URBAN DESIGN BRIEF - London, Ontario · Urban Design Brief The Tricar Group –27 Centre Street 2 Section 1 - Land Use Planning Context 1.1 Subject Lands The subject lands are located

URBAN DESIGN BRIEF 27 CENTRE STREET

LONDON, ONTARIO

THE TRICAR GROUP

September 9, 2013

Urban Design Brief

The Tricar Group – 27 Centre Street 2

Section 1 - Land Use Planning Context

1.1 Subject Lands

The subject lands are located south of Centre Street, approximately 140 metres west of Wharncliffe

Road South. The subject lands include a rectangular shaped parcel with a total area of (0.9) ha (2.3 ac).

The frontage along Centre Street is approximately 120 metres and the depth is approximately 77 metres

at the centre of the property. The current use of the surrounding land to the east along Wharncliffe

Road South is commercial (auto sales, auto repair, collision center, computer shop); a moving and

storage centre to the north; and a mix of low, medium and high density residential west of the property,

both north and south of Centre Street. The lands directly west of the commercial areas along

Wharncliffe, including the subject lands, are designated multi-family high density residential.

SUBJECT SITE

Currently the subject lands are undeveloped with relatively flat topography across the property. A treed

area occurs along the west portion of the property, buffering the adjacent single family residence.

Previous land use includes a paving company; however no structures currently exist on the site.

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Looking south from Centre Street (approximately at north centerline of property)

Looking southeast from Centre Street (approximately northwest corner of property)

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Looking southwest from Centre Street (approximately northeast corner of property)

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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 R9-7/H42 with a 42 metre maximum building height. 27 Centre

Street Ltd. (The Tricar Group), the owner of the subject property, is proposing to develop a four storey

(approximately 12 metre tall), 59 unit affordable housing apartment building (66 u/ha).

Based on recent consultation (August 8, 2013), updates to the Site Plan, Landscape Plan and Building

Design have been made to incorporate comments from the City of London. The proposed apartment

building is located in close proximity to Centre Street with surface parking internal to the site and

accessed off Centre Street. Together, the vegetation on the west, privacy fencing on the south and east,

and the building on the north of the property will visually and physically screen the internal parking lot

from adjacent developments.

Proposed Site Plan

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North Elevation

East Elevation

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

improve the visual streetscape along Centre Street;

Locating the building closer to the street to support an urban image for the streetscape;

Creating an attractive interface between the building and the street by designing an

enhanced landscape that compliments the building and transitions the activity within

the units to the public realm;

Maintaining the privacy of the adjacent land owners to the west and south by orienting

the building nearest the property boundary on the north and east of an existing

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vegetative buffer and privacy from existing uses to the east and south with 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 High Density Residential Policies

The Official Plan establishes the following policies with regard to Multi-family, High Density residential development:

i) Support the development of multi-family, high density residential uses at locations which enhance the character and amenity of a residential area, and where arterial streets, public transit, shopping facilities, public open space, and recreation facilities are easily accessible; and where there are adequate municipal services to accommodate the development.

ii) Provide opportunities for the development of multi-family, high density residential buildings at locations adjacent to major public open space areas where compatibility with adjacent land uses can be achieved.

iii) Promote, in the design of multi-family, high density residential developments, sensitivity to the scale and character of adjacent land uses and to desirable natural features on, or in close proximity to, the site.

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.

b) Trees

The treed area located on the west portion of the property is proposed to be retained and

used as an open space amenity area. Tree protection fencing will be installed along the east

and south property limits to protect existing hedgerow areas.

c) Open Views

The building is situated along Centre Street, which will minimize obstruction to the adjacent

treed amenity area.

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d) High Design Standards

With the proposed development located approximately 140m from an arterial road

(Wharncliffe), 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 providing

access to transit, safe access for pedestrians, public space amenities for interaction, best

practices for built form design (contributes to public realm with active living areas, visually

coherent, appropriate massing), and a landscape plan designed to enhance connectivity,

proximity and synergy with adjacent land uses and built form.

e) Streetscape

The design of the streetscapes around the proposed development will be sympathetic to the

pedestrian environment and will include landscaped open space and street trees.

f) Access to Sunlight

The site will benefit from a large amount of sunlight as the building has been located along

the northern edge of the property. Shade and shadows will be projected predominantly

along Centre Street and minimal shade to the west of the building, leaving the open green

space to receive an abundance of sunlight year round. The proposed location of the

buildings will not result in shade and shadows on the adjacent single-detached dwellings

west of the subject site.

g) Landscaping

An amenity area is proposed to the west of the building’s surface parking area. Additional

landscaped areas are proposed along the perimeter of the building and parking lot.

Screening of undesirable elements will be provided together with enhanced landscaping for

outdoor amenity areas.

h) Building Positioning

The building has been positioned to create defined, usable and secure open space areas.

i) Parking and Loading

Surface parking will be provided in the interior of the lot. A total of 74 parking spots are

proposed, which comply with the requirements outlined in the associated bylaw. Loading

will occur in the designated area located directly at the rear of the building entrance and will

be used for moving and deliveries.

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1.5 Spatial Analysis

The subject site is comprised of rectangular parcel located within a concentration of high density

residential developments within the urban growth boundary. The lands east of the property along

Wharncliffe Road South are existing commercial uses. The existing mixed use community located

further west and north of the subject lands includes low and medium density residential, and an open

space feature.

Land Use Plan

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400 metre radii

1.5.1 Site Spatial Analysis (400m)

Within the 400 m radii, Centre Street provides active frontage, transit connectivity (automobile, cycling

and pedestrian), and access to the subject site. Landscaping in the area, opportunities for tree

preservation, paths and barriers are discussed in Sections 1.4.2 and 2.1, and identified in Appendix B

(Landscape Plan). The community context within 400m of the subject lands is a mix of developed and

open space land. There is open space designated land located northwest of the subject site which is

linked to a tributary of the Thames River. This open space feature provides a grassed area with public

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access for recreational use, as well as green vistas for the subject site. Existing developments directly

adjacent to the subject lands are designated medium density residential; however, single-detached

dwellings exist directly west of the site. Medium density residential land extends west and south

approximately 400-500m from the property. East of the site, a neighbourhood commercial and

community commercial corridor extends north and south along Wharncliffe Road South. A small block

south of the site between Baseline Road and Commissioners Road on the edge of the 400 m radius is

designated Office Space.

800 metre radii

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1.5.2 Regional Spatial Analysis (800m)

The community context within 800m of the subject lands is similar in that it contains a mix of developed

residential and commercial land. Medium density residential developments primarily occur west and

southwest of the subject site; however, small pockets are also present along the south east limit of the

800m radius. High density residential land primarily occurs south of the site along Commissioners Road

West, with two small pockets located directly adjacent to the medium density residential lands west and

south of the subject site. The neighbourhood commercial land extends north and south along

Wharncliffe Road, and the community commercial extends north, between the 400m and 800m

boundaries. Transportation hierarchies and neighbourhood activity areas can be seen in the 800 metre

radii map above. The open space feature connects to a tributary of the Thames which flows north

outside of the 800m radius. As previously mentioned, the Thames River parks provide green vistas for

the subject site.

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

The subject lands are currently designated for the proposed land use;

Appropriate location for medium to high 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;

Building is located away from low density use;

Minimal shadow impact on surrounding lands; and

Transit is currently available along Wharncliffe Road South, with bus stops located at the

northwest and northeast corner.

Weaknesses

There are no perceived weaknesses at this stage of the development

Opportunities

Establish a new visually appealing development along Centre Street;

Provide an enhanced pedestrian oriented streetscape along adjacent roads;

Provide an appropriate street presence through use of accepted urban design principles; and

Promote urban infill within the urban growth boundary.

Threats

There are no perceived threats at this stage of the development.

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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.

In addition, there is a tributary of the Thames River and associated wooded corridor northwest of the

subject site, which provides a large green open space system.

The proposed use on the subject site is high density apartment-style development, which is consistent

with the current Official Plan designation. Therefore, the development that is being proposed on the

subject site, is considered to be compatible and in keeping with the existing neighbourhood character.

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 for a pedestrian oriented, well-connected landscape treatment that is respectful

of the public realm and employs 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.

Apartment Building

The proposed apartment building is located along Centre Street with access along a private drive which

exits/enters east of the building. The apartment building has been brought as close to the street line as

possible to create a strong urban connection to the street, while maintaining appropriate and

aesthetically pleasing landscaped features. This building is four storeys with interior surface parking

provided at the rear.

The selection of cladding materials corresponds to established architectural design principles, respecting

the idea of a Base and Top. The base will consist of large stone, brick and corrugated steel cladding. The

Top or Cap will be constructed of coloured architectural steel cladding.

In terms of shadowing, it has been determined that the building will cast shadows along Centre Street,

the moving and storage facility to the north, and the treed amenity area to the west. There will be no

shadow impact on residential developments west or northwest of the development.

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Landscape Open Space and Streetscape

A large amenity area will be provided west of the proposed building. Landscaping will surround surface

parking lots, the driveway access route and building. Tree and shrub plantings will complement these

areas, for the use and enjoyment of the residents of the complex. All parking lots will be enhanced

through deciduous tree plantings along the peripheries, and internal planter islands containing

deciduous trees, shrubs, and perennials.

Establishing pedestrian walkways around the building and parking lot will provide security by promoting

pedestrian use. Connections will also be made from these walkways to the City sidewalks on Centre

Street at the time the City extends the sidewalk along Centre Street. Tree protection will be provided, as

well as privacy fencing and enhanced vegetative screening along property lines.

2.2 Public Realm

The public realm areas that will be created in this development will fall within the right of ways of the

existing and proposed road systems. These include Centre Street along the northern boundary,

Wharncliffe Road west of the subject site (approx. 140m), as well as the interface areas with the existing

neighbourhood. All of these public right of ways will include street trees, sidewalks and lighting as

required by the City of London subdivision standard details.

2.3 Sustainability

Sustainability measures for the proposed development could include the following strategies for the

building and the site:

Reduction in the urban heat island effect through lighter coloured roofing materials;

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;

The use of regional, recycled and/or rapidly renewable building materials;

The use of low V.O.C. emitting materials;

LED lighting in conjunction with the use of natural light and natural ventilation in the building

design; and

Energy audit at completion of construction.

Stantec Consulting Ltd. 600-171 Queens Avenue Urban Design Brief

London, ON N6A 5J7 The Tricar Group – 27 Centre Street

Appendix A - Site Plan



Appendix B - Landscape Plan



Appendix C - Elevations



Appendix D - Renderings



