NaturalmaterialsshouldbeusedforbothenvironmentalreasonsandtoreinforcetheOttawa/Kanatatheme;

• Hardlandscapingofpedestrianareasshouldcontainavarietyofsurface treatments to help orient people, especially the visually impaired;

• Landscapedesignshouldcomplementthebuildingthemeandoffer visual interest in the form of water features, bio swales, or otheramenities;

• Outdoorseatingandrestingareasshouldbeprovided;• Hardlandscapingshouldbedesignedtofacilitatemaintenance,

particularly snow clearing.

The proposed development will have generous landscaping around the peripheryofthesite,usingtrees,shrubs,bermsand/orlowwallswhereappropriate. The internal landscape treatment will include elements that reinforce the theme of the retail area, including benches, waste receptacles, lighting, planting, a variety of surface treatments and features that enhance the sensual experience of the users.

Washington, PA | I-79, Exit 41 Race Track Rd, 2200 Tanger Boulevard, Suite 509 | Washington, PA 15301 | P 724.225.8435 or 800.405.2193

center photography

M e b a n e , N C | 4 0 0 0 A r r o w h e a d B l v d . | M e b a n e , N C 2 7 3 0 2 | P 9 1 9 . 3 0 4 . 1 5 2 0 o r 8 0 0 . 4 7 2 . 6 4 3 7

center photography

PROPOSED CONIFEROUS TREE

PROPOSED DECIDUOUS TREE

PROPOSED SHRUB

PROPOSED PERENNIALS

PROPOSED UNIT PAVING - TYPE I

PROPOSED PERMEABLE PAVING

PROPOSED SITEFURNISHING

PROPOSED STREETPRINT

PROPOSED FENCE

PROPOSEDORNAMENTAL GRASS

PROPOSED TERRASEEDINGWITH ECO-BLANKET

PROPOSED LIVE STAKE

PROPERTY LINE

MTO SETBACK (14m)

PROPOSED STONE

PROPOSED UNIT PAVING - TYPE III

PROPOSED UNIT PAVING - TYPE II

with the work.

This drawing is not to be scaled.

from the supplied information.

damages resulting from his work.

appropiate consultant's drawings before proceeding

Construction must conform to all applicable codes andrequirements of authorities having jurisdiction.

The contractor working from drawings not specificallymarked 'For Construction' must assume fullresponsibility and bear costs for any corrections or

The contractor must verify and accept responsibility

The architect is not responsible for the accuracy ofsurvey, structural, mechanical, electrical, etc.,information shown on this drawing. Refer to the

for all dimensions and conditions on site and mustnotify Turner Fleischer Architects Inc. of any variations

This drawing, as an instrument of service, is providedby and is the property of Turner Fleischer Architects Inc.

PROJECT

DWG. TITLE

PROJECT NO.

DRAWN BY

CHECKED BY

DATE

SCALE

DRAWING NUMBER:

FILE NAME:

PLOT SCALE: 1:1

KANATA ONTARIO

Issued/RevisionDateNo. By

TRU

E N

OR

TH

PROJECT ARCHITECT

DESIGN ARCHITECT

LANDSCAPE/ CIVIL

ELECTRICAL

PLANNER

DEVELOPER

TENANT

RioCan Real Estate Investment Trust2300 Yonge Street

Suite 500Toronto, Ontario

M4P 1E4(416) 646 8330

Architects, Engineers, Planners5th Floor, 230 Richmond Street West

Toronto, ONM5V 1V6, Canada

Tel: (416) 596-1930Fax: (416) 596-0644

333 Preston StreetTower 1, Suite 400

Ottawa, OntarioCanada K1S 5N4Tel (613)225-1311

FAX (613)225-9868

223 McLeod Street | Ottawa, ON | K2P 0Z8T: 613.730.5709 ext.234 | F: 613.730.1136

1:800

L1-1.0

TANGER OUTLETS KANATA

OVERALLLANDSCAPE

KEY PLAN

32603 JANUARY 2013

25/01/2013 ISSUED FOR SITE PLAN APPLICATION KY

KY

NK

SCALE

PLANTING PLAN MATCH LINE - REFER TO L3-1.0








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01

TangerOutlets®

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JANUARY 2013

EDGES

DESIGN CRITERIA:

• Edgesshouldbelandscapedwithplants,bermsand/orlowdecorativewallstoreducethevisibilityofparkinglots;

• Entrancestothesiteshouldbeenhancedwithadditionallighting,themedsignage,andfurtherlandscaping;

• Maintainingthepotentialtodevelopusesofamoreintensenaturearound the perimeter of the site, with buildings up to 10-15 storeys fronting on the surrounding streets.

In a development of this type, the street edges are typically adjacent to the parking lots, rather than buildings and structures. In order to mitigate the visual impact, generous planting, berms, and low walls will be used.The location of the Stormwater Management Pond adjacent to Huntmar further enhances the natural appearance of the edge condition, and integrates into Feedmill Creek.

Gateway features will highlight the entrances to the site by incorporating lighting and signage, as well as enhanced landscaping to draw attention to the entrances as they penetrate the edge conditions and lead into the site.

This type of centre also permits future development to occur around the edges. That development could take the form of other uses, such as office or residential, with underground or structured parking to serve both the retail outlet and the additional uses. Those additional uses could be accommodated in taller buildings, if appropriate, with the retail outlet serving as the ‘village centre’, providing a lively gathering place forthesurroundingresidentsand/oremployees.

PROPOSED CONIFEROUS TREE

PROPOSED DECIDUOUS TREE

PROPOSED SHRUB

PROPOSED PERENNIALS

PROPOSED UNIT PAVING - TYPE I

PROPOSED PERMEABLE PAVING

PROPOSED SITEFURNISHING

PROPOSED STREETPRINT

PROPOSED FENCE

PROPOSEDORNAMENTAL GRASS

PROPOSED TERRASEEDINGWITH ECO-BLANKET

PROPOSED LIVE STAKE

PROPERTY LINE

MTO SETBACK (14m)

PROPOSED STONE

PROPOSED UNIT PAVING - TYPE III

PROPOSED UNIT PAVING - TYPE II

with the work.

This drawing is not to be scaled.

from the supplied information.

damages resulting from his work.

appropiate consultant's drawings before proceeding

Construction must conform to all applicable codes andrequirements of authorities having jurisdiction.

The contractor working from drawings not specificallymarked 'For Construction' must assume fullresponsibility and bear costs for any corrections or

The contractor must verify and accept responsibility

The architect is not responsible for the accuracy ofsurvey, structural, mechanical, electrical, etc.,information shown on this drawing. Refer to the

for all dimensions and conditions on site and mustnotify Turner Fleischer Architects Inc. of any variations

This drawing, as an instrument of service, is providedby and is the property of Turner Fleischer Architects Inc.

PROJECT

DWG. TITLE

PROJECT NO.

DRAWN BY

CHECKED BY

DATE

SCALE

DRAWING NUMBER:

FILE NAME:

PLOT SCALE: 1:1

KANATA ONTARIO

Issued/RevisionDateNo. By

TRU

E N

OR

TH

PROJECT ARCHITECT

DESIGN ARCHITECT

LANDSCAPE/ CIVIL

ELECTRICAL

PLANNER

DEVELOPER

TENANT



M4P 1E4(416) 646 8330



Tel: (416) 596-1930Fax: (416) 596-0644



FAX (613)225-9868


1:800

L1-1.0


OVERALLLANDSCAPE

KEY PLAN

32603 JANUARY 2013

25/01/2013 ISSUED FOR SITE PLAN APPLICATION KY

KY

NK

SCALE









PLA

NTIN

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LAN

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TCH

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FER

TO L3-1.0 P

LAN

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FER

TO

L3-

2.0

PLA

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L3-

4.0

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TO

L3-

4.0

01

TangerOutlets®

5



VEHICULAR CIRCULATION AND PARKING

DESIGN CRITERIA:

• Multipleaccesspointsshouldbedesignedtomitigatepotentialcongestiononpublicstreets;

• Internalcirculationshouldclearlyseparatevehiclesfrompedestrianstoensuresafeandcomfortablewalking;

• Parkinglotsshouldbeseparatedintodiscreetareasusinglandscaping to reduce their visual impact and to make navigation moreintuitive;

• Parkinglotsshouldbeadequatelylittoprovideasafeenvironment,whileavoidinglightpollution;

• Layoutoftheparkinglotsanddriveaislesshouldnotprecludefuture phased development of those lots with new buildings and structured parking (either above or below ground) on a modified grid.

Internal vehicular circulation takes the form of a ring road around the outside of the shopping area, with parking easily accessible from all sides. The parking lots are laid out as ‘rooms’ providing discreet areas that have the potential to be separated by landscaped islands. There are three (3) main access points into the site and one secondary access point from the development south of the site, which includes the proposed hotel. Two (2) of the access points are from Campeau Drive and are full turning movement intersections. The access from Huntmar Drive is a right-in, right-out intersection. All of the access roads provide generous stacking lanes for busy periods to avoid creating congestion on surrounding roads. The location and design of the access will be subject to municipal approval.

TangerOutlets®

6


JANUARY 2013

PEDESTRIAN CIRCULATION

DESIGN CRITERIA:

• Pedestriansshouldbeclearlyseparatedfromvehiclestoeveryextentpossible;

• The‘pedestrianrealm’shouldbeatahumanscale;• Pedestriansshouldhavereadyaccesstoshelterfromtheelements;

• Safeandconvenientpedestrianlinkstosurroundingstreetsshouldbeprovided;

• Sitelightingwillhaveaconsistent,decorativeappearancethoughoutthesite;

• Pedestrianlinksshouldanticipatefuturedevelopmentofthesiteand the future provision of adjacent public transit.

Pedestrian circulation is internal to the shopping area, located within the corridors between the retail buildings. Large, inviting entry points lead pedestrians from the parking areas to the shopping ‘streets’. A large portion of the individual pedestrian streets are covered, to provide shelter from rain, snow, or the hot sun, while still maintaining the outdoor experience. Special paving materials and lighting will provide visual variety while helping shoppers orient themselves within the centre.

Given the location of this site and the limited access to public transit in the near future, the majority of shoppers will arrive by private automobile, giving pedestrian access from the surrounding streets less importance. However, as this situation changes over time, this type of retail outlet could be expanded, either with additional retail or other uses as previously discussed, to bring pedestrian areas closer to the streets by replacing some surface lots with underground or structured parking. This would enhance the experience of pedestrians arriving by transit or on foot from the surrounding area in the future.

TangerOutlets®

7



FUTURE EXPANSION

DESIGN CRITERIA:

• Futureexpansioncantakeplaceinsurfaceparkingareas,replacing lost parking and creating parking for new uses in structures(eitherbeloworaboveground);

• Buildingscouldbebetween10and15storeys;• Newbuildingsshouldbemixed-usebuildingstoprovidediversity

and activity on the site.

BUILDING 05BUILDING 07

BUILDING 01

BUILDING 03

BU

ILD

ING

04

BUILDING 09

BUILDING 08

BUILDING 02

BLDG. AREA ±59,975 S.F.LEASEABLE AREA ±51,244 S.F.

OUTPARCEL 01±1.15 ACRES

FIRE TRUCK ROUTEHEAVY DUTY ASPHALT




FIR

E T

RU

CK

RO

UT

EH

EA

VY

DU

TY

AS

PH

AL

T


FIRE TRUCK ROUTE

HEAVY DUTY ASPHALT

POND AREA

PA

LL

AD

IUM

DR

IVE

CAMPEAU DRIVE

582 CARS

424 CARS

449 CARS

HIGHWAY #417

FEEDMILL CREEK

BUFFER AREA

ROOF ABOVE

ROOF ABOVE

ROOF ABOVE

ROOF ABOVE

RO

OF

AB

OV

E

RO

OF

AB

OV

E

PROPOSEDALL TURNS

PROPOSEDRIGHT IN/

RIGHT OUT

PROPOSEDALL TURNS

14.0 m M.T.O. SETBACK

SITE A(±37.58 ACRES)

(±9.25 ACRES)

SITE B(±8.01 ACRES)

HU

NT

MA

R D

RIV

E

HOTEL8 FLOORS

±13,500 S.F./ FLOOR±108,000 S.F. TOTAL

REST. 01±3,500 S.F.

14.0 m M.T.O. SETBACK

EXTENT OF M.T.O.SETBACK TO BE

CONFIRMED(41 CARS)

LOADING COURTHEAVY DUTY ASPHALT



LO

AD

ING

CO

UR

TH

EA

VY

DU

TY

AS

PH

AL

T


ENTRY #1

EN

TR

Y #

2

ENTRY #4

ENTRY #5

ENTRY #6

EN

TR

Y #

7

PROPOSEDMONUMENT SIGN

PROPOSEDPYLON SIGN

PROPOSEDPYLON SIGN

ACCESS SUBJECTTO GRADING

PROPOSEDROUNDABOUT TO

BE CONFIRMEDBY CITY

REST. 03±6,000 S.F.

BICYCLE PARKING(20 SPACES)




(±2.56 ACRES)

EN

TR

Y #

3

BUILDING 06

ROADWAY FUNTIONALDESIGN TO BE CONFIRMED

LINE OF CREEK

SETBACK

379 CARS

259 CARS

PROPOSEDSIGNALIZED

INTERSECTION

HISTORICAL BUILDING

FOUNDATIONS

REST. 02±6,000 S.F.

BLOCK 23(±0.40 ACRES)

FOOD COURT



BLDG. AREA ±50,000 S.F.LEASEABLE AREA ±48,100 S.F.BLDG. AREA ±36,000 S.F.

LEASEABLE AREA ±28,250 S.F.


INC. IN BUILDING 05BLDG. AREA ±11,800 S.F.


BL

DG

. A

RE

A ±

26

,72

3 S

.F.

LE

AS

EA

BLE

AR

EA

±2

1,5

00

S.F

.



SODDED AREA

ROOF ABOVE

RO

OF

AB

OV

E

BUILDING 10BLDG. AREA ±14,400 S.F.


BU

ILD

ING

11

BL

DG

. A

RE

A ±

13

,60

0 S

.F.

LE

AS

EA

BLE

AR

EA

±1

3,6

00

S.F

.

ENTRY #8


BIOSWALE

BIOSWALE

BIOSWALE BIOSWALE

2

1

34

56

7

8

910

11

12

13

2

SN04 GATEWAYSIGNAGE

SN04 GATEWAYSIGNAGE

SN04 GATEWAYSIGNAGEBUILDING 14

±14,500 S.F.

BUILDING 13±23,400 S.F.

BUILDING 12±20,400 S.F.

CREATEArchitecture Planning & Design PLLC

The Chrysler Building405 Lexington Avenue, Tower Suite 70

New York, NY 10174

Phone: (212) 297−0880www.createworldwide.com

PROJECT

DWG. TITLE

PROJECT NO.

DRAWN BY

CHECKED BY

DATE

SCALE

DRAWING NUMBER:

FILE NAME:

PLOT SCALE: 1:1

KANATA ONTARIO

NB

RD

TR

UE

NO

RT

H

PRELIMINARY

PROJECT ARCHITECT

DESIGN ARCHITECT

SITE/ CIVIL

ELECTRICAL

PLANNER

DEVELOPER

TENANT



M4P 1E4(416) 646 8330



Tel: (416) 596-1930Fax: (416) 596-0644



FAX (613)225-9868


F:\proj\12258\12258-15.REVIT\12258A1-12-CONCEPT.rvt

1 : 800

A1-12.0


SITE PLAN

12.258 AUGUST 2012

SITE B AREA

HOTEL AREARESTAURANT 01 AREARESTAURANT 02 AREARESTAURANT 03 AREATOTAL SITE B BUILDING AREA

PARKING REQUIRED(RESTAURANT)

PARKING REQUIRED(HOTEL)(±216 UNITS @ 500 S.F. UNIT)

PARKING PROVIDED

BICYCLE PARKING REQUIRED(RESTAURANT)

BICYCLE PARKING PROVIDED

COVERAGE

±3.24 HA.

±10,034 S.M.±325 S.M.±557 S.M.±557 S.M.

±11,474 S.M.

144 CARS10.0/100 S.M.

216 CARS1/ UNIT

379 SPACES3.67/100 S.M.

6 SPACES1/250 S.M.

8 SPACES

8.31%

±8.01 ACRES

±108,000 S.F. ±3,500 S.F.±6,000 S.F.±6,000 S.F.

±123,500 S.F.

3.07/1000 S.F.

TOTAL SITE A & B AREA

TOTAL BUILDING AREA

TOTAL PARKING REQUIRED

TOTAL PARKING PROVIDED

COVERAGE

±18.45 HA.

±52,874 S.M.

1737 CARS

2093 CARS3.96/100 S.M.

23.90 %

±45.59 ACRES

±569,128 S.F.

3.68/1000 S.F.

NOTESSITE GRADING AND ENTRANCE LOCATIONS TO BE CONFIRMED.ROUNDABOUT LOCATION AND DESIGN TO BE CONFIRMED BY CITY.EXTENT OF M.T.O. JURISDICTION TO BE CONFIRMED ALONG PALLADIUMDRIVE.

STATISTICSSITE A AREASITE B AREAFEEDMILL CREEK BUFFER AREAOUTPARCEL 01 AREAPOND AREABLOCK 23 AREATOTAL SITE AREA

SITE A AREA

BUILDING 01 AREABUILDING 02 AREABUILDING 03 AREABUILDING 04 AREABUILDING 05 AREABUILDING 06 AREABUILDING 07 AREABUILDING 08 AREABUILDING 09 AREABUILDING 10 AREABUILDING 11 AREABUILDING 12 AREABUILDING 13 AREABUILDING 14 AREATOTAL SITE A BUILDING AREA

BUILDING 01 LEASEABLE AREABUILDING 02 LEASEABLE AREABUILDING 03 LEASEABLE AREABUILDING 04 LEASEABLE AREABUILDING 05 LEASEABLE AREABUILDING 06 LEASEABLE AREABUILDING 07 LEASEABLE AREABUILDING 08 LEASEABLE AREABUILDING 09 LEASEABLE AREABUILDING 10 LEASEABLE AREABUILDING 11 LEASEABLE AREABUILDING 12 LEASEABLE AREABUILDING 13 LEASEABLE AREABUILDING 14 LEASEABLE AREATOTAL SITE A LEASEABLE AREA

PARKING REQUIRED

PARKING PROVIDED

BICYCLE PARKING REQUIRED(SHOPPING CENTRE)

BICYCLE PARKING PROVIDED

COVERAGE

±37.58 ACRES±8.01 ACRES±9.25 ACRES±1.15 ACRES±2.56 ACRES±0.40 ACRES

±58.95 ACRES

±37.58 ACRES

±25,160 S.F.±39,387 S.F.±37,347 S.F.±26,723 S.F.±36,000 S.F.±16,000 S.F.±50,000 S.F.±59,975 S.F.±68,736 S.F.±14,400 S.F.±13,600 S.F.±20,400 S.F.±23,400 S.F.±14,500 S.F.

±445,628 S.F.

±23,800 S.F.±38,412 S.F.±36,372 S.F.±21,500 S.F.±28,250 S.F.±16,000 S.F.±48,100 S.F.±51,244 S.F.±61,478 S.F.±14,400 S.F.±13,600 S.F.±20,400 S.F.±23,400 S.F.±14,500 S.F.

±411,456 S.F.

4.17/1000 S.F.

±15.21 HA.±3.24 HA.±3.74 HA.±0.47 HA.±1.03 HA.±0.16 HA.

±23.86 HA.

±15.21 HA.

±2,337 S.M.±3,659 S.M.±3,470 S.M.±2,483 S.M.±3,345 S.M.±1,486 S.M.±4,645 S.M.±5,572 S.M.±6,386 S.M.±1,338 S.M.±1,263 S.M.±1,895 S.M.±2,174 S.M.±1,347 S.M.

±41,400 S.M.

±2,211 S.M.±3,569 S.M.±3,379 S.M.±1,997 S.M.±2,625 S.M.±1,486 S.M.±4,469 S.M.±4,761 S.M.±5,711 S.M.±1,338 S.M.±1,263 S.M.±1,895 S.M.±2,174 S.M.±1,347 S.M.

±38,226 S.M.

1,377 CARS3.6/100 S.M.

1,714 CARS4.48/100 S.M.

77 SPACES1/500 S.M.

80 SPACES

27.22%

01 18/01/2013 ISSUED FOR CO-ORDINATION NB

# DENOTES PROPOSED VEHICULAR DIRECTIONAL SIGNAGE LOCATIONS,"ALTERNATE BACKS" AT LOCATION #'S 1,3,8,11

Documents

URBAN DESIGN BRIEF / BOOKLET