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URBAN DESIGN BRIEF 1030 CORONATION DRIVE
LONDON, ONTARIO
THE TRICAR GROUP
November, 2013
Urban Design Brief
The Tricar Group– 1030 Coronation Drive 2
Section 1 - Land Use Planning Context
1.1 Subject Lands
The subject lands are located east of Hyde Park Road and approximately 160 metres west of Coronation
Drive. The site includes an irregular shaped parcel with a total area of 1.065 ha (2.63 ac) and is part of a
larger block with frontage on Coronation Drive. The subject site is approximately 104 metres in depth
and is approximately 124 metres wide at its widest point. The subject site falls immediately west of
Tricar’s Northcliff at Hyde Park high density condominium tower. There is a buffer of commercial uses
fronting Hyde Park Road with an existing TSC hardware store directly southwest of the site while a
vacant land future commercial block is immediately adjacent to the west. Existing development in the
area also includes an established range of housing densities including single-family to the east and
townhomes to the south.
SUBJECT SITE
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The Tricar Group– 1030 Coronation Drive 3
Currently the subject lands are undeveloped with a relatively flat topography across the property. It has
been pre-graded with the adjacent site development and no structures currently exist on the site.
Looking east from Hyde Park Road
Looking north from South Carriage Road
Urban Design Brief
The Tricar Group– 1030 Coronation Drive 4
Looking west from Coronation Drive (shared access with Northcliff condominium tower)
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The Tricar Group– 1030 Coronation Drive 5
1.2 Proposed Development
The Official Plan land use designation on the subject property is Multi-Family, High Density Residential.
The site is currently zoned Residential (h-89)*(h-90)*R9-7/H45 with a 45 metre maximum building
height. Town and Country Development, the owner of the subject property, is proposing to develop a
39 unit townhome block.
The proposed townhomes will be located in close proximity to Hyde Park Road within the Hyde Park
Community. With the neighbourhood south of Gainsborough Road anchored by the existing high-
density apartment tower, there is a great opportunity to develop a proposed medium density complex
in a complimentary plan that will enhance the residential concentration while offering housing options
to prospective residents.
Proposed Site Plan
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The Tricar Group– 1030 Coronation Drive 6
1.3 Project Goals and Objectives
The goals and objectives of the proposed development include establishing an overall site design that
respects the urban design principles for this area by:
Providing a residential development that, through the combination of its massing,
orientation, pedestrian entrances, architectural detailing and material selection, will
blend well with the vision of the community;
Orientation to the arterial/collectors will serve the traffic needs and eliminate the
potential for short-cutting;
Creating an attractive interface between the units and the Northcliff tower by designing
an enhanced landscape that compliments the buildings and transitions the activity
within the units to the public realm;
Maintaining the privacy of the adjacent land owners to the north by orienting the units
nearest the property boundary in a rear facing position and providing the installation of
privacy fences; and
Adopting a land use plan that is compatible with the Official Plan.
1.4 Design Response to City Documents
The design policies relevant to the proposed development are taken from the City of London Official
Plan (Chapter 11), as amended by Official Plan Amendment No. 438. The subject lands are currently
designated Multi-Family High Density Residential under the City of London Official Plan (Schedule A).
The policies that are relevant to the proposed development are outlined below.
1.4.1 Medium Density Residential Policies
The Official Plan establishes the following policies with regard to Multi-family, Medium Density residential development:
i) Support the development of multi-family, medium density residential uses at locations which enhance the character and amenity of a residential area, and where there is safe and convenient access to public transit, shopping, public open space, recreation facilities and other urban amenities.
ii) Encourage the development of well-designed and visually attractive forms of multi-family, medium density housing.
iii) Promote the retention of desirable natural features through the appropriate location of buildings and parking areas.
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The Tricar Group– 1030 Coronation Drive 7
1.4.2 Urban Design Policies
The urban design principles, as set out under Section 11.1 of the Official Plan, that are relevant to the
subject site are discussed below:
a) Natural Features
There are no significant natural features associated with the subject site. Currently the
subject lands are undeveloped with a relatively flat topography across the property. It has
been pre-graded with the adjacent site development
b) Trees
There are no significant treed areas associated with the subject site.
c) Open Views
There are no open views associated with the subject site. The site is situated internally from
any public right-of-ways.
d) High Design Standards
It is anticipated that a high standard of design will be implemented for the proposed
development. Such design standards include, but are not limited to safe access for
pedestrians, public space amenities for interaction, best practices for built form design, and
a landscape plan designed to enhance connectivity, proximity and synergy with adjacent
land uses and built form.
e) Streetscape
Site access is provided via a shared access road to the Northcliff Condominium Tower.
There is no streetscape component to this project.
f) Access to Sunlight
The units proposed are three storeys and given their overall height will not have an impact
on adjoining properties to access sunlight.
g) Landscaping
Detailed planting beds are proposed for the front of each unit utilizing a combination of
perennials, ornamental grasses, shrubs and ornamental trees. Landscaping is proposed
along the visible side building façades, between rear and side yards and as screening for the
visitor parking spaces.
h) Building Positioning
The buildings have been positioned to create defined, usable and secure open space areas.
i) Parking and Loading
Surface parking will be provided on site.
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The Tricar Group– 1030 Coronation Drive 8
1.4.3 Hyde Park Urban Design Guidelines
The Hyde Park Urban Design Guidelines are intended to address structures which have frontage on a
public street. Many of the Guideline policies are not applicable to the subject proposal as the subject
property is on an internal private drive. However, to be consistent with the Official Plan policies and
meet the general intent of the pertinent policies of the Design Guidelines for Hyde Park, the following
design elements have been included in the design of the units for the subject site:
Garages do not dominate the internal streetscape. Front elevation garages have been designed
to be sensitive and to integrate with the building elevation and mass. Garages do not project
beyond the main front wall of the individual units. The width of the garage has been designed to
be proportional to the width of the unit.
Buildings and the roof line of units have been designed with rooftops of an identifiable shape.
No square or flat top roofs are proposed. A variety of roof silhouettes and shapes are proposed.
Diversity in architectural expression is proposed with building facades varied and articulated to
provide visual interest for pedestrians. A variety of building materials are proposed for different
units within any building. Window framing has been diversified such that units side by side have
quite different window treatments.
Canopies over doorways are proposed.
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The Tricar Group– 1030 Coronation Drive 9
1.5 Spatial Analysis
The subject site is comprised of an irregular shaped parcel located within a concentration of various
residential and commercial developments within the urban growth boundary. The lands west of the
property along Hyde Park Road are existing and future commercial uses. The existing community
located east and southeast of the subject lands includes low and high density residential uses.
Land Use Plan
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The Tricar Group– 1030 Coronation Drive 10
1.5.1 Site Spatial Analysis (400m)
Within the 400 m radii, Hyde Park Road provides existing and future commercial uses, as well as transit
connectivity including automobile, cycling and pedestrian routes. Access to the subject site will be
provided off of Coronation Drive. The community context within 400m of the subject lands is a mix of
developed and vacant land uses. Existing developments directly adjacent to the subject lands are
designated business district commercial and high density residential. A neighbourhood commercial
corridor runs along Hyde Park Road starting just south of South Carriage Road all the way up to
Gainsborough Road into the main intersection of Hyde Park, this corridor then continues down both
sides of Gainsborough Road. The west side of Hyde Park road consists of a mix of low and medium
density residential. A vacant block directly adjacent to the south of the subject site is site plan approved
for high density residential. Lands to the east and southeast consist of the Northcliff condominium
tower and additional low density residential.
400 metre radii
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The Tricar Group– 1030 Coronation Drive 11
1.5.2 Regional Spatial Analysis (800m)
The community context within 800m of the subject lands is similar to the use of lands within the 400m
radius in that it contains a mix of developed residential and commercial land; however there are some
different land uses that spread out beyond the 400m boundary. Low and high density residential
developments primarily occur east and southeast of the subject site. To the south of the site, there is
some vacant residentially designated land mixed in with an existing storm water management pond,
some commercial uses and a CP railway line. A public park southwest of the site provides a multi-use
trail that connects to Gainsborough Road to the north and a storm water management pond to the
south that eventually connects back into Hyde Park Road. Light industrial lands can be found between
the 400m and 800m boundaries both west and northwest of the site. Transportation hierarchies and
neighbourhood activity areas can be seen in the 800 metre radii map below.
800 metre radii
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The Tricar Group– 1030 Coronation Drive 12
1.5.3 SWOT Analysis
An analysis of the Strengths, Weaknesses, Opportunities and Threats (SWOT) presented by the
neighbourhood context and the proposed development can be summarized as follows:
Strengths
Appropriate location for medium density development;
Located within a high density residential designated area, which is adjacent to a mixed use
development, that includes low and medium residential and commercial uses;
Within walking distance to the Hyde Park neighbourhood commercial uses
Transit is currently available along Hyde Park Road, with bus stops located directly in front of
TSC (northbound) and at the intersection of Hyde Park Road and South Carriage Road
(southbound).
The site is set back from Hyde Park Road and Gainsborough Road which will help diminish
vehicular traffic noise for the site.
A potential future rear lane along the north property line will provide a spatial separation
between proposed residential uses and commercial uses which have frontage on Gainsborough
Road.
A potential public lane to the west can provide an emergency access route and could also
provide a means for Paratransit to service the site.
Weaknesses
Major hydro line running through site;
Potential for shadowing from existing apartment building to the east and future building to the
south;
Possible relocation of existing services.
Single access point at the terminal of an extended private lane.
Opportunities
Provide an opportunity to develop the proposed medium density in a complimentary plan that
will enhance the residential concentration while offering housing options to prospective
residents;
Provide potential pedestrian connection to existing commercial along Hyde Park Road;
Promote urban infill within the urban growth boundary.
Threats
There are no perceived threats at this stage of the development.
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The Tricar Group– 1030 Coronation Drive 13
1.5.4 Neighbourhood Character and Compatibility
The neighbourhood character in this area of the city is a mixture of single family subdivisions consisting
together with medium and high density apartment buildings. A small block of commercial development
occurs directly adjacent to the site.
Section 2 - Design Principles and Design Responses
2.1 Conceptual Design
The design objectives for the subject lands are:
i. Create a development that is sympathetic to the land uses existing and planned in the
neighbourhood.
ii. Create a development that will employ a high degree of urban design and architectural
principles.
iii. Provide well-connected landscape treatment and employ appropriate landscape
architectural design principles.
The goals outlined above have been achieved through appropriate building scale, the placement of
various elements on-site and inclusion of landscaped site elements.
Townhome Units
The proposed townhome units will be located within an internal block with access along an existing
private drive (Northcliff condominium tower) which connects to Coronation Drive. The townhomes will
be three storeys in height with a single car garage.
The architectural elements of the proposed units will consist of a mix of brick and siding. A mix of
window design will enhance the look of the townhomes by avoiding continuity and provide an
aesthetically pleasing look to the proposed units.
There will be no shadow impact on residential developments north of the development.
Landscape Open Space and Streetscape
Detailed planting beds are proposed for the front of each unit utilizing a combination of perennials,
ornamental grasses, shrubs and ornamental trees to enhance the front façade and highlight the
building’s architectural features. Additional landscaping is proposed along the visible side building
elevations to add interest to the built form. A selection of deciduous and coniferous trees are
strategically located to provide screening and separation between the units where necessary (rear yards
adjacent to a side yard and etc.). The visitor parking areas are also screened using a combination of
perennials, shrubs and ornamental trees. A privacy fence in combination with groupings of deciduous
and coniferous trees will provide screening along the property lines.
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The Tricar Group– 1030 Coronation Drive 14
2.2 Public Realm
Lands within the proposed development will be owned by the future condominium corporation. The
project does not front onto any public streets and site access is gained via a shared access road to the
Northcliff Condominium Tower. Therefore the opportunity to create public realm does not exist.
2.3 Sustainability
Sustainability measures for the proposed development could include the following strategies for the
building and the site:
Energy efficient appliances (Energy Star appliances, windows and doors; low flow toilets, etc.);
High efficiency HVAC (individual air handlers with ERVs and unit air conditioner);
Installation of native and drought tolerant plants;
Preservation of existing shrubs and trees wherever possible;
Strategic location of trees to provide shade for building and parking lots, which reduces cooling
costs and urban heat island effect;
Recycling and waste management;
Site is fully serviced;
Close to proposed schools and recreational opportunities.
Stantec Consulting Ltd. 600-171 Queens Avenue Urban Design Brief
London, ON N6A 5J7 The Tricar Group – 1030 Coronation Drive
Appendix A - Site Plan
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Stantec Consulting Ltd. 600-171 Queens Avenue Urban Design Brief
London, ON N6A 5J7 The Tricar Group – 1030 Coronation Drive
Appendix B - Landscape Plan
Stantec Consulting Ltd. 600-171 Queens Avenue Urban Design Brief
London, ON N6A 5J7 The Tricar Group – 1030 Coronation Drive
Appendix C - Elevations
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