Final Urban Design Brief Dec 12-12 - London, Ontario · Urban Design Brief December 13, 2012...
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Urban Design Brief December 13, 2012 275/277 Piccadilly Street Urban Design Brief Neighbourhood Character Statement Compatibility Report 275/277 Piccadilly Street Southeast Corner of Piccadilly Street and Wellington Street 1875425 Ontario Limited December 12, 2012
Transcript of Final Urban Design Brief Dec 12-12 - London, Ontario · Urban Design Brief December 13, 2012...
Urban Design Brief December 13, 2012 275/277 Piccadilly Street
Urban Design Brief Neighbourhood Character Statement Compatibility Report
275/277 Piccadilly Street Southeast Corner of Piccadilly Street and Wellington Street 1875425 Ontario Limited
December 12, 2012
Urban Design Brief December 13, 2012 275/277 Piccadilly Street
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 ...................................................................................................... 6 SECTION 2 – DESIGN PRINCIPLES AND DESIGN RESPONSES ................................ 8 2.1 Conceptual Design ................................................................................................. 8 2.2 Public Realm .......................................................................................................... 8 2.3 Sustainability Techniques ....................................................................................... 8 2.4 Heritage Initiatives .................................................................................................. 9 APPENDIX A – SITE PLAN AND ELEVATION DRAWINGS APPENDIX B – SITE AND SURROUNDING PHOTOS APPENDIX C – NEIGHBOURHOOD CHARACTER STATEMENT APPENDIX D – COMPATIBILITY REPORT
Urban Design Brief December 13, 2012 275/277 Piccadilly Street
Zelinka Priamo Ltd. 1
INTRODUCTION
On behalf of 1875425 Ontario Limited, Zelinka Priamo Ltd. has submitted applications to the City of London to amend the Zoning By-law to permit two multi-family residential buildings on the south-easterly corner of Wellington Street and Piccadilly Street. This Urban Design Brief describes the design details of this residential development proposal.
SECTION 1 – LAND USE PLANNING CONCEPT
1.1 THE SUBJECT LANDS
The subject lands include two properties, known municipally as 275 and 277 Piccadilly Street. These properties contain two existing multi-unit residential buildings and a large accessory garage, and form a contiguous, rectangular piece of land on the south-easterly corner of Wellington Street and Piccadilly Street (Figure 1). Together, the lands are approximately 1,727 square metres (18,580 square feet) in area with approximately 42.8 metres (140 feet) of frontage along Piccadilly Street and approximately 40.5 metres (133 feet) of frontage along Wellington Street.
Figure 1 – Subject Lands
Urban Design Brief December 13, 2012 275/277 Piccadilly Street
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1.2 THE PROPOSAL
The proposed development consists of two new residential buildings containing a total of 11 dwelling units and a parking area containing 12 parking spaces. Access to the parking area is to be provided via a driveway from Wellington Street.
The two buildings are nearly identical in appearance and form a cohesive multi-family residential development that includes a central outdoor amenity area featuring a courtyard with seating areas and barbeque facilities (Figure 2). Each dwelling unit is designed to have its own separate entrance.
Figure 2 – Proposed Development
Urban Design Brief December 13, 2012 275/277 Piccadilly Street
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1.3 DESIGN GOALS AND OBJECTIVES
The overall goal of the project is to redevelop a site in a highly urbanized area in a manner that respects the character of the existing community.
The design objectives of the project include establishing a built form and site design which;
• is visually integrated into the surrounding community; • provides a useful outdoor amenity area; and • does not adversely impact neighbouring uses; • maintains the streetscape environment; and • visually addresses both adjacent roadways.
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 sensitive redevelopment of a site within an established neighbourhood.
Urban Design Brief December 13, 2012 275/277 Piccadilly Street
Zelinka Priamo Ltd. 4
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 is addressed in the following;
v) Architectural Continuity
The surrounding neighbourhood has a distinctive and attractive visual identity that includes a number of dwellings designated under the Heritage Act and others recognized for their potential for designation. The proposed residential buildings have been designed to maintain the character of the area, and generally reflect the character of the existing buildings that they will replace.
x) Landscaping
The proposed site plan includes a landscaped area in the south-westerly corner of the property screen the parking area from Wellington Street. The central courtyard creates an interesting and usable feature, screens the parking area from Piccadilly Street and also enhances the appearance of the development.
xi) Building Positioning
The proposed buildings are positioned in a way that defines a secure open space area and offers a reasonable measure of privacy to each dwelling unit.
xiii) Parking and Loading
The proposed parking facilities have been designed to facilitate maneuverability on the site.
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xiv) Privacy
The proposed buildings are of a similar height and building position to the existing residential buildings, and will not cause loss-of-privacy impacts.
xvii) Recreation Facilities
There is an existing playground/park just to the south of the subject property. The proposal creates a courtyard/barbeque area that serves as outdoor amenity space and as a recreation facility appropriate to the size of the development.
xix) Waste Management
The proposed dwelling units would store waste internally, with garbage taken to the curb on the appropriate collection day.
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1.5 SPATIAL ANALYSIS
An appropriate scale for the regional spatial analysis of the subject lands would include an area generally extending from Talbot Street in the west to Colbourne Street in the east and from Grosvenor Street in the north to Central Avenue in the south. Lands within this roughly 800 metre radius include existing low and medium residential areas mixed with commercial areas and institutional uses along the major arterial roadways. The regional scale area is largely comprised of parts of the areas known as Old North London (including the Bishop Hellmuth neighbourhood) and the Piccadilly neighbourhood of Central London, some of the older and more historic neighbourhoods in the City.
Figure 3 – Regional Spatial Analysis
Public Transit Routes
Arterial Roadways
Rail Corridor
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Zelinka Priamo Ltd. 7
The limits of the effective local neighbourhood of the subject lands are generally defined by the commercial office and office conversion uses along the Richmond Street and Oxford Street arterial corridors. Low and medium density residential uses along Waterloo Street define the easterly limit of the area, while the southerly limit is defined by Piccadilly Park and the rail corridor to the south. There is also an existing Montessori School on Waterloo Street to the east of the subject lands. The lands are part of the Piccadilly Street and Kenneth Avenue residential neighbourhood. Traffic calming measures limit through vehicular traffic on either side of Wellington Street. Kenneth Drive is a one-way Street westbound.
Figure 3 – Site Spatial Analysis
Active Frontage Zone
Zone of Sensitivity
Piccadilly Park
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Zelinka Priamo Ltd. 8
SECTION 2 – DESIGN PRINCIPLES AND DESIGN RESPONSES
2.1 CONCEPTUAL DESIGN
The proposed development consists of two new 3-storey residential buildings containing a total of 11 dwelling units. Access to an on-site parking area containing 12 parking spaces is provided via a driveway access on Wellington Street. The buildings are of a similar scale and character to the existing buildings in the area, and particularly to the existing buildings on the site. Internal walkways provide connections from the building entrances to the City sidewalk, to the courtyard, and to the parking area.
The buildings have been designed with a brick exterior which incorporates vinyl siding into the window projections. The mansard roof designs reduce the visual appearance of the building height. Front and rear facing covered porch areas with wooden railings and posts are incorporated into the design to provide direct access to the individual dwelling units, with a ‘wrap-around’ porch provided on the Wellington Street frontage to provide a higher level of architectural detail to the Wellington Street elevations and to provide additional outdoor amenity for residents. The proposed windows are double-hung to reflect existing development and are primarily provided on the front and rear façades.
2.2 PUBLIC REALM
Both Piccadilly Street and Wellington Street are extra-wide (40m) road allowances. This gives a character of wide boulevards even where dwellings are located close to front and exterior lot lines. The positioning of the proposed building at 275 Piccadilly closer to Wellington Street improves the relationship of the corner building to Wellington Street and reinforces the established building pattern in the area.
Pedestrian corridors in the area are maintained, and the additional walkways and porches 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.
Urban Design Brief December 13, 2012 275/277 Piccadilly Street
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The proposal would increase the residential density of the subject lands, from a total of 9 units to 11, and is considered to be an intensification project. As such, this development will make good use of existing infrastructure.
2.4 HERITAGE INITIATIVES
The subject lands are not within an identified heritage district and, although there are a number of heritage buildings on Piccadilly Street, the subject lands have not been identified by the City as having potential heritage value.
APPENDIX A – SITE PLAN AND ELEVATION DRAWINGS
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APPENDIX B – SITE AND SURROUNDING PHOTOS
Subject Lands as Viewed from the North West
Subject Lands as Viewed from the West
Existing 275 Piccadilly Street (Front façade)
Existing 277 Piccadilly Street (Front façade)
Existing Garage as Viewed from the North
North Side of Piccadilly Street, West of the Subject Lands
South Side of Piccadilly Street, West of the Subject Lands
Piccadilly Street and Wellington Street Intersection Traffic Calming
North Side of Piccadilly Street, Across from of the Subject Lands
Existing Building Directly East of the Subject Lands
South Side of Piccadilly Street, East of the Subject Lands
Existing Commercial Parking Area, West of the Subject Property
Piccadilly Park, South of the Subject Lands
Existing Building Directly South of the Subject Lands
Building Demolition Directly South of the Subject Lands
North Side of Kenneth Avenue, South-East of the Subject Lands
North Side of Kenneth Avenue, South-East of the Subject Lands
APPENDIX C – NEIGHBOURHOOD CHARACTER STATEMENT
Neighbourhood Character Statement 275/277 Piccadilly Street 1875425 Ontario Limited
Introduction
This Neighbourhood Character Statement has been prepared in support of the proposed
development of the subject lands, known municipally as 275 and 277 Piccadilly Street. The
proposal would increase the residential density of the lands, triggering the requirement of
Section 3.7.3.1 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 3.7.3.1(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 lands are located on the south-east corner of the intersection of Piccadilly Street
and Wellington Street and form part of the residential neighbourhood of Piccadilly Street and
Kenneth Avenue. This core-area 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 primarily comprised of 2 and 3-storey brick dwellings with
front porches. Many of the properties feature ornamental brickwork features and ornate wooden
trim. The neighbourhood is not uniform, with some of properties that are newer, smaller and/or
make use of other building materials and style elements.
The proposed development replaces two existing 3-storey brick residential buildings with front
porches with two new 3-storey brick residential buildings with front, side and rear porches. The
existing multi-bay garage structure will be removed without replacement. The building spacing
of the neighbourhood and streetscape formed by the building setbacks will be maintained by the
proposed redevelopment. The proposed rear yard parking area would be in the same area as
the existing parking area for the subject lands, and is consistent with the rear-lane access
serving most of the existing community.
The buildings have been designed with a brick exterior which incorporates vinyl siding into the
window projections. The mansard roof designs reduce the visual appearance of the building
height. Front and rear facing covered porch areas with wooden railings and posts are
incorporated into the design to provide direct access to the individual dwelling units, with a
‘wrap-around’ porch provided on the Wellington Street frontage to improve the appearance of
the building and provide additional outdoor amenity spaces for residents. The proposed
windows are double-hung to reflect existing development and are primarily provided on the front
and rear façades.
The existing site contains no natural features that will be affected by the proposed
redevelopment. The character of the natural environment on the site and in the neighbourhood
will not change as a result of the proposal.
Site Design
The proposed buildings are positioned on the northerly half of the property, and feature direct
pedestrian walkways to the public sidewalk and street edge. This maintains the streetscape
environment in a manner consistent with existing development and promotes pedestrian access
to the site.
The buildings provide direct access for each of the 11 dwelling units proposed, with entrances
located within both the front and rear building facades within covered porch areas.
The proposed medium density residential development is similar to a number of converted
dwellings and purpose-built multi-unit residential buildings in the area. Residents will have
walking access to a wide range of commercial and recreational amenities and excellent public
transit service.
The ‘wrap-around’ porch feature of the westerly building, coupled with the other design features
of the built form, provides a suitable view terminus for south-looking views from the Wellington
Street roadway and east-looking views along Piccadilly Street. By designing the rear of the
buildings to also serve as main entrances, the buildings also have an attractive appearance
from Kenneth Avenue.
Internal walkways provide connections from the main building entrances to the City sidewalk, to
the courtyard, and to the parking area. The parking area provides a single row of parallel
parking along the rear property line with direct access from Kenneth Avenue.
Servicing
The site is connected and has access to the adjacent neighbourhood in the same manner as
the existing residential uses on the site and in the community. Piccadilly Park is very close to
the subject lands, and access to and from the commercial areas of Richmond Street and Oxford
Street are only a block away. The development meets the off-street parking requirements of the
Zoning By-law and is close to a large amount of on-street and commercial parking facilities.
The proximity of the subject lands to a large array of amenities and opportunities for interaction
give it a high degree of ‘walkability’.
The subject lands are very close to the major transit services provided on the Oxford Street and
Richmond Street corridors.
All garbage and recycling will be stored within the building units and picked up on assigned days
along the street edge.
APPENDIX D – COMPATIBILITY REPORT
Compatibility Report 275/277 Piccadilly Street 1875425 Ontario Limited
Introduction
This Compatibility Report has been prepared in support of the proposed development of the
subject lands, known municipally as 275 and 277 Piccadilly Street. The proposal would
increase the residential density of the lands, triggering the requirement of Section 3.7.3.1 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 3.7.3.1(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 buildings address Piccadilly Street through covered front porch entrances and
double-hung windows that correspond to the predominant features of the Piccadilly
neighbourhood.
The buildings are positioned at the front of the property to continue the existing street wall
established by existing development along the south side of Piccadilly Street. The wooden
railings and pillars of the front porches along with the brick cladding elements maintain the
existing grade level character of the neighbourhood.
The mansard roof lines of the buildings include dormers and simple cornice lines that are similar
to other existing 2 ½ and 3-storey residential buildings on Piccadilly Street.
[Type text]
The entrances and main window openings are located on the front building faces, matching the
pattern of existing development in the area.
The building proposed for the corner of Piccadilly Street and Wellington Street includes a ‘wrap-
around’ covered porch that adds to the visual presentation of the building and offers increased
opportunities for interaction between site users and pedestrians.
The building entrances are protected from the elements by covered porches. The porches also
provide shade for main floor windows to reduce summertime internal temperature increases.
Massing and Articulation
The rhythm of the main-floor building openings (doors and windows) reflects symmetries within
each building and between the two proposed buildings. The spacing and amount of fenestration
is consistent with existing development in the area.
Building setbacks from the street are consistent with the existing development along the south
side of Piccadilly Street, and the east side of Wellington Street.
The proposed buildings are compatible with the scale of existing development in the area, and
no transition of scale is required.
The street proportion/street sections of the existing buildings on the property are maintained by
the two buildings of this redevelopment proposal.
Shadow effects on adjacent properties will not change substantially, except that more light will
reach the dwelling at 379 Piccadilly as a result of the increased side yard..
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 Piccadilly Street,
particularly the brick cladding, double-hung windows and front porches.
[Type text]
There are a number of detail elements of the building design that reflect character of the area.
These include neo-classical bases and caps for the wooden porch posts, exterior window
cornices and wooden railings.
The buildings feature brick cladding with vinyl siding accents around the main front and rear
projections. The brick and the wooden porch railings are materials common in the area.
