Urban Design Brief Neighbourhood Character Statement Compatibility Report

Transcription

1 Urban Design Brief April 16, 2013 Urban Design Brief Neighbourhood Character Statement Compatibility Report Baillargeon April, 2013

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3 Urban Design Brief April 16, 2013 TABLE OF CONTENTS Page No. INTRODUCTION... 1 SECTION 1 LAND USE PLANNING CONCEPT The Subject Property The Proposal Design Goals and Objectives Design Response to City Documents Spatial Analysis... 5 SECTION 2 DESIGN PRINCIPLES AND DESIGN RESPONSES Conceptual Design Public Realm Sustainability Techniques... 8 APPENDIX A SITE PLANS AND ELEVATIONS APPENDIX B SITE AND SURROUNDING AREA PHOTOS APPENDIX C NEIGHBOURHOOD CHARACTER STATEMENT APPENDIX D COMPATIBILITY REPORT Zelinka Priamo Ltd. i

4 Urban Design Brief April 16, 2013 INTRODUCTION Zelinka Priamo Ltd., on behalf of Brian Baillargeon, has submitted an application to the City of London to amend the Zoning By-law in support of the proposed development of a 7-unit, low-rise apartment building on. This Urban Design Brief describes the design details of the proposed development. SECTION 1 LAND USE PLANNING CONCEPT 1.1 THE SUBJECT PROPERTY The subject property, known municipally as, contains an existing single-detached dwelling. It has an irregular lot shape due to its position next to the Thames Park ravine (Figure 1). The property is approximately 1,637 square metres (0.4 acres) in area with approximately 31.3 metres (103 feet) of frontage along Wortley Road. Figure 1 Subject Property Zelinka Priamo Ltd. 1

5 Urban Design Brief April 16, THE PROPOSAL The proposed development consists of a 3-storey apartment building with a footprint of approximately 636 square metres (6,800 square feet), containing 7 dwelling units (Figure 2). The existing driveway access for the site is intended to be relocated to the northerly limit of the frontage. The building is positioned on the south-west portion of the property, and features two surface parking spaces (one of which is accessible) and 12 enclosed parking spaces on the main floor. Figure 2 Proposed Development 1.3 DESIGN GOALS AND OBJECTIVES The overall goal of the project is to redevelop a residential property in a manner that is complementary to the character of the existing community. 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 appropriate pedestrian and vehicle access for site users; is positioned to minimize the potential for privacy impacts; and provides an enclosed parking facility. Zelinka Priamo Ltd. 2

6 Urban Design Brief April 16, 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 as part of managed and balanced growth, as a proposed intensification of a site in an established neighbourhood. Official Plan The City of London Official Plan includes design criteria that are to be applied to new developments. Section 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 is addressed in the following: i) Natural Features The design of the proposed development includes balconies overlooking the wooded ravines of Thames Park, and the rear and north façades includes brickwork and large windows that provide an attractive exterior to park users. We note that the ravine vegetation limits the visibility of the building from the active areas of the park. ii) Trees A tree preservation study will be prepared for the site to identify existing trees to be retained and measures for their protection. Zelinka Priamo Ltd. 3

7 Urban Design Brief April 16, 2013 iv) High Design Standards High standards of design are encouraged in strategic or prominent locations, including sites near the edge of a river valley, such as the subject property. The proposed building design incorporates a mixture of enhanced cladding materials, including a masonry stone base, upper storey brickwork, large balconies and modern divided windows. v) Architectural Continuity The section of Wortley Road around the subject property has a visual identity that is created by a mix of building styles and sizes. While there are a number of buildings dating back to the late 1800 s and early 1900 s, there is no consistency in terms of building size, age or architectural details. The proposed building is designed to introduce contemporary architectural techniques that will mimic the features of older buildings, creating an appearance that is compatible with the character of the area and appropriate for residential use at the northerly terminus of the Wortley Village Main Street Commercial Area. xii) Enhances Accessibility Standards An accessible parking space is proposed directly in front of the building, by the main entrance and the site is planned to be consistent with the City of London Facility Accessibility and Design Standards. xiii) Parking and Loading Aside from the accessible parking space, the proposed parking facilities are located within the main floor of the building. xiv) Privacy While the proposed building includes upper-storey windows and balconies which overlook outdoor amenity areas of properties to the south, those areas function as shared spaces for multi-unit residential buildings with limited existing privacy potential. xv) Outdoor Space Zelinka Priamo Ltd. 4

8 Urban Design Brief April 16, 2013 Each unit includes a private balcony to serve as outdoor living space. In addition, a large outdoor amenity area is provided at the rear of the property. This amenity area is directly adjacent to the Thames Park. 1.5 SPATIAL ANALYSIS Lands within an 800 metre radius of the subject property include existing low, medium and high density residential development, a main-street commercial area, as well as elementary and secondary school sites. The South Branch of the Thames River and Thames Park are located north of the property. Wharncliffe Road South and Ridout Street South are north-south arterial roadways and transit routes, located to the respective west and east of the subject property. Parts of the Downtown area and the Horton Street industrial area are also within the 800m radius. Figure 3 Regional Spatial Analysis Arterial Roadways Public Transit Routes Zelinka Priamo Ltd. 5

9 Urban Design Brief April 16, 2013 The 400 metre area surrounding the subject property is comprised mainly of low density residential uses, including single-detached, duplex and triplex dwellings, as well as several higher density apartment buildings (as highlighted on Figure 3). It also includes much of the Wortley commercial area immediately to the south and Thames Park immediately to the north, which contains much of the amenities necessary to serve the needs of the proposed development. Figure 4 Site Spatial Analysis Vista to and from Site Zone of Sensitivity Apartments Active Frontage Zone Collector Roadway Zelinka Priamo Ltd. 6

10 Urban Design Brief April 16, 2013 SECTION 2 DESIGN PRINCIPLES AND DESIGN RESPONSES 2.1 CONCEPTUAL DESIGN The proposed development includes the establishment of a low-rise apartment building positioned towards the south-westerly corner of the site. This location allows the façade to maintain and enhance the existing streetscape corridor. The main entrance is proposed for the centre of the west building façade, which is oriented towards Wortley Road. Figure 5 Wortley Facade The building has been designed to include a variety of cladding materials and façade elements including a masonry stone base, upper-storey brickwork and detailing, as well as balcony components. The front façade incorporates a large number of functioning windows as well as ornamental main-floor windows. Step-backs, balconies, and pillar/cap detailing around the main entrance add interest to the overall building presentation. Access to the internal parking area is provided via a small driveway to the garage entrance on the north face of the building. Zelinka Priamo Ltd. 7

11 Urban Design Brief April 16, PUBLIC REALM The proposed development provides a short pedestrian walkway with a circular feature to the existing City sidewalk. 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 an under-used site within a well established neighbourhood, the proposal constitutes intensification. As such, this development will make efficient use of the existing service and transportation infrastructure. Walkability is a major consideration, since residents are immediately adjacent to the Wortley Village commercial area and Thames Park, with a variety of recreational opportunities, and are within walking distance of the Downtown. Zelinka Priamo Ltd. 8

12 APPENDIX A SITE PLAN AND ELEVATION DRAWINGS

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15 T/O FRONT PARAPET T/O FRONT PARAPET T/O PLYWOOD ROOF DECK T/O PLYWOOD ROOF DECK U/S CEILING U/S CEILING 11'-1 1/2" THIRD FLOOR 11'-1 1/2" THIRD FLOOR DO NOT SCALE DRAWINGS. CONTRACTOR AND SUBCONTRACTORS SHALL CHECK ALL DIMENSIONS AND REPORT TO THE OWNERS ANY DISCREPANCIES PRIOR TO PROCEEDING WITH WORK. 38'-11" U/S CEILING 38'-11" U/S CEILING ALL WORKMANSHIP AND MATERIALS MUST CONFORM WITH O.B.C. AND C.M.H.C. STANDARDS AND BE APPROVED BY OWNER. 10'-1 1/2" 10'-1 1/2" THIS DRAWING IS THE PROPERTY OF THE CONSULTANT AND SHALL NOT BE COPIED OR REPRODUCED IN WHOLE OR IN PART WITHOUT THE WRITTEN CONSENT OF THE CONSULTANT. SECOND FLOOR SECOND FLOOR U/S CEILING U/S CEILING 10'-1 1/2" GROUND FLOOR 10'-1 1/2" GROUND FLOOR No. DATE 1 FEB. 25/13 2 MAR 18/13 REVISION GEN. REV. PER OWNER REVIEW REV. PER Z.P.A. AND OWNER REVIEW ' ' T/O FRONT PARAPET T/O PLYWOOD ROOF DECK U/S CEILING 11'-1 1/2" THIRD FLOOR Associate U/S CEILING 10'-1 1/2" SECOND FLOOR U/S CEILING 10'-1 1/2" 38'-11" R.Tomè & Associate Inc. 51 Wimbledon Court London ON N6C 5C9 t f r_tome@bellnet.ca GROUND FLOOR ' T/O FRONT PARAPET T/O PLYWOOD ROOF DECK U/S CEILING 38'-11" 11'-1 1/2" THIRD FLOOR U/S CEILING Project Name Proposed 3 Storey / 7 Unit Condominium 10'-1 1/2" London, Ontario 10'-1 1/2" SECOND FLOOR U/S CEILING Drawing Title Preliminary Elevations GROUND FLOOR DATE: JAN. 15, ' SCALE: DRAWN: REVIEWED: AS NOTED C.T. R.T. FILE No: ##-####.DWG PROJECT No: ##-#### A3

16 APPENDIX B SITE AND SURROUNDING PHOTOS

17 Subject Property as Viewed from the Southwest Wortley Commercial Area Viewed from North (across from the subject property)

18 East Side of Wortley Road Around the Subject Property East Side of Wortley Road North of the Subject Property West Side of Wortley Road Across from the Subject Property

19 Subject Property as Viewed From the Northeast (Thames Park) Subject Property and Surrounding Area Viewed From the Northeast (Thames Park)

20 APPENDIX C NEIGHBOURHOOD CHARACTER STATEMENT

21 Neighbourhood Character Statement Brian Baillergeon Introduction This Neighbourhood Character Statement has been prepared in support of the proposed development of the subject property, known municipally as. The proposal would increase the residential density of the lands, triggering the requirement of Section of the City of London Official Plan for the preparation of such a report. The Plan describes the Neighbourhood Character Statement document as; A detailed statement of the character of the existing neighbourhood that demonstrates how the proposed development respects the character of the existing neighbourhood shall be submitted by the applicant. This inventory of urban design characteristics shall include a review of structures and the natural environment within the surrounding neighbourhood. (Section (a)) The following sections of this report provide descriptions of the character and image of the neighbourhood, the site design and the proposed servicing as per the requirements of the Official Plan. Character and Image The subject property is located on the east side of Wortley Road, just north of Craig Street, within a pocket of multi-unit residential buildings. This neighbourhood is one of the oldest in the City and features a number of dwellings that have been designated under the Ontario Heritage Act for their heritage value, as well as a number of properties that have been identified as having potential for designation. The neighbourhood is comprised of 1, 2 and 2 ½-storey brick dwellings and commercial buildings featuring a variety of architectural styles. There are good examples of Late Victorian, Gothic Revival and Italianate buildings in the area, with many buildings featuring a combination of such traditional design details with more recent and eclectic features.

22 The surrounding area is also characterized by of a variety of larger scale, residential buildings. Along Craig Street there are several 2 ½-storey, 1960 s era apartment buildings, as well as older two and 3 ½-storey apartment buildings on Ridout Street. Newer high-rise apartment buildings are located along Ridout Street with new low-rise apartment buildings located in the main street commercial area. The proposed development replaces an existing 1-storey brick dwelling with a new, 3-storey apartment building featuring enclosed parking and upper-level balconies. The building has been designed to include a variety of cladding materials and façade elements including a masonry stone base, upper-storey brickwork and detailing, as well as balcony components. The front façade incorporates a large number of function divided windows as well as ornamental main-floor windows. Step-backs, balconies, and pillar/cap detailing around the main entrance add additional interest to the overall building presentation. Purpose-built apartments can be found throughout the area, with a newly built low rise apartment building at the corner of Wortley Road and Bruce Street, two blocks south of the site which has similar design considerations. The materials and style of the proposed building are intended to mimic design features common within older neighbourhoods and generally reflect the existence of a variety of design styles in the area. The new building will make use of the larger lot size of the subject property and the vista opportunities available at the rear of the property, which overlooks Thames Park. Although views are more limited in the summer due to the tree foliage in the valley slopes, the building is designed to provide prominent views of the park to site users, and to provide an attractive built form when viewed from the park. Site Design The proposed building is positioned close to Wortley Road to maintain the pedestrian streetscape environment established by existing development along the road. This, coupled with the provision of street-level entrance and window details, enhances the streetscape environment and promotes pedestrian activity. The position of the building also promotes the use of the easterly portion of the property as outdoor amenity space and takes advantage of available views of the Thames River Valley.

23 Residents will have walking access to a wide range of commercial and recreational amenities as well as access to public transit service. A short walkway connects the main entrance of the building to the City sidewalk and the accessible parking space. Most of the parking for the facility is enclosed within the main floor of the building. Servicing The site is connected to the surrounding neighbourhood in the same manner as the existing dwelling on the subject property. The western access to Thames Park is very close to the site, and the commercial areas of Wortley Road are only a block away. The development meets the off-street parking requirements of the Zoning By-law and is not expected to interfere with traffic on Wortley Road. The proximity of the subject property to a large array of amenities and opportunities for interaction give it a high degree of walkability. The subject property is reasonably close to the major transit services provided along Bruce Street to the south. All garbage and recycling will be stored within the building and picked up on assigned days within the designated pick-up pad.

24 APPENDIX D COMPATIBILITY REPORT

25 Compatibility Report Brian Baillergeon Introduction This Compatibility Report has been prepared in support of the proposed development of the subject property, known municipally as. The proposal would increase the residential density of the lands, triggering the requirement of Section of the City of London Official Plan for the preparation of such a report. The Plan describes the Compatibility Report document as; a detailed statement of the compatibility of the project, to demonstrate that the proposed project is sensitive to, compatible with, and a good fit within the existing surrounding neighbourhood.. (Section (b)) The following sections of this report provide descriptions of the design of the project, including the built form elements, the massing and articulation, and the architectural treatment; as per the requirements of the Official Plan. Built Form Elements The proposed building provides a west façade that features masonry stone main floor cladding with upper storey brick with masonry cap and window details. Divided windows, prominent entry details, balconies and decorative windows address the pedestrian streetscape of Wortley Road. The building is positioned at the front of the property to continue the existing street wall established by existing development along the east side of Wortley Road. The building massing and flat roof structure are similar to a recently built low-rise apartment building on Wortley Road, two blocks to the south, and are consistent with its location only four properties north of the Wortley Village main street commercial area, and opposite a pair of tall, commercially converted buildings. The entrances and main window openings are located on the front building faces, matching the pattern of existing development in the area.

26 Massing and Articulation The rhythm of the main-floor building openings (doors and windows) provides a mix of symmetrical elements with the main entrance offset to increase proximity to the street environment. The spacing and amount of fenestration is consistent with existing development in the area. The setback from the street is consistent with the existing development along Wortley Road. The proposed building is compatible with the scale of existing development in the area, and no transition of scale is required. The proposed building is much larger than the existing single-storey dwelling and is well suited for the size of the property. Shadow effects on adjacent properties will not substantially change as a result of the proposed redevelopment. Architectural Treatment The proposed buildings make use of contemporary building materials and construction methods to mimic the basic elements of the various Victorian Era styles along Wortley Road, particularly the brick cladding, divided windows and entrance details. The building features brick cladding with a masonry stone base, and reflects historic building styles common to the area.