Its Our Home Affordable Housing Apartments 193 Clarke Road, London Urban Design Brief

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1 Its Our Home Affordable Housing Apartments 193 Clarke Road, London Urban Design Brief June 2013 Nicholson Sheffield Architects Inc. 358 Talbot Street London, Ontario N6A 2R6 Tel Fax

2 Table of Contents Table of Contents Section 1 Table of Contents 2 Design Goals and Objectives 3 Design Response to City Documents 4 Spatial Analysis (Design Response Plan) 5 Spatial Analysis Community Context 6 Site Photos Key Plan 7 Site / Area Photos 8 Figure Ground Study 9 Section 2 Conceptual Design Princilples Site Design 10 Built Form 10 Massing and Articulation 10 Character and Image 11 Architectural Treatment 11 Signage / Servicing 11 Public Realm 12 Sustainability 12 Heritage Initiatives, Compatibility with Heritage 13 Site Plan 14 Landscape Plan 15 Main Floor Plan 16 Site Massing Studies 17 North & South Elevation 18 West & East Elevation 19 Shadow Study 20 2

3 Design Goals and Objectives Section 1 This project is an infill project to a centre block off Clarke Road to create 14 one bedroom apartments. The target population is single adults with autism spectrum disorder who require modest quality housing close to services and transportation. The site is located in the mature neighbourhood of single family homes in east London. The project includes: 14 one bedroom units, ( including 2 accessible units) laundry, administration office, a public lounge, indoor bicycle storage, and, outdoor amenities including landscaping and sitting areas, and, 14 parking stalls and a loading bay. This non profit apartment has been designed as an urban intensification infill project in the very large rear yard of a single family home which is now removed. The lot is a pork chop 0.33 hectare property located at 193 Clarke Road. The block is also bordered by Royal Cresc, Sudbury Ave, and Merlin Crescent. The property is currently zoned R-1-7. The site is bounded by single detached homes on all sides. There have been some modest improvements to the area. The original house is not longer on the property. It was located on the throat of the property close to Clarke Rd. The proposed building is located in the centre of the block. Its massing consists of a number of single storey components which break up the perceived mass to better fit the scale of the neighbourhood. The building rises at its more public end to face the entry drive on its east facade. There are several entry/exit points to the building. The main entry on the east of the building described above also serves as the fire fighting entry. Secondary entries serve bike storage, sevice access, and a more private shared patio area. The proposed parking is located in front of the building at the site s east side, well behind the throat of the property Additional landscaping will define and enhance the new access and reinforce the change to residential character. There are several larger trees bordering the property which will be protected. The property is proposed to be zoned as R-7. 3

4 Design Response to City Documents Section 1 London s Strategic Priorities and Strategies Affordable Housing As noted above, the project will include 14 badly needed affordable housing units targeted to singles of modest income with autistic spectrum disorder. This project will be submitted for funding in the next proposal call for the Investment in Affordable Housing program administered by the City of London. Transportation The project is located on Clarke Road, a major north-south arterial street which has good public transit services via routes 2A, 17, and 22. The site is between stops 412 and 416. Nearby routes also include 7 on Wavell to the north. Official Plan Policies This design for this site has been designed in accordance with the Official Plan which shows the property as Low Density Residential. Zoning This Brief is part of Zoning By-law Amendment application. The site area for the proposed is apartment conversion is to be rezoned R-7. The surrounding lands are zoned R1-7 which permits single detached homes. Other Guideline Documents A pre-application consultation meeting was held with planning, engineering, transportation, and urban design staff. A positive staff report was circulated following the meeting. 4

5 Section 1 Spatial Analysis (Design Response Plan) Radius of Influence The project is situated in an East London neighbourhood. This design has been considerate of both a 400 and 800m radius of influence (See Area Plan). The 400m radius laps a residential area with a neighbourhood of single family dwellings and some R-3 uses more on the east side of Clarke Road, and more multi-family units and some institutional opposite, on the east side of Clarke Road. A small commercial area is located to the southe east at Trafalgar. The 800m radius extends to similar conditions on all sides, and includes a park to the north east, and Clarke Road High school to the north east, and Argyll Mall just beyond that. Its Our Home Affordable Housing Apartments 193 Clarke Road, London Urban Design Brief 5

6 Spatial Analysis Community Context Section 1 Strengths, Weaknesses, Opportunities, and Threats (SWOT) Analysis This area of Clarke Road has been largely unchanged since the original sub-division was created. There have been some recent home improvements, infill and upgrades to a number of homes in the neighbourhood. The infrastructure provides good servicing adequate for the development. The site is an underutilized property which presents a good opportunity for intensification with the addition of the one floor affordable housing apartments. The strength of this large property is its open and discrete location in a mature area. The infill will maintain and complement the existing built development. The challenge of the site will be to create a low scaled residential environment in a rear yard setting. Topography The site is a relatively flat site. Reports of ponding on site will need to be addressed as part of Site Plan Approval. 6

7 Site Photos Key Plan Section 1 7 7

8 Site /Area Photos Section

9 Figure Ground Study Section 1 View Corridors and Vistas The site is recessed from its street and not really a part of the view corridor. It will not interupt the Clarke Road corridor. This proposal includes the planting of trees along the entrance driveway. Surrounding neighbourhood character and land use composition, analysis of area urban pattern and immediate area figure ground study See Attached Figure ground study. The area is predominantly made up of modest single family homes with a strong building line along Clarke Road. There has been some rear yard development. Accessibility and Connectivity Patterns for automobile, cycling, pedestrian, transit See attached site plan. The site fronts on Clarke Road. There are sidewalks are on both sides of this arterial street. There are adjacent bus routes as noted above. Area Landscaping See area photos. The main landscape features of the site are the several tree groupings that touch the property. They will be protected. These will be enhanced by entry planting, and boundary planting and privacy fencing. Opportunities for tree preservation See above. Edges, Paths, Active Frontage Zone, Zone of Sensitivity, (Site and neighbouring properties), Gateways. Landmarks, Nodes See site plan and comments above. The neighbouring house to the north is screened from the proposed entry drive by a fence and an allee of trees. 9

10 Section 2 Conceptual Design Principles Site Design Transit Oriented Development The project is located on Clarke Road, a major north-south arterial street which is served by bus routes 2A, 17, and 22. The site is between stops 412 and 416. Nearby routes also include 7 on Wavell to the north. Master Plan for Large Site How Design Relates to Site and Surrounding Area See Area Plan. Views In and Out of Site The building is a very low profile building which will be barely visible through its driveway off Clarke Road. It has been designed to be a one storey building to reduce views to and from the immediate neighbouring rear yards.the building mass is broken up to present smaller varying masses and rooflines. Parking for the site will be on the east side of the building and screended by privacy fencing and landscape. Location of Buildings, Orientation to street edge and sidewalks See site plan. As mentioned above, the building is connected in a very discrete way by a treed drive and sidewalk at Clarke Road. The main access to the building will be at the east side of the building adjacent to the parking. Sidewalk connections will be created to the entrance, loading area and exits. Location of building entrances See site plan, and comments above. The entry is supplemented by side doors to access services, bike storage and utility access. Vehicular and Pedestrian Circulation See site plan and above. Built Form Building relationship to street. See above and site plan. Street Wall, treatment at grade See above and elevations. Roof and cornice treatment See elevations. This building has a variety of masses identified by different building heights. There is no cornice. Location of entries and other openings See site plan, elevations. See above. Relationship to street corner, natural features Not applicable. Massing and Articulation Rhythm of at grade openings See site plan, elevations. A wider South facing recess accommodates on outdoor gathering space for tenants. Setbacks See site plan. Transition to neighbouring buildings The building is well set back from all neighbouring buildings. See site photographs and elevations. Shadow impact See shadow study. Scale See site plan, elevations, and shadow studies. 10

11 Section 2 Conceptual Design Principles Character & Image Response to existing street character See above, and elevations. The project has been designed to be a very discreet, low scaled neighbour, tucked in behind landscape and fencing. As noted above the building massing is very low and broken into smaller components. Role in context of neighbourhood See above, and area plan. It is connected, of course to the neighbourhood by sidewalk. The occupants are expected to be active participants in the area, particularly as pedestrians. Visual components See above. The entry will be visible as one enters the treed drive. Architectural Treatment Style While one building, the massing reflects the smaller scale of the neighbours, by highlighting the building modules, and breaking what could be a larger mass into smaller components, particularly when viewed from neighbouring properties at grade. The public spaces are defined in a related but different mass. Details The living areas of pairs of apartments are each identifiable by texture, material and colour. While they would be difficult to see behind landscape and fencing there are sunscreens over windows. At the south-east corner of the building, the one storey section of the building will be raised with a distinctive front entrance, windows, and a higher presence to enhance the roof line. A sun screen is proposed. An outdoor gathering space, centrally located on the South side of the building. Signage Modest identifying signage will be applied to the new south east corner of the building new the front entrance of the building to be seen down the drive. A separate sign is proposed at the street. Servicing Site access, on site circulation, accessibility issues See area plan. The main and a secondary entrance are accessible. See above. Transit See above comments related to Transit Oriented Development. Shared service There are no shared services. Parking 14 parking stalls are located at the parking lot, including 2 accessible stalls. The parking lot is screened by landscaping. Drop-off There is a drop off area identified for accessible drop off and for loading. Both the parking lot and entrance at the front are connected to sidewalks. Service, Garbage and Loading & Utilities The main entry will offer shared access to loading and unloading for the apartments. All mechanical spaces are located internal to the units and their louvers used compositionally as part of the design. Materials Exterior materials vary, and include brick with more enhanced glass elements at the entry pavilion, Hardee Board projecting masses and metal, recessed masses. Asphalt roofs cap the various masses. Colours Red brick is the dominant material on the entry. A variety of lighter colours with with light trim are used on north, south, and west elevations. Lighting Parking lights will have cut off to prevent over lighting and glare. 11

12 Section 2 Public Realm Public Spaces, Courtyard See Site Plan. Continuity of streetscape See notes above and Site Plan. Active Pedestrian Zone See notes above. Benches, Courtyards Site includes outside sitting areas for the apartment occupants at the middle of south facade. Private patio are also included for each unit. Circulation Linkages See notes above and site plan. Integration to Transit See notes above.. Landscape Design at Street edge Street trees, Lighting, Signage See notes above and site plan. Sustainability LEED Intent While this is not a LEED project significant efforts will be made to reduce both energy and water requirements. Contribution to area sustainability Responsible site design will include increased tree planting. Site drainage will be improved. Reduction of Carbon Emissions See above and below. Energy conservation strategies A new energy efficient boiler and heating system along with energy efficient lighting will reduce the energy consumption. Sunshades are included along the south face of the project. Water consumption minimized. Low flow toilets and shower heads will be used. Building orientation. Building is located on an east-west axis. Sustainable Landscape design Plant selection will feature regional plants in the landscaped areas. 12

13 Heritage Initiatives, Compatibility with Heritage Section 2 Compatibility While the project reflects the scale of the area, this is an area with little built heritage of consequence. Details, materials, architectural pattern, scale and rhythm, and landscape See above. 13

14 Section 2 Site Plan 14

15 Landscape Plan Section 2 15

16 Main Floor Plan Section 2 16

17 Site Mass Studies Section 2 17

18 North and South Elevations Section 2 18

19 West and East Elevations Section 2 19

20 Section 2 Shadow Study 1. January, 9:00 AM 2. January, 12:00 PM 3. January, 3:00 PM 4. June, 9:00 AM 5. June, 12:00 PM 6. June, 3:00 PM 20

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