URBAN DESIGN BRIEF · 2020-06-15 · Urban Design Brief | 689 Oxford Street West | London ON | February 2020 4 Figure 6 – viewing westerly into the future apartment tower site currently

URBAN DESIGN BRIEF

…. FOR …… 2399731 Ontario Limited c/o Westdell Development Corporation

…. in support an Official Plan and Zoning Bylaw Amendments

to permit a 22 storey – 166 unit residential apartment tower

– 3 level parking structure development.

…. at 689 Oxford Street West at Capulet Walk, in the City of London.

February 2020

Urban Design Brief | 689 Oxford Street West | London ON | February 2020

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SECTION 1 - LAND USE PLANNING CONTEXT

1.1 Subject Lands

Municipal Address: Owned by 2399731 Ontario Limited, a company

owned by “Westdell Development Corporation” the subject

property is known as 689 Oxford Street West at Capulet Walk,

located on the northwest quadrant. SEE Location Plan Figure 1.

This Urban Design Brief is in support of an Official Plan and Zoning

Bylaw Amendments to permit a 22 storey – 166 unit residential

apartment tower – 3 level parking structure development.

Site Features: 1.24 ha (3.1 acres) combined existing commercial

plaza and future apartment tower, however, the intention is to

sever the site to separate the apartment tower site would be 5681

m2 in area.

Lot Frontage on Capulet Walk – 101.8 m (334 feet) for the combined

site, but 8.0 m for the apartment tower.

Existing commercial plaza – 3051 m2 gross floor area - 1 storey

Existing parking spaces – 73 spaces = 1 space per 42 m2 gfa.

See photo Figure 2.

Site Characteristics:

• Topography – generally flat

• Layout – the site is irregularly shaped with limited frontage

along Capulet Walk

• Vegetation and Landscaping – There are no significant natural

heritage resources or hazards on the site.

• Existing Buildings – There are no existing buildings where

apartment tower is proposed.

Figure 1 – Location (above) Figure 2 –actual site (below)


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The client, 2399731 Ontario Limited, anticipates that this first

apartment tower may be one of three towers that would be

ultimately built on this quadrant of Capulet Walk and Oxford

Street West, replacing the existing commercial plaza.

The proposed zoning amendment would be to request the

RESIDENTIAL R9-7 ZONE with special provisions. These

regulations are set out in the Zoning Data Sheets in the

Appendix.

The current Official Plan designates the lands as Auto-

Oriented Commercial Corridor, which permits a broad range

of non-shopping centre oriented and travelling public based

commercial uses. Therefore an Official Plan Amendment

would be required.

The new London Plan establishes a TRANSIT VILLAGE ON A

MAIN STREET place type on the subject lands which permits a

broad range of mixed commercial and multi-family type

residential uses along major roads or Urban Thoroughfares,

such as Wonderland Road North and Oxford Street West

which carries about 30,000 vehicles per day. The Westdell

proposal would conform to the London Plan.

1.2 Proposed Development on specific site

• New Apartment tower building - Number of Dwelling

Units– 166

• Building Height – 22 storeys – 64 m maximum

• Dwelling unit living areas – 84 -1 bedroom units and 82-2

bedroom units ranging in unit floor area size from 67 m2 to

109 m2

• A connecting multi-use trail though the apartment tower

site to connect the open space storm water management

pond feature located to the north and west of the subject

site, to Oxford Street West.

• 166 parking spaces mostly in a 3-storey parking structure

that serves as a crash barrier for the CN Rail.

• 127 Bicycle spaces

• Accessing through the north drive aisle of the existing

commercial plaza

• Ground floor building area for new apartment building -

771 m2

• Lot coverage – 14 % for building and 33% for parking

structure, total 47%

• Landscaped Area –1374 m2

• Landscaped Open Space Coverage – 24%

• Parking – structure of 3 levels accommodating 166 spaces

including Visitor and Barrier Free

• Total parking and parking per unit – 166 spaces = 1 space

per unit

• Density – 166 units divided by 0.5681 = 293 units per ha

1.3 Design Goals & Objectives

The Planning and Design Goals and Objectives are as follows:

• To provide an attractive residential apartment tower

• To provide for private market affordable housing


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• To be compatible with the scale and form of surrounding

existing lower intensity commercial and residential uses, and

future commercial uses and intensities;

• To visually enhance and functionally ameliorate the land uses

and streetscapes at the westerly terminus of the future Rapid

Transit Boulevard where the Site is located.

SURROUNDING LAND USE

• to the south and west, CN Railway above grade height

of subject site and Oxford Street West a 4 lane arterial

major street of the City,

• to the north, residential (medium density -

condominium) and zoned R5-4 and R6-4. SEE Figure 12.

• to the east, commercial stand-alone buildings zoned

R5-4 and R6-4. SEE FIGURES 8 thru 10.

• to the south, CN Railway, Oxford Street West arterial

roadway and veterinary clinic and zoned R1-9. SEE

FIGURES 3 THRU7.

Figure 3 – photo looking south across front parking lot of

commercial plaza with, Capulet Walk on left and CN Rail line

at back.

Figure 4 – viewing easterly across parking lot on south side

commercial plaza – on right is Oxford Street West.

Figure 5 – viewing southerly across rear yard and loading area

of commercial plaza showing CN Rail in background. This area

provides part of the future main access to the apartment

tower site.


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Figure 6 – viewing westerly into the future apartment tower

site currently occupied by steel container storage units, with

CN Rail on left behind hedgerow.

Figure 7 – viewing west further into the proposed future apartment tower site.

Figure 8 – viewing east from west end of proposed future apartment tower site with open storage for autos on left separated by chain link fence and CN Rail on left.

Figure 9 – viewing west from Capulet Walk showing private access road of plaza that would become the main entrance to the proposed future apartment tower which would be at the back of site upper centre.


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Figure 10 – viewing west from west boundary of proposed future apartment tower site, showing the City owned storm water management pond and open space.

Figure 11 – viewing south over commercial parking lot, Capulet Walk and commercial businesses along auto service and storage east side of Capulet Walk. Foreground is future access for apartment tower.

Figure 12 – viewing southwest into the Highview Residences nursing home adjacent to the north of subject site.

1.4 Design Response to City Documents

1989 OFFICIAL PLAN

On Schedule A, Land Use designates the lands as DOWNTOWN

AREA and states… . “The Downtown is the primary multi‐functional

activity centre serving the City of London and the surrounding area,

comprising much of southwestern Ontario. It contains regionally

significant office, retail, service, government recreational,

entertainment and cultural facilities and is distinguished from other

areas in the City by its concentration of employment and its

intensive, multi‐functional land use pattern…………….”


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Section 4.1.7. sets out the Scale of Development stating that …

“The Downtown will accommodate the greatest height and density

of retail, service, office and residential development permitted

within the City of London. i) Development in the Downtown may be

permitted up to a maximum floor area ratio of 10:1 for commercial

uses and will normally not exceed 350 units per hectare (140 units

per acre) for residential uses. Increases in density may be permitted

without amendment to this Plan provided the proposal satisfies

density bonusing provisions …….”.

Section 4.1.1 sets out Planning Objectives and the York proposal

serves a specific objective of, “Encourage growth in the residential

population of the Downtown ………..through new development ……

Section 4.1.2 sets out Urban Design Objectives and the York

proposal “promote(s) a high standard of design for buildings to be

constructed in the strategic or prominent locations of the

Downtown”, exercises allowing “flexibility for individual design

creativity and innovation”; complementing the “appearance and

function of ….. public open spaces that are adjacent to the site”,

such as the laneway (although private); not obstructing view

corridors to natural features and landmarks; and providing “for

continuity and harmony in architectural style with adjacent uses

that have a distinctive or attractive visual identity ..”.

Section 11 of the Official Plan sets out Urban Design Policies for

and the following is an explanation of how the relevant policies are

satisfied.

Site and building design to produce and attractive and aesthetically

pleasing residential-commercial development with architectural

harmony, by:

• The use of high quality materials;

• Front façade step-backs and a shadow study analysis, so as

to not significantly adversely impact adjacent properties for

sunlight access;

• A strategic Landscape Design that enhances the appearance

of building, and enhance streetscapes and pedestrian

areas;

• Ensuring all components are handicap accessible and with

barrier free parking;

• Providing Parking and Loading facilities;

• Through the study of Noise and analysis of potential

adverse noise conditions, the use of building design

noise attenuation measures;

• Incorporating waste reduction facilities

Bonusing

Because the 2 9 3 u p h a DENSITY of the proposed

development would exceed the standard 150 uph permitted in

the suburban London, meeting the bonusing criteria is required to


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attain the desired density. Section 19.4.4 of the Official Plan which

pertains to bonusing states:

“Facilities, services or matters that would be provided in

consideration of a height or density bonus should be reasonable,

in terms of their cost/benefit implications, for both the City and

the developer and must result in a benefit to the general public

and/or an enhancement of the design or amenities of a

development to the extent that a greater density or height is

warranted.”

Bonus features include the following ten criteria. The York

proposal fulfills a number of the criteria 6 of the 10 criteria which

are bolded below:

Bonus features are based on ten criteria. The proposed

development fulfills a number of the criteria, specifically I, iii, iv, v,

viii and x. which are bolded below:

i. the provision of the development of affordable housing;

Satisfied by the provision of smaller less costly dwelling units and

rental tenure.

ii. the provision of common open space that is

functional for active or passive recreational use;

iii. the provision of underground parking;

Partly satisfied by the provision of 3-level parking structure that

also acts as a buffer from Railway.

iv. encourage aesthetically attractive residential

developments through the enhanced provision of

landscaped open space;

Satisfied by front yard and entrance way and rear yard adjacent

to SWM feature.

v. the provision of, and improved access to, public open

space, supplementary to any parkland dedication

requirements;

Satisfied by prominent pedestrian connection from west limit to

Oxford Street

vi. support the provision of employment‐related day care

facilities;

vii. support the preservation of structures and/or districts

identified as being of cultural heritage value or interest

by the City of London;

viii. support innovative and environmentally sensitive

development which incorporates notable design

features, promotes energy conservation, waste and

water recycling and use of public transit;

Satisfied by the provision design of building, three storey

parking structure , long term storage bicycle storage area,

adjacency to public transit at a transit village. Building features

are to include water saving and efficient waste dispoal.

ix. support the preservation of natural areas and/or features;

and

x. support the provision of design features that provide for

universal accessibility in new construction and/or


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redevelopment.

With the recent changes to the Ontario Building Code and

the Accessibility for Ontario Disabilities Act (AODO) in

conjunction with the City’s Accessibility Design

standards, universally accessible is a necessity and will be

required as part of other approvals, and therefore this

criteria is satisfied.

THE LONDON PLAN

The London Plan place type is TRANSIT VILLAGE.

Policy 806 sets out the VISION of Transit Villages which will be

“exceptionally designed, high-density mixed-use urban

neighbourhoods connected by rapid transit to the Downtown and

each other. They will be occupied by extensive retail and commercial

services and will allow for substantial office spaces, resulting in

complete communities. Adding to their interest and vitality, Transit

Villages will offer entertainment and recreational services as well as

public parkettes, plazas and sitting areas. All of this will be tied

together with an exceptionally designed, pedestrian-oriented form

of development that connects to the centrally located transit

station. “

Policy 807 sets out the role within the City structure stating that:

“Second only to the Downtown in terms of the mix of uses and

intensity of development that is permitted, Transit Villages are

major mixed-use destinations with centrally located rapid transit

stations. These stations will form focal points to the Transit Village

neighbourhood.”

With that background, the more specific policies are:

Policy 808 is about support for the rapid transit system, by

“....providing a higher density of people living, working, and

shopping in close proximity to high-quality transit service. Through

pedestrian oriented and cycling-supported development and design,

Transit Villages support a healthy lifestyle ……..”

The high density nature of the Westdell proposal contributes to

achieving this policy.

Policy 809 is about Transit Villages … “being located in existing built-

up areas. However, all of these locations have opportunities for

significant infill, redevelopment, and an overall more efficient use of

the land. A more compact, efficient built form is essential to support

our transit system and create an environment that places the

pedestrian and transit user first.

The high density nature of the Westdell proposal contributes to

achieving this policy.

Policy 810 sets out 11 policy directions on how to achieve the above

policies. The more relevant ones to the Westdell proposal and what

reasons conformity with the London Plan, are summarized

• Plan for intense, mixed-use development around transit

stations within Transit Villages. This may involve significant

restructuring and redevelopment of existing, often single

use commercial complexes at these locations.

• Transition height and intensity between transit stations and

surrounding neighbourhoods.


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• Plan for high-quality urban park spaces, plazas, and seating

areas.

• Plan for retail and service commercial uses, plaza spaces

and attractive outdoor seating areas, accessible to the

public, located adjacent to transit stations.

• Support the provision of a choice of dwelling types with

varying locations, size, affordability, tenure, design, and

accessibility, so that a broad range of housing requirements

are satisfied, including those for families.

PERMITTED USES

Policy 811 sets out uses permitted within the Transit Village Place

Type:

1. A broad range of residential, retail, service, office, cultural,

institutional, hospitality, entertainment, recreational, ……………… .

2. Mixed-use buildings will be encouraged.

3. Where there is a mix of uses within an individual building, retail

and service uses will be encouraged to front the street at grade.

The overall concept of the Westdell proposal comprising 3

buildings, one of which is mixed use meets these policy objectives.

Policy 813 sets out policy on INTENSITY as follows:

1. Buildings within the Transit Village Place Type will be a minimum

of either two storeys or eight metres in height and will not exceed 15

storeys in height. Type 2 Bonus Zoning beyond this limit, up to 22

storeys, may be permitted in conformity with the Our Tools policies

of this Plan.

The Westdell proposal is about 22 storeys and seeks qualifying for

Type 2 Bonusing.

Policy 814 sets out policy on FORM as follows:

• High-quality architectural design

• Buildings and the public realm will be designed to be

pedestrian, cycling and transit-supportive through building

orientation, location of entrances, clearly marked pedestrian

pathways, widened sidewalks, cycling infrastructure, and

general site layout that reinforces pedestrian safety and

easy navigation.

• Convenient pedestrian access to transit stations will be a

primary design principle within Transit Villages.

The Westdell proposal is of high quality architectural design seeks

to be fulfilled (and meet the FORM policies) at Site Plan Approval.

A pedestrian route is proposed that joins the west edge of the site

to Oxford Street and the future transit village in two directions (

via Oxford Street and via Capulet Walk and Lane. Bicycle storage

is emphasized.

Policy 819 requires the applicant to show, through the use of a

concept plan that considers the subject site and surrounding lands,

how the proposed development will support and not undermine the

long-term vision for the Transit Village.

The Westdell proposal is supportive of the over Transit Village

place type with the intensity of development proposed. The site


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can develop on its own without much dependency on the focus of

the Transit Village place type being located more to the east. The

subject lands are located at the westerly most limits of the place

type and has its own separation by the public street of Capulet

Walk. A concept is provided for the subject Westdell lands post

commercial plaza existing, comprising three buildings.

Policy 1646 sets out the Type 1 Bonus criteria which have to be met

to qualify for Type 2 Bonus, and comprise:

• When the proposed development is at the upper threshold

of the standard maximum height limit

• When there is a significant difference between the

proposed development and the surrounding existing uses

in terms of height, intensity or form.

• When there are significant compatibility and/or fit issues

that rely heavily upon mitigating measures for the proposed

development to represent good planning Part 2 of the Brief

describes many features that achieve the above policy

objectives.

The Westdell proposal of the one apartment tower meets the first

and second criteria but given the commercial and industrial nature

of adjacent land uses, the third criteria does not play out as

significant.

Policy 1652 sets out criteria for Type 2 Bonus Zoning and the more

relevant criteria that are being met by the Westdell proposal are

bolded.

1. Exceptional site and building design.

2. Cultural heritage resources designation and conservation.

3. Dedication of public open space.

4. Provision of off-site community amenities, such as parks, plazas,

civic spaces, or community facilities.

5. Community garden facilities that are available to the broader

neighbourhood.

6. Public art.

7. Cultural facilities accessible to the public.

8. Sustainable forms of development in pursuit of the Green and

Healthy City policies of this Plan.

9. Contribution to the development of transit amenities, features

and facilities.

10. Large quantities of secure bicycle parking, and cycling

infrastructure such as lockers and change rooms accessible to the

general public.

11. The provision of commuter parking facilities on site, available to

the general public.

12. Affordable housing.

13. Day care facilities, including child care facilities and family

centres within nearby schools.

14. Car parking, car sharing and bicycle sharing facilities all

accessible to the general public.


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15. Extraordinary tree planting, which may include large caliper tree

stock, a greater number of trees planted than required, or the

planting of rare tree species as appropriate.

16. Measures that enhance the Natural Heritage System, such as

Re-naturalization, buffers from natural heritage features that are

substantively greater than required, or restoration of natural

heritage features and functions.

17. Other facilities, services, or matters that provide substantive

public benefit.

In conclusion, four criterial being 1, 6, 9 and 12 are the basis of

meeting Type 2 Bonus.

The site design and building architecture have been developed

within the context of the LONDON PLAN CITY DESIGN section. City

Design objectives are set in the following:

1. Character 2. Street Network 3. Streetscapes 4. Public Space 5. Site Layout 6. Buildings Site Layout and Buildings are the focus of this analysis. SITE LAYOUT The Westdell proposal respects the physical and planned context

base of the Transit Village, and particularly residential development.

Proper landscaped and built form interfaces with adjacent land uses

(sections 252-254) can be seen in the site design and architectural

elevations and will be further developed at the Site Plan Approval

stage of development. .

The pedestrian system facilitating movement within the site and

connection to adjacent sites and the surrounding blocks (Section

255) establishes connectivity and safe movement within the sites

for pedestrians.

The placement of the building at the building line of King Street

creates the edge for a street wall, contributing to the gaining a

sense of enclosure and comfortable pedestrian environment.

Loading, garbage and other service areas are located at the

northern area of the site. Garbage collection and storage facilities

enclosures would be provided.

BUILDINGS Being and “interior” site, no blank walls are proposed along the

street edges. The step back of the higher floors above the fifth on

the east elevation and change of materials and colours, combine to

achieve scale relationships that would be pedestrian comfortable.

Rooftop utility equipment would be screened from view with

equipment through facades or to be enclosed within the structure

of the buildings and integrated into the overall building design.

A diversity of materials is intended in the design of buildings to

visually break up massing, reduce visual bulk and add interest to the

building design. Transparent glass is used abundantly on the

majority of the elevations.


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CURRENT ZONING

The existing combination zoning is HIGHWAY SERVICE - HS1

and HS3 and RESTRICTED SERVICE COMMERICAL- RSC1 and

RSC4 which permits a broad range of commercial uses. These

zones do not permit residential apartment development and

therefore a rezoning is required to add a suitable RESIDENTIAL

zone to the existing commercial zoning.

The proposed zoning amendment would be to request the

RESIDENTIAL R9 -7 ZONE with special provisions. These

regulations are set out on the Site Plan in the site design table.

The recommended zone for the subject lands would be the

RESIDENTIAL R9-7 (**special provision) being as follows;

The proposed zoning amendment would be to make

2 requests as follows.

A. the RESIDENTIAL R9 -7 ZONE with special provisions.

These regulations are set out on the Zoning Data Sheet

in Appendix and stated below.

The recommended zone for the APARTMENT TOWER lands would

be the RESIDENTIAL R9-7 (**special provision) being as follows;

1. LOT FRONTAGE - 8.0 m minimum;

2. INTERIOR SIDE YARD DEPTH (m) –

a) For apartment building on north side – 5.8 m – say

5.0 m minimum requested for flexibility; b) For parking structure on north side – 1.73 m – say 1.7 m minimum

requested for flexibility;

c) For apartment building on south side – 8.8 m – say 8.0 m minimum

requested for flexibility;

3. LANDSCAPED OPEN SPACE (%) MINIMUM -- from 30% to 24%;

4. LOT COVERAGE (%) - MAXIMUM - from 30% maximum to 47%

including parking structures;

5. DENSITY – UNITS PER HECTARE – MAXIMUM – from 150 to 293;

6. OFF-STREET PARKING – minimum - 166 spaces.

B. the existing Commercial zoning is to be maintained for

the existing commercial plaza but requires special

provisions.

The recommended zone for the EXISTING COMMERCIAL PLAZA

lands is the HIGHWAY SERVICE - HS1 and HS3 and RESTRICTED

SERVICE COMMERICAL- RSC1 and RSC4 (**special provision) being

as follows;

1. INTERIOR SIDE YARD DEPTH (m) – 1.0 m minimum

2. LANDSCAPED OPEN SPACE (%) -- 8 % minimum

3. LOT COVERAGE (%) - 46% maximum

4. OFF-STREET PARKING – 73 spaces minimum.

1.5 Spatial Analysis

The Westdell proposal is located in the Capulet Neighbourhood.

1.5.1 Community Context - 400m & 800m

The spatial analysis maps below show the community context.


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The 400 m radius Map shows the roads and streets with sidewalks.

The notable features are the commercial node on all four quadrants

of the Oxford - Wonderland intersection. Particularly on the north

east quadrant major commercial uses comprising, Costco, LCBO and

Sobeys food store are located.

The 800 m radius map shows more of the same.

The two Spatial Analysis Maps are shown on the

following two pages.

1.5.2 SWOT ANALYSIS

A brief account of strengths, weaknesses, opportunities and threats

(SWOT) analysis of the site/proposal and its relation to the

surrounding neighbourhood is outlined below:

STRENGTHS

• The location of the proposed development would contribute to

the Transit Village place type development ;

• The overall site is of a reasonable size, shape and area to

accommodate the intended3-buidling residential re-

development.

• Located on a potential future rapid transit route and terminus.

• Good location for Affordable housing potential that has a close

interface with significant public transit availability.

WEAKNESSES

• The irregular shape poses challenges for the first apartment

building design.

• The CN Railway adjacent on the southwest causes some

constraints on building location

OPPORTUNITIES

• Build on the above mentioned strengths

• Replace an ugly under-utilized commercial-industrial open

storage -parking lot area and eventually a 1 storey commercial

building.

• Improve walkability of the area by creating pedestrian

connection through the site from north =west to southeast.

• Great location for affordable housing

THREATS

• The fulfilment of the overall conceptual site plan.

Oakridge Acres

Neighbourhood

Huntington Neighbourhood

Costco

Apartment building complex

Cannabis retail store

Restaurants

Townhouses

Highview Seniors Home

Auto Dealerships

Stormwater Management

Facility

Oakridge Acres

Neighbourhood

Capulet

Neighbourhood

Huntington

Neighbourhood

Proudfoot

High rise

Neighbour

-hood


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SECTION 2 - DESIGN

2.1 Site Design:

It should be noted that this proposal represents the first building

of three apartment buildings planned for this site. The intent is to

provide a conceptual plan for the remaining portion of lands

fronting Capulet Walk and Oxford Street West. The proposed high

density apartment complex is within the rear portion of the

severed parcel of existing commercial zoned lands.

The overall Conceptual Site is in the Appendix.

The development is situated at the intersection of Oxford Street

west and Capulet Walk, north/west corner.

In the immediate vicinity, are several existing highrise apartments,

senior care facility and commercial building along Oxford Street and

Wonderland Road. Further north and west of the site are existing

townhouse developments and single family homes.

The placement of the apartment building has been restricted by

required setbacks. This has dictated the shape of the structure:

• 30m minimum setback from rear (south/west) property

line, adjacent to the CN rail line. This setback is per ‘Guidelines for

New Developments in Proximity to Railway Operations’.

• Setback from existing commercial directly east of the

proposed apartment, to accommodate drive lane, sidewalk, parking

stalls and building entrance. Our program directive was to retain the

existing commercial for the foreseeable future.

• 5.8m setback from north property boundary.

Parking deck is provided at the rear of the property, parallel to the

existing railway lands. A safety ‘crash’ wall has been incorporated

into the parking deck as part of railway guidelines.

Direct access is provided by a retained lane adjacent to the north

property boundary. A future secondary access is being

contemplated at the severed lands, via a lane within the future

development.

The main entrance to the apartment building is accessible to

pedestrians from Capulet Walk along the north property boundary

and from Oxford Street to the south.

The site is situated in close proximity to LTC bus stops at Capulet

Lane and Oxford Street. A transportation node is being considered

at Oxford Street between Capulet Walk and Capulet Lane.

2.2 Built Form:

Built form is largely dictated by the setback restrictions, i.e. existing

commercial component to the east, 30m minimum setback from

railway lands and minimal setback from the north property line.

Parking deck along the rear/southwest, is hidden from the Oxford

street view by the railway berm and existing commercial plaza from

Capulet Walk.


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2.3 Massing, Articulation and Architectural Treatment:

Again, overall building massing and design reflects the site

constraints. The opportunity to provide enhanced podium

articulation was limited because of these site setback constraints.

We have, however, articulated the building corners at the first 4

floors by creating terraces and defined the base with distinct colour

treatment.

Visual interest has been created with additional colour variation,

vertical colour articulation and punctuation with glazing and

balconies.

Enhanced colour treatment varies from elevation to elevation,

depending on viewpoint. Further definition of the top of the

building corners has been achieved by setbacks at the 20th, 21st

and 22nd floors.

Increased spandrel glazing, creatively placed colour breaks and

varying parapet heights help articulate the top. A strong vertical

element culminates at the main entrance canopy and fully glazed

entry.

2.4 Lighting and Signage:

A lighting plan will be submitted at a more advance stage of the Site

Plan Approval process.

The intention is to provide a reasonable amount of site lighting to

ensure the safe and secure movement of pedestrians along all

walkways and parking areas.

All lighting will be night sky friendly and great care will be taken to

minimize light trespass on neighbouring properties.

Enhanced lighting will be provided to define the project entrance at

Capulet Walk. Signage has not been considered at this point but will

be limited to project entrance and on-site way finding.

2.5 Access & Servicing: The principal access to the site is provided from Capulet Walk. A secondary access is being considered within the future

development.

Service access for loading and garbage has been confined to the

north side of the building.

Bicycle access is by entrance lane and shared with the walkways to

Oxford Street and Capulet Walk.

Secure bicycle storage is provided at ground floor level within the

apartment building.

2.6 Landscaping:

The Landscape Plan will be submitted by a Landscape Architect as

part of the Site Plan Approval process.

The plan is to have green space with seating areas and light

standards, at the rear portion of the property with access from all

walkways.

The intent is to allow an access for private and public use, to a City

pathway to the open space located just northwest of the proposed

development.


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The project is also in close proximity to Capulet Park, northeast of

the proposed development.

All surface parking islands will be landscaped.

The proposed walkways will provide direct connections to transit at

Oxford Street and Capulet Lane.

2.7 Shadow Study

The graphics and plans are under separate cover due to file size. The

slender nature of the point tower type building offsets adverse

impact of shadowing for the lands to the north, even in the winter.

[THE END]

COUNTY OF MIDDLESEX

IN THE

CITY OF LONDON

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2020 10864

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DRAWN:

FILE No:

AS NOTED

JAN. 1, 2019

Project Name

C.T.

2019-2530

C.T.

2019-2530A1.DWG

Existing ConditionsPlan

London, Ontario

SPAN

C a

p u

l e

t W a

l k

Existing 1 StoreyCommercial Plaza

SURVEY/BOUNDARY INFORMATION TAKEN FROMPLAN PREPARED BY GIBSON SURVEYING INC.,FILE No. 18-1173, PREPARED FEB. 1, 2019.THIS PLAN TO READ INCONJUNCTION WITH THEGRADING AND SITE SERVICES PLANS PREPAREDBY DRIVEN ENGINEERING.REFER TO LANDSCAPING PLAN FOR ALLLANDSCAPE FEATURES

Site PlanSCALE 1 : 300

O x f o r d S t r e e t W e s t

R9000

6700

1500

1 JAN.17/19

REVISE SITE PEROWNER REVIEW

2 JAN.24/19


G./R.PLAZA

3 APR.5/19

REVISE SITE PER LEGALSURVEY

4 APR.20/19

REVISE SITE/BLDG. PERCN 3m SETBACK

N76°15'35"W

WestdellDevelopment Corp.

782 RICHMOND ST., LONDON, ON

3037

22 Storey166 Unit

Apartment

A1.2

AA

A1.2AA

7000

PROPOSED SEVERANCELINE PHASE 1

FUTUREPHASE 2

N19°46'35"W

5 MAY9/19

COMP. NOTES, REVISEDATA PER PROP. SEV.

PROPOSED CONC.WALKWAY

REMOVE EXIST. CURB

RSC6 ZONING

FR3

MATCH EXIST. GRADE ATPROPERTY LINE -TYP.

REMOVE PORTION OFEXIST. BLDG. TOPERMIT NEW CURB

SUBJECTSITE

OXFORD ST W

BEAVERBROOKE AVE

WON

DERL

AND

RD

N

CAPU

LET

LANE

BLYT

HWOO

D RD

BLYTHWOOD RD

Key PlanN.T.S.

CAPU

LET

WK

PHASE 1 & 2 SURVEY INFO:

A1.2BBA1.2

BB

B.A 3051m² (32842ft²) 45.46%SITE AREA 6710.51m²

BDLG. HEIGHT4.92m (T/O CANOPY)

4.33m (T/O OVERALL PARAPET)

76.594

144.845

36.885

4075523804

7000

7523

9

4516

2140

0

4075523804

7000

2405

8000

3063 5527 9523 5500

1066

5576

6 OCT.26/19

SEVERED PROP. INFO.PER CITY COMMENTS

R.Tomè & Associate Inc.51 Wimbledon CourtLondon ON N6C 5C9

t. [email protected]

Associate

4-520 WELLINGTON STREET, LONDON, ONTARIO N6A 3R2

TEL: 519 433-2863 [email protected] FAX: 519 432-2020

Parking Deck

689 Oxford St. W.ExistingCommercial -Future Phase II

EXIST. C

ONC. S

IDEW

ALK

EXIST. CONC. SIDEWALK

EXIST. C

ONC. S

IDEW

ALK

7 NOV.13/19

SEVERED PROP., EXIST.COMMERCIAL ONLY



Associate

DATENo.

REVISION





A1.2PROJECT No:

REVIEWED:

Drawing Title

DATE:

SCALE:

DRAWN:

FILE No:

AS NOTED

JAN. 1, 2019

Project Name

C.T.

19-####

C.T.

19-####A1.DWG

London, Ontario

SPA



PreliminarySite Sections

GROUND FL.FIN. SLAB

FFE 216.75

2ND FL.

3RD FL.

4TH FL.

5TH FL.

6TH FL.

7TH FL.

8TH FL.

9TH FL.

10TH FL.

11TH FL.

12TH FL.

13TH FL.

14TH FL.

15TH FL.

16TH FL.

ROOF SLAB @PERIMETER

17TH FL.

18TH FL.

19TH FL.

20TH FL.

21ST FL.

22ND FL.

ROOF SLAB @MACH. ROOM

WAL

KWAY

SCALE 1 : 300

Site Section BBTHIS PLAN TO READ INCONJUNCTION WITH THEGRADING AND SITE SERVICES PLANS PREPAREDBY DRIVEN ENGINEERING.

30000

6344

0

SETBACK PER CN GUIDELINES

5695±

LINE OF EXIST.GRADE AT CROSSSECTION

LINE OF EXIST.GRADE AT CROSSSECTION

6556

GROUND FL.FIN. SLAB

FFE 216.75

2ND FL.

3RD FL.

4TH FL.

5TH FL.

6TH FL.

7TH FL.

8TH FL.

9TH FL.

10TH FL.

11TH FL.

12TH FL.

13TH FL.

14TH FL.

15TH FL.

16TH FL.

ROOF SLAB @PERIMETER

17TH FL.

18TH FL.

19TH FL.

20TH FL.

21ST FL.

22ND FL.

ROOF SLAB @MACH. ROOM

6344

0

PROP

ERTY

LINE

PROP

OSED

SEV

ERAN

CE L

INE

℄ CAPULET WALK

EXISTING

SIDEW

ALK

℄ DRIVEWAY

℄ DRIVEWAY

SCALE 1 : 300

Site Section AATHIS PLAN TO READ INCONJUNCTION WITH THEGRADING AND SITE SERVICES PLANS PREPAREDBY DRIVEN ENGINEERING.

5474±

6400±

1 OCT.26/19

ADD CROSS SECT. AAPER CITY COMMENTS

4920



689 Oxford St. W.Proposed Phase 1Residential Tower

COUNTY OF MIDDLESEX

IN THE

CITY OF LONDON

REGISTERED PLAN No. 243(C)LOTS 1 & 2

OF PART OFPLAN OF SURVEY

"PART 1"

METRES

2020 10864

LANDSCAPEDAMENITY AREA

PROJECT

NORTH

DATENo.

REVISION





A1.1PROJECT No:

REVIEWED:

Drawing Title

DATE:

SCALE:

DRAWN:

FILE No:

AS NOTED

JAN. 1, 2019

Project Name

C.T.

2019-2530

C.T.

2019-2530A1.DWG

PreliminarySite Plan Proposal

London, Ontario

SPAN

5800

30m RAILWAY

SETBACK LINE

30m RAILWAY

SETBACK LINE

250

6700

C a

p u

l e

t W a

l k

Existing 1 StoreyCommercial Plaza

SURVEY/BOUNDARY INFORMATION TAKEN FROMPLAN PREPARED BY GIBSON SURVEYING INC.,FILE No. 18-1173, PREPARED FEB. 1, 2019.THIS PLAN TO READ INCONJUNCTION WITH THEGRADING AND SITE SERVICES PLANS PREPAREDBY DRIVEN ENGINEERING.REFER TO LANDSCAPING PLAN FOR ALLLANDSCAPE FEATURES

Site PlanSCALE 1 : 300

O x f o r d S t r e e t W e s t

R9000

6700

1500

1 JAN.17/19


2 JAN.24/19


7000

G./R.PLAZA

3 APR.5/19

REVISE SITE PER LEGALSURVEY

4 APR.20/19

REVISE SITE/BLDG. PERCN 3m SETBACK

N76°15'35"W



3037

15003400

4

3400

2400

SERVICE/HANDLING

2

38000

55001800

22 Storey166 Unit

Apartment

30100

B.A 770.76m²(8296.66ft²)

DROP-OFF w/BARRIER-FREECURB

3400 1

AMENITYROOM

GARBAGE/RECYCLINGROOM

HANDLINGROOM

MECH./ELECT.

BICYCLESTORAGE

AMENITY/EXERCISEROOM

EXIT

STBS

GPP

EXIT

BL.

31364

WALK

WAYA1.2

BB

A1.2BB

8773 7000

PROPOSED SEVERANCELINE PHASE 1

FUTUREPHASE 2

N19°46'35"W

5 MAY9/19

COMP. NOTES, REVISEDATA PER PROP. SEV.

1735

104005

25230

68289 42998

SIDEWALK NOT PERMITTED

PER CN RAIL GUIDELINES

CONC. WALKWAY

REFER TO LANDSCAPINGPLAN FOR ALL LANDSCAPEFEATURES

LINE OF BLDG.

PROJECTIONABOVE

PROPOSED CONC.WALKWAY

REMOVE EXIST. CURB

BL.

RSC6 ZONING

PATIO

HPS

GARBAGE PICK-UP PAD:GARBAGE TO BE STOREDINDOORS UNTILCOLLECTION DAY

BALCONYABOVE

ASPHALTPAVING

FIRE FIGHTERPRINCIPAL ENTRYBARRIER-FREE

BENCHEDASPHALT

BENCHEDASPHALT

FR3


NOTE:PROVIDE BENCHED ASPHALTAT ALL BARRIER FREEPARKING SPACES AND DROPOFF AREA


PATIO

PATIO

BFC

BENCHED ASPHALTAT BARRIER FREEPARKING

1500

2400 2700

BFC

BFC

BFC

CENTRE OF FIREROUTE

HEAVY DUTY ASPHALT

REMOVE PORTION OFEXIST. BLDG. TOPERMIT NEW CURB

FR3

FR3

BALCONYABOVE

SUBJECTSITE

OXFORD ST W

BEAVERBROOKE AVE

WON

DERL

AND

RD

N

CAPU

LET

LANE

BLYT

HWOO

D RD

BLYTHWOOD RD

Key PlanN.T.S.

CAPU

LET

WK

PHASE 1 & 2 SURVEY INFO:

LegendG.P.P. GARBAGE PICK-UP PAD.

GARBAGE TO BE STORED INDOORS UNTILCOLLECTION DAY AND MOVED TO PICK-UP AREA.

B.F.C. BARRIER-FREE CURB WITH CURB TRANSITIONAND SLIP RESISTANT SURFACEPROVIDE DETECTABLE WARNING SURFACE PERFADS 4.4.8.2.

STBS SHORT TERM BICYCLE STORAGE RACK

S.C. SIAMESE CONNECTION

ARMOR STONE LANDSCAPE WALLREFER TO GRADING PLAN

R9000

SC

HPS

HPS

INDICATES FIRE ROUTE (6100 WIDE)

HPS INDICATES BARRIER-FREE PARKING SPACE SIGN

FRS FIRE ROUTE SIGN - FR1, FR2 & FR3AS PER CITY OF LONDON BY-LAW/GUIDELINES,TABLE 6.2, DESIGN STANDARDS FOR FIRE ROUTES

PARKING SPACE

VISITOR PARKING SPACE

A1.2AAA1.2

AA

76.594

144.845

36.885

4075523804

7000

7000

2405

8000

4185

1066

5576

6 OCT.26/19

SEVERED PROP. INFO.PER CITY COMMENTS



Associate



Parking Deck

689 Oxford St. W.Proposed Phase 1Residential Tower

BFC

EXIST. C

ONC. S

IDEW

ALK

EXIST. CONC. SIDEWALK

EXIST. C

ONC. S

IDEW

ALK

7 NOV.13/19

SEVERED PROP.,PHASE 1 ONLY