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Urban Design Brief October 29, 2012 754 and 764 Waterloo Street and 354 Oxford Street East

Urban Design Brief 754 and 764 Waterloo Street and 354 Oxford Street East Northeast Corner of Waterloo Street and Oxford Street East Farhi Holdings Corporation

October 29, 2012


Zelinka Priamo Ltd. i

TABLE OF CONTENTS

Page No.

INTRODUCTION ............................................................................................................... 1 SECTION 1 – LAND USE PLANNING CONCEPT .......................................................... 1 1.1 The Subject Lands ................................................................................................. 1 1.2 The Proposal .......................................................................................................... 2 1.3 Design Goals and Objectives ................................................................................. 3 1.4 Design Response to City Documents ..................................................................... 3 1.5 Spatial Analysis ...................................................................................................... 9 SECTION 2 – DESIGN PRINCIPLES AND DESIGN RESPONSES .............................. 11 2.1 Conceptual Design ............................................................................................... 11 2.2 Public Realm ........................................................................................................ 11 2.3 Sustainability Techniques ..................................................................................... 11 2.4 Heritage Initiatives ................................................................................................ 12 APPENDIX A – SITE AND SURROUNDING PHOTOS


Zelinka Priamo Ltd. 1

INTRODUCTION

On behalf of Farhi Holdings Inc., Zelinka Priamo Ltd. has submitted applications to the City of London to amend the Official Plan and Zoning By-law to permit a pharmacy use on the north-easterly corner of Waterloo Street and Oxford Street East. This Urban Design Brief describes the design details of the proposed pharmacy use.

SECTION 1 – LAND USE PLANNING CONCEPT

1.1 THE SUBJECT LANDS

The subject lands include three properties, known municipally as 754 and 764 Waterloo Street and 354 Oxford Street East. These properties are all currently vacant and form a contiguous and roughly rectangular piece of land on the north-easterly corner of Oxford Street East and Waterloo Street (Figure 1). Together, the lands are approximately 2,665 square metres (0.66 acres) in area with approximately 54.9 metres (180 feet) of frontage along Oxford Street East and approximately 46.4 metres (152.3 feet) of frontage along Waterloo Street.

Figure 1 – Subject Lands



1.2 THE PROPOSAL

The proposed development consists of a 948sq.m (10,200 sq.ft) pharmacy with 34 associated parking spaces. A full-turns access is proposed off Waterloo Street while a three-quarter access is proposed off Oxford Street East. The four existing full-turns accesses and two private driveways will be closed.

The building has been located close to both street frontages. It has a faux entrance provided at the intersection to enhance the Bishop Hellmuth “gateway” location. The main entrance is located at the southeast corner of the building with direct pedestrian connections from the sidewalks on Oxford Street and Waterloo Street (Figure 2).

Figure 2 – Proposed Development



1.3 DESIGN GOALS AND OBJECTIVES

The overall goal of the project is to redevelop a vacant site in a highly urbanized area in a manner that respects the character of the existing community, in particular the Bishop Hellmuth District, and enhances the established streetscape environment.

The design objectives of the project include establishing a built form and site design which;

• is visually and functionally integrated into the larger community; • provides for the extension of the existing pedestrian street environment; • maintains the privacy of the adjacent residential land use to the north; • screens the loading area and a portion of the parking area from the pedestrian

environment along Oxford Street East; and • assists in enhancing the “gateway” into the Bishop Hellmuth District.

1.4 DESIGN RESPONSE TO CITY DOCUMENTS

Strategic Priorities

The City’s Vision as detailed the Strategic Priorities are;

“1. Economic Prosperity

2. Infrastructure Renewal and Expansion

3. Community Vitality

4. Environmental Leadership

5. Creative, Diverse and Innovative City

6. Progressive Transportation System

7. Managed and Balanced Growth

8. Financial Stability”

The design of the proposed development is consistent with these priorities. It would have the most noticeable effect of improving community vitality through the redevelopment of a vacant site in a long established neighbourhood.



Official Plan

The City of London Official Plan includes design criteria that are to be applied to new developments. Section 11.1.1 lists the design principles that are to be promoted in the preparation of development proposals. The individual principles listed do not always apply to specific development, depending on the location and characteristics of each proposal. How the proposed development addresses the relevant design principles for is addressed in the following;

iv) High Design Standards

The proposal is located in a prominent location along a major arterial roadway, close to central London. A high standard of design is appropriate for the site, and therefore the site has been designed to have the building close to the existing road allowances. The design also incorporates outsized brick-clad projections around the most prominent corners of the building, at the intersection and at the main entrance into the building.

v) Architectural Continuity

The surrounding neighbourhood has a distinctive and attractive visual identity that has been recognized by the establishment of the Bishop Hellmuth Heritage Conservation District Plan. Design considerations related to the heritage policies are addressed in detail in the following section of this report.

vi) Redevelopment

The proposal represents the redevelopment of the existing vacant property, as is intended to be encouraged.

vii) Streetscape

The new building has been positioned close to both road allowances to maintain the building lines established by existing development along Oxford Street East and Waterloo Street and provides a continuous edge to the streetscape. The proposed building façades facing the street incorporate a variety of building materials and fenestration to provide detail and variety to the pedestrian experience of the street environment.



viii) Pedestrian Traffic Areas

The corner of Waterloo Street and Oxford Street East is part of an area experiencing a significant amount of pedestrian traffic. As an alternative to canopies, awnings, landscaped setbacks and sitting areas, the building has been located close to both street frontages to animate the street.

x) Landscaping

The proposed site plan includes a landscaped strip along the northerly property boundary to contribute to the blending of the proposed new development with the neighbouring residential use.

xii) Enhances Accessibility Standards

Two accessible parking spaces are proposed at the main entrance of the building. The design is consistent with the City of London Facility Accessibility and design standards.

xiii) Parking and Loading

The proposed parking facilities have been designed to facilitate maneuverability on the site. Although no designated loading spaces are required for the proposed use, the truck egress for the planned use is onto Waterloo Street, to minimize traffic flow disruptions on the arterial road.

xiv) Privacy

Fencing along the northerly property line is proposed to mitigate loss of privacy for the adjacent residential property.

xxi) Gateways

As the subject lands are located at a main entrance to the Bishop Hellmuth district, the proposed development can serve as port of a gateway to this community. The proposed building is to be positioned in a prominent location close to the intersection, and would create a continuous street edge matching that established by older development along both Waterloo Street and Oxford Street East.



Within the road allowance at the southwest corner of the site there is potential to mirror the Bishop Hellmuth gateway feature located on the west side of Waterloo Street.

Bishop Hellmuth Heritage Conservation District Plan

The Bishop Hellmuth Heritage Conservation District Plan (the “District Plan”) was established in 2001 to “conserve and enhance a beautiful and historic residential enclave in the City of London” (Page 3). The relevant goals of the District Plan are “to guide the design of new work to be compatible with the old” and “to encourage innovative and complementary development on Oxford Street East in the district in accordance with the new development policies of the Plan” (Page 3).

The District Plan identifies the subject lands as the location of the former gas bar, and recognized the facility as significantly different from the historic streetscapes. While it accepts the gas bar building style and does not require it to become “historic” in appearance, the District Plan requires new buildings or major redevelopment considered for the gas bar site to be consistent with its new building policies (Page 24).

The guiding principles of the new building policies of the District Plan encourage new development to reflect the streetscape context, reflect the building character, and for contemporary architecture to blend in and compliment the historic context (Page 16). How the proposed development meets the ‘new building policies’ of the District Plan is as follows:

Setback

The new building is proposed to maintain the building lines at the lot line, as established for both Waterloo Street and Oxford Street East.

Style

The District Plan allows new buildings to be traditional or contemporary in style. The proposed development is contemporary in style.

Height

The District Plan describes that most buildings in the heritage district are 1.5 to 2.5 storeys in height and as being predominantly residential in nature. The proposed



commercial building, although one storey in height, has an effective height similar to that of many 1.5 storey residential buildings common to the district.

Materials

The District Plan encourages the continued use of brick cladding, as is proposed. It also encourages the use of compatible alternatives such as wood or stucco. A contemporary version of stucco is proposed as the second main cladding material.

Roofs

Although the District Plan encourages the concealment of new flat roofs from the front elevation, it is not possible for this to be accomplished on a prominent corner lot. The effect of the flat roof is partially diffused by the proposed projection features and raised parapets.

Windows and Doors

The appearance of double-hung sash windows is encouraged to be replicated in new building construction. Given the commercial nature of the proposed building and its contemporary design, mimicking the appearance of such windows is difficult and inappropriate at this scale. However, the glazing for the proposed building is intended to meet other urban design standards for improving the level of interest available in the pedestrian streetscape environment. It is similarly inappropriate for the doors of a contemporary pharmacy to have a look similar to the historic doors commonly used in the residential buildings of the heritage district.

Trim

Trim appropriate to the style of the new building is encouraged by the District Plan, and the proposed commercial building includes contemporary trim elements, particularly around the main entrance and the prominent south-west corner.

Verandahs

The new building is not residential; and the verandah policy does not apply.



Signs and Awnings

Traditional signs and awnings are encouraged by the District Plan for new commercial buildings. These are described as painted wood signs (raised or flat) and canvas awnings. Contemporary backlit signage (including an individual letter wall sign) is proposed for the pharmacy; and the design does not include awnings.

Car Parking

The proposed site plan locates the parking areas to the side and rear of the building, consistent with the direction provided by the District Plan. The parking areas will also be screened with a wood fence with a traditional appearance.

Colours

The District Plan states that “building colours should complement the heritage character of the district” (Page 18). Although yellow is the predominant brick colour of buildings the district, there are also a number of existing red-brick buildings that generally match the brick colour proposed for the new building. Also, the beige colour of the panel and crowning elements proposed for the building reflects colours frequently used in the trim of buildings in the district.



1.5 SPATIAL ANALYSIS

An appropriate scale for the regional spatial analysis of the subject lands would include an area generally extending from Richmond Street in the west to Adelaide Street in the east and from Cheapside Street in the north to Pall Mall Street in the south. Lands within this roughly 800 metre radius include existing low and medium residential areas mixed with commercial areas along the major roadways and institutional (hospital, church, school) uses. The regional scale area is largely comprised of the areas known as Old North London and the Picadilly neighbourhood of Central London, some of the older and more historic neighbourhoods in the City.

Figure 3 – Regional Spatial Analysis

The 400 metre area surrounding the subject lands is comprised of the identified Bishop Hellmuth Heritage District, commercial areas along Oxford Street East including the large Bell building at Colborne Street, and other low and medium density residential

Public Transit Routes

Elementary School

Arterial Roadways



areas further to the south and east. There is also an existing elementary school just north of the subject lands, a long-term care facility further to the north and an historic fire hall at the intersection of Colborne Street and St. James Street.

The subject lands are located along a major arterial corridor (Oxford Street East), and the existing uses along the north side of the roadway are a mixture of commercial and residential uses, including a number of office conversions and a purpose-built office building. The other three corners of the Waterloo Street intersection are occupied by commercial uses as well, including a gas station, pharmacy, flower shop and chocolate shop.

Figure 3 – Site Spatial Analysis

Public Transit Route

Active Frontage Zone

Zone of Sensitivity

Arterial Roadway

Gas Station

Pharmacy

Flower Shop and Chocolate Shop



SECTION 2 – DESIGN PRINCIPLES AND DESIGN RESPONSES

2.1 CONCEPTUAL DESIGN

The proposed development includes the establishment of a contemporary pharmacy building which will be positioned in the extreme south-westerly corner of the site. This location gives prominence to the building and continues the established setbacks for development along both Waterloo Street and Oxford Street East. The main entrance is proposed for the south-easterly corner of the building as a means of providing convenient access for both pedestrians and those arriving by vehicle. Bicycle parking facilities will also be provided in proximity to the main entrance.

The building has been designed to include a variety of cladding materials in façade elements including brickwork, exterior insulation and finish system (EIFS) components, a masonry stone base, and extensive glazing panels along the street edges. Brickwork projections that extend above the main roof are planned at the prominent south-easterly corner of the building in a manner which adds variety to the building’s roofline, adds interest to the main view angles and establishes the distinctive character of the building.

The building signage is proposed to include backlit wall signs and an individual letter wall sign over the EIFS crowning. Lighting for the parking area will be designed to ensure no spillover to the neighbouring residential property.

2.2 PUBLIC REALM

The proposed development uses building positioning to ensure that pedestrian corridors in the area are maintained, and makes use of public space elements such as the landscaped areas, parking and pedestrian corridors to ensure a positive relationship is maintained between the site, site users and the general public.

2.3 SUSTAINABILITY TECHNIQUES

The proposed development will make use of the ‘best-practice’ techniques of current construction practices to ensure the resulting building is energy efficient. No LEED or other certification is currently anticipated.



As the redevelopment of a vacant site within a well established neighbourhood, the proposal constitutes intensification. As such, this development will make good use of existing infrastructure and will result in reduced travel distances for all users of the site.

2.4 HERITAGE INITIATIVES

While the subject lands are within an identified heritage district, there are no identified heritage features on the site itself. The design response to the policies of the Bishop Hellmuth Heritage Conservation District Plan are discussed in Section 1.4 of this report.

Figure 4 – South Elevation

Key Map

LANDSCAPE PLAN

LEGEND

DECIDUOUS TREE PLANTING DETAIL - N.T.S.SHRUB PLANTING DETAIL - N.T.S.

1 STOREY RETAIL

OXFORD STREET EAST