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Urban Design Brief 1349, 1351 and 1357 Commissioners Road West Treadstone Developments

May 25, 2016

Urban Design Brief 1349, 1351 and 1357 Commissioners Road West

Zelinka Priamo Ltd.

TABLE OF CONTENTS

Page No.

INTRODUCTION ............................................................................................................... 1 SECTION 1 – LAND USE PLANNING CONCEPT .......................................................... 1 1.1 The Subject Lands ................................................................................................. 1

1.2 The Proposal .......................................................................................................... 3

1.3 Design Goals and Objectives ................................................................................. 6

1.4 Applicable Policies and Regulations ...................................................................... 6

1.5 Design Response to City Documents ..................................................................... 7

1.5.1 Official Plan Urban Design Principles .......................................................... 7

1.6 Site Analysis ......................................................................................................... 10

1.7 Spatial Analysis .................................................................................................... 11

CONCLUSIONS .............................................................................................................. 12 2.0 DESIGN PRINCIPLES AND DESIGN RESPONSES .......................................... 13 2.1 Conceptual Design ............................................................................................... 13

2.1.1 Site Design ................................................................................................ 13

2.1.2 Built Form .................................................................................................. 13

2.1.3 Massing and Articulation ........................................................................... 13

2.1.4 Character and Image ................................................................................. 14

2.1.5 Architectural Treatment ............................................................................. 14

2.2 Public Realm ........................................................................................................ 14

3.0 COMPATIBILITY REPORT ................................................................................. 15 3.1 Built Form Elements ............................................................................................. 15

3.2 Massing and Articulation ...................................................................................... 15

3.3 Architectural Treatment ........................................................................................ 15

APPENDIX A – Site Plan and Landscape Plan

APPENDIX B – Floor Plans and Renderings

Urban Design Brief May 25, 2016 1349, 1351 and 1357 Commissioners Road West

Zelinka Priamo Ltd. 1

INTRODUCTION

On behalf of Treadstone Developments, Zelinka Priamo Ltd. has prepared this Urban Design Brief to provide design details of a proposed low-rise apartment building on the subject lands, as required by a Zoning By-law Amendment application for the property.

SECTION 1 – LAND USE PLANNING CONCEPT

1.1 THE SUBJECT LANDS

The subject lands are comprised of three separate parcels of land, being 1349, 1351 and 1357 Commissioners Road West are located on the north side of Commissioners Road West, opposite the Byron Northview Public School (Figure 1). The combined frontage of the parcels is approximately 64.0m (210.0ft) and a lot depth of 144.5 m (474.1 ft). The total lot area of all three parcels is 0.59 ha (1.45ac).

Figure 1 – Subject Lands

The lands surrounding the subject lands comprise of single detached dwellings and cluster housing to the east, a public school to the south and a residential complex containing two, four-storey apartment buildings, together with townhouse units, to the west and north. Further east of the site is the Byron main street corridor and the Byron Village Centre, a



Neighbourhood Commercial node located at the intersection of Boler Road and Commissioners Road.

Along the north side of Commissioners Road, from Halls Mill Road to Cadeau Terrace, development consists almost entirely of one to three storey cluster housing units. The subject lands and the four adjacent properties are the only single detached dwellings remaining along the north side of Commissioners Road.

Figure 2 – View of Subject Lands from Commissioners Road West looking east

Figure 3 – View of Subject Lands from Commissioners Road West looking west



Building heights in the vicinity of the subject lands vary from one- to three-storey multi-family residential buildings as well as four-storey apartment buildings. A one-storey public school is also opposite the subject lands, across Commissioners Road.

The subject lands are positioned along Commissioners Road West in a location well suited to contribute to the urban streetscape and continue an established building line along the north side of the arterial road.

1.2 THE PROPOSAL

The subject lands are proposed to be developed for a five-storey apartment building, positioned along the south property line (Figure 4).

Figure 4 – Proposed Development

The proposed building has a relatively small footprint of 1,089m2 (11,722ft2), resulting in a building coverage of only 19%. To allow for sufficient living space and an efficient number of units, the building is proposed to be five-storeys with a height of 16.4m (16.4ft). The building is proposed to contain 43 units, resulting in a residential density of 75 units per hectare.

Vehicular access is proposed from Commissioners Road along the westerly property line. Parking for the proposed development is to be accommodated by 56 surface parking spaces located to the rear of the building. An easement along the easterly property line



provides a pedestrian access from the City sidewalk to the Thames River corridor to the north of the subject lands.

The proposed development addresses the Commissioners Road frontage by providing a direct pedestrian access from the City sidewalk to the main building entrance. Secondary entrances are also located on the north, east and west elevations.

Perspective renderings (Figures 5-9) show building façades that include a regular fenestration pattern, privacy balconies, articulated faces, and raised parapets to breakup the roof line.

Figure 8 – Rendering

The base of the building is defined using an architectural stone finish together with large windows and patio doors. Cladding materials are consistent from the 2nd floor up to the 5th storey of the building, consisting of alternating wood-like, aluminum siding and brick veneer finishes. Decorative trim is included to visually denote the cap section of the building. All balconies contain glass railings.

Figures 10-12 show the internal layout of the building, beginning at the ground floor. Figure 10 shows the main entrances on the north and south sides of the building which open into a lobby that connects through to the secondary entrances to the east and west through an internal hallway. The stairwell on the west side of the building contains windows, providing natural light into the stairwell.



Figure 10 – Ground Floor Plan

Figure 11 – Second Floor



Figure 12 – Floors 3-5

1.3 DESIGN GOALS AND OBJECTIVES

Given that the subject lands are located along a corridor, adjacent to both existing single and multi-family residential uses, the design goals are related to providing a visually interesting architectural design and animated street frontage to assist in the following:

• visually integrating the new building into the surrounding environment and established street frontage;

• providing an appropriate building location and site layout that includes an easement to provide public access to the Thames River corridor to the north;

• enhancing the Commissioners Road West streetscape; and, • providing a compatible site and building design to interface with adjacent single

detached dwellings.

1.4 APPLICABLE POLICIES AND REGULATIONS

The subject lands are currently designated “Multi-Family, Medium Density Residential” according to Schedule ‘A’ – Land Use in the City of London Official Plan. Commissioners Road West is an Arterial Road according to Schedule ‘C’ – Transportation Corridors.



The subject lands are predominately zoned “Residential 1(R1-9)” and “Residential 5 (R5-3)”, with the rear portion of 1349 Commissioners Road being zoned “Residential 8 (R8-4(2))”. The R1-9 zone permits only single detached dwellings while the R5-3 permits cluster townhouses. The R8-4(2) zone permits the proposed use.

Given the above, the proposed development is consistent with the intent of the Official Plan for these lands. A Zoning By-law Amendment application has been submitted to rezone the front portion of the subject lands to permit the proposed development.

1.5 DESIGN RESPONSE TO CITY DOCUMENTS

1.5.1 Official Plan Urban Design Principles

The City of London Official Plan includes design principles 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 each specific development, and are dependent upon the location and characteristics of the proposal. The design principles relevant to this proposed development and how they are addressed is described in the following;

i) Natural Features

The proposed development is setback a notable distance from the Thames River natural heritage corridor to the north of the subject lands. The proposed development also provides direct public access through a 3.0m easement along the easterly property line to the river valley.

ii) Trees

All trees within the undeveloped rear portion of 1349 Commissioners Road are to be retained to maintain its existing natural state. New plantings are also proposed throughout the site.

iv) High Design Standards

The proposed development is a contemporary design that features a noticeable cap and articulated roof line.

v) Architectural Continuity



The proposed development provides a similar design style to existing apartments and townhouses in the immediate area through the use of similar building treatments, although with contemporary styles.

vii) Redevelopment

The proposed apartment building makes efficient use of lands that are currently underutilized and anticipated for redevelopment.

vii) Streetscape

The proposed building is as close to the streetscape as possible. The setback from Commissioners Road places the main pedestrian entrance close to the street with a direct connection to the City sidewalk.

viii) Pedestrian Traffic Areas

Pedestrian traffic will be enhanced through the use of main floor windows and patio doors, as well as upper floor balconies. A sidewalk connection is also provided to the covered entrance to the building.

ix) Access to Sunlight

Generous amounts of windows are proposed for all elevations in order to provide ample sunlight penetration into the apartment units. Access to sunlight is not impeded through shadowing for the existing dwellings to the east and west given the proposed apartment building’s location in line with the existing dwellings, and the east-west orientation of the building.

x) Landscaping

Street trees are proposed along Commissioners Road to enhance the streetscape.

xi) Building Positioning

The proposed apartment building is placed close to the road allowance to make use of the rear portion of the property for parking, out of view from the public realm. The building is also in line with the noise wall buffering the townhouses to the west of the site.

xiii) Parking and Loading



Vehicular parking is provided in the form of surface parking located to the rear of the building. Long term bicycle parking is provided internal to the building.

xiv) Privacy

The proposed building has been positioned as far from the adjacent single detached dwellings as possible in order to preserve the privacy of the low density residential areas to the east and west, although it is anticipated that the single detached dwellings to the east will redevelop over the long term.

xv) Outdoor Space

A large outdoor amenity space is provided on the rear portion of 1349 Commissioners Road. Public access to the river corridor has also been accommodated.

xvii) Recreational Facilities

No indoor recreation facilities are proposed internal to the building. Only outdoor amenity space is provided to the adjacent natural heritage area.

xix) Waste Management

Waste materials are to be stored within a molok container proposed external to the building. Recycling is to be stored internally and removed by a private removal service on collection day.

xx) Resource Conservation

Where practical, the proposed building will make use of appropriate sustainability techniques.

xxi) Gateways

The subject lands are located at a gateway location to Byron community. The development provides a prominent building massing along a stretch of medium density cluster housing, as you approach the Byron main street commercial corridor. Architectural features and cladding materials are to be complimentary to the adjacent buildings.



1.6 SITE ANALYSIS

Figure 13 shows a site analysis for the proposed apartment building. Analysis of key elements of the site are as follows:

Topography: The topography of the subject lands are generally flat with a slight slope to the north.

Sensitivity Zones: A zone of sensitivity exists along the front portions of the east and west property lines where the subject lands abut the adjacent single detached dwellings. The proposed development has been designed to keep outdoor and pedestrian activity areas away from these areas as much as possible in order to preserve the privacy and amenity of adjacent dwellings to the greatest extent possible.

Pedestrian and Vehicle Circulation: Pedestrian circulation is shown (in solid blue for internal circulation, dashed blue for off-site) on Figure 13. Multiple building entry points allow for a variety of ways to enter and exit the building and interact with internal site features or external pedestrian connections. Public sidewalks are widely available proximate to the subject lands, allowing for pedestrian connectivity to surrounding lands.

A vehicular connection (shown in yellow) consists of a single driveway from Commissioners Road.

Landscape Areas: Landscape areas are denoted in green on Figure 13. Landscaping will be provided to soften the look of the building and the rear yard parking area from adjacent properties. The outdoor amenity area to the north of the proposed apartment building, along the Thames River corridor allows for significant landscaping to enhance the aesthetics of the site overall.

Nodes: The intersection of Commissioners Road West and Boler Road is considered as the primary commercial node serving the Byron community. This node is accessible via the public sidewalk along Commissioners Road West.

Edges: Significant edges are present in the form of fencing along the east, west and north property lines. Enhanced landscaping has also been provided around the perimeter of the site.



Figure 13 – Site Analysis

1.7 SPATIAL ANALYSIS

Figure 14 shows the subject lands and notable features and land uses within 400m and 800m radii. The two radii represent straight line walking distances of approximately 5 and 10 minutes, although due to sidewalk networks and other barriers, the circles may not represent true walking distances. The subject lands are located along an arterial road (Commissioners Road West), proximate to other arterial, primary, and secondary collector roads. The area is well served by transit, and is well suited to active transportation.

Notable features within the 400m radius include two low-rise apartment buildings and one- to three-storey townhouse units along Commissioners Road with single detached dwellings along the south side of Commissioners Road. To the east is the Byron main street corridor and commercial node, which includes a supermarket, financial institutions, retail stores, personal service establishments, and restaurants. North of the subject lands is an Open Space area along the Thames River corridor.

Much of the 800m area to the north is not considered as part of the spatial analysis given its separation from the subject lands by the Thames River. South of the Thames River anf



further east of the site is Springbank Park. All other lands beyond 400m is additional medium density residential along the arterial road with low density residential uses along collector and local roads.

Figure 14 – Spatial Analysis (400m and 800m) Subject lands are coloured in red

CONCLUSIONS

The proposed development meets the City’s Urban Design requirements by remaining consistent with the existing built form and enhancing the streetscape along the Commissioners Road West corridor and providing a compatible interface with existing low density residential uses to the east and west. The south elevation provides extensive glazing and will make use of the ‘eyes-on-the-street’ approach to public safety. Architectural elements include a range of cladding materials, articulated faces, and a notable building cap and articulated roof line. The proposal introduces an attractive, architecturally pleasing building along the street frontage, with street oriented features to enhance the pedestrian environment.



2.0 DESIGN PRINCIPLES AND DESIGN RESPONSES

2.1 CONCEPTUAL DESIGN

2.1.1 Site Design

The proposed building incorporates several entrances into the building, with the primary pedestrian entrance facing Commissioners Road. This provides direct access to the transit system along Commissioners Road and to the main street commercial corridor and commercial node east of the site. A primary entrance for vehicular traffic is located on the north side of the building, with secondary entrances located on the east and west elevations.

2.1.2 Built Form

The building is located along the street frontage to frame the street, in line with the existing noise wall to the west of the subject lands.

The ground floor features large windows and patio doors on the south elevation, as well as a glass stairway corridor spanning the full height of the building on the west elevation, allowing sunlight penetration into the individual units and stairwell.

The top of the building has a notable building cap with an articulated roof line through the incorporation of raised parapets.

2.1.3 Massing and Articulation

At-grade openings are provided consistently along each of the floors on all sides of the building. The building has a 0.6m setback from Commissioners Road to frame the street.

The drive aisle is shown along the westerly property line to provide separation from the proposed building and the single detached dwelling and townhouse/apartment complex to the west. A 3.0m access easement is provided along the east property line. The lands to the east are anticipated to redevelop with medium density residential uses over the long term.

No shadow impacts are anticipated from the proposed building given the low-rise scale of the building, the alignment of the building with the existing dwellings to the east and west, and the east-west orientation of the building.



2.1.4 Character and Image

Other than the adjacent single detached dwellings, the north side of the Commissioners Road West corridor is lined with one- to three-storey cluster townhouses. Many of the units are rear facing with a sound wall along the street frontage, while some units contain parking areas between the street and the building.

Visually, the proposed development provides an enhancement to the neighbourhood, with no sound walls proposed and all parking located to the rear of the building. This design will encourage street oriented development for the lands to the east, should they redevelop in the future.

2.1.5 Architectural Treatment

The base of the building is defined using an architectural stone finish and glazing. A canopy covers the main entrance to the building to provide relief from the weather and define the entrance into the building.

Cladding materials are consistent from the 2nd floor up to the 5th storey of the building, consisting of alternating brick and wood-like siding. A trim detail is provided at the transition point to the top floor, to denote the cap section of the building.

Privacy balconies are provided for each unit, located on the north and south elevations, with glass railings to enhance views.

2.2 PUBLIC REALM

The public realm in front of the subject lands along Commissioners Road West is comprised of a landscaped boulevard and sidewalk. The proposed development seeks to enhance the public realm at this location through the placement of the building near the front lot line. The main entrance facing Commissioners Road provides direct pedestrian access to the building from the City sidewalk. Public transit stops are located in front of the subject lands, at the southeast corner of the site.

A private outdoor amenity space is included within the existing natural area at the rear of 1349 Commissioners Road for tenants of the building. Public access to the Thames River corridor is provided by way of an access easement along the easterly property line. Public



access to the river corridor is currently unavailable from Commissioners Road given the private ownership of properties fronting onto Commissioners Road.

Landscaping along Commissioners Road is proposed, with some being located within the road allowance, given the proximity of the building to the front property line.

3.0 COMPATIBILITY REPORT

3.1 BUILT FORM ELEMENTS

The proposed five-storey apartment building has been designed to address

Commissioners Road West, with the building located close to the street and a canopy

covering the main pedestrian into the building. Massing and cladding materials are

consistent with the range of buildings and materials in the immediate area and include

brick, stone and wood-like, siding material. Treatment of grade level involves large

windows and patio doors on the north and south elevations.

Raised parapets are included to visually delineate the cap of the building. Vertical

separation of cladding materials has been incorporated on all elevations to provide visual

interest in the building. Balconies are located on the north and south elevations to provide

outdoor amenity space for the various units.

The westerly stairwell contains all glass for natural light to enter into the building.

3.2 MASSING AND ARTICULATION

The proposed building design provides large window openings and patio doors spaces

evenly along each floor. The vehicular entrance into the site provides a separation

between the adjacent dwelling to the west, while a 3.0m access easement provides

separation from the existing dwellings to the east. The building setbacks, for the most part,

are consistent with the requirements for apartment buildings adjacent to low density

residential lands,

3.3 ARCHITECTURAL TREATMENT

All of the elevations of the proposed buildings have been vertically divided by a series of

projecting bays, balconies, changes in colour, and changes in material.



The elevations and the massing of the proposed apartment building are clearly divided

into a base, middle, and cap. These divisions have been accomplished through the use of

trim details as well as changes in materials, fenestration, and colour.

Urban Design Brief 1349, 1351 and 1357 Commissioners Road West

Zelinka Priamo Ltd.

APPENDIX A

SITE PLAN



APPENDIX B

FLOOR PLANS & RENDERINGS