Planning and Design Report - London, Ontario · 2-storey commercial and office building addressing...

Planning and Design Report July 5, 2019 2498/2500, 2510 Main Street Zelinka Priamo Ltd.

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Planning and Design Report

9398562 Canada Inc. 2498/2500, 2510 Main Street

London, ON

July 2019


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TABLE OF CONTENTS

INTRODUCTION ....................................................................................................................... 2

SUBJECT LANDS ..................................................................................................................... 2

NEIGHBOURHOOD CHARACTER and SPATIAL ANALYSIS ................................................. 4

DESIGN GOALS AND OBJECTIVES .................................................................................... 9

PROPOSED DEVELOPMENT ..................................................................................................10

PLANNING POLICY ANALYSIS ..............................................................................................14

2014 PROVINCIAL POLICY STATEMENT ...........................................................................14

1989 CITY OF LONDON OFFICIAL PLAN ...........................................................................18

THE LONDON PLAN ............................................................................................................23

OTHER CONSIDERATIONS ....................................................................................................32

CONCLUSION ..........................................................................................................................32


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INTRODUCTION

9398562 Canada Inc. has submitted a Zoning By-Law Amendment application to the City of

London to permit the redevelopment of the lands known municipally as 2498/2500 and 2510 Main

Street (the “subject lands”). The proposed mixed-use development is comprised of a two-storey

commercial and office building at the front, and 16, three-storey townhouse units to the rear.

The purpose of the following Planning and Design Report is to provide design details and evaluate

the proposed Zoning By-Law Amendment within the context of existing land use policies and

regulations, including the 2014 Provincial Policy Statement, the 1989 City of London Official Plan,

The London Plan, and the City of London Z.-1 Zoning By-Law.

SUBJECT LANDS

The subject lands consist of two, rectangular parcels located on the south side of Main Street,

approximately 160m east of Colonel Talbot Road, in the community of Lambeth (Figure 1). The

subject lands have frontage of approximately 51.3m (168.3ft) along Main Street, a lot depth of

approximately 102.0m (334ft), a total area of 0.48ha (1.19ac) after dedication.

Figure 1 – Air Photo of Subject Lands

The subject lands are generally flat in topography. Two mixed use buildings, including office and

residential uses, are currently located on 2498/2500 Main Street. A single detached dwelling is

currently located on 2510 Main Street with a parking area and detached garage to the rear. The

portion of 2498/2500 Main Street that abuts 2510 Main Street to the south is landscaped with

mowed lawns and limited vegetation (Figures 2 to 4).


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Figure 2 – 2500 Main Street, Looking Southwest

Figure 3 – 2510 Main Street, Looking Southeast

Existing vehicular access is provided by two, full-turns driveways along Main Street: one on the

west side of 2500 Main Street and one on the east side of 2510 Main Street. Pedestrian

connections are provided by public sidewalks along the south side of Main Street. Pedestrian

crosswalks are anticipated along the newly constructed Main Street to facilitate safe, convenient

crossings to the north side of the street.


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Figure 4 – 2498 Main Street (Rear of 2500 Main Street), Looking South

NEIGHBOURHOOD CHARACTER

Main Street, South Routledge Road, and Broadway Avenue are the municipal streets within 120m

of the subject lands. Proximate streetscapes include both the north and south side of Main Street,

east and west side of South Routledge Road, as well as the north and south side of Broadway

Avenue (Figure 6).

Figure 6 – Streetscapes within 120m of the Subject Lands


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“Main Street” Street Character

This portion of Main Street is characterized by a two-lane “main street”, with a shared left-hand

turn lane for both directions of traffic in the center. The area between the street and the sidewalk

is a combination of landscaping, hardscaping, and on-street parking (Figure 7). The subject lands

make up a third of this portion of the south side of Main Street, together with a mix of existing

commercial, office, and residential uses to the east and west. Buildings are typically oriented

towards and located close to the street, with parking located both in front and in behind.

Figure 7 – Existing Main Street Streetscape (Looking East)

“South Routledge Road” Street Character

South Routledge Road is characterized by a two-lane local street (Figure 8). A public sidewalk is

located on the west side, with landscaped areas and surface parking areas provided between the

street and building faces along both sides. Built form typically consists of 1 to 1.5-storey single

detached dwellings with front yard and side yard driveways. Buildings are oriented towards the

street, but are considerably setback from the street along the east side, with a range of

landscaping features and mature trees that screen the dwellings from view.

Figure 8 – Existing South Routledge Road Streetscape (Looking North)


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“Broadway Avenue” Street Character

Broadway Avenue is characterized by a two-lane local street (Figure 9). A public sidewalk is

located on both sides of the street. A landscaped boulevard is located between the street and the

sidewalk on the south side. Above-ground hydro poles and lines are visible along both sides. Built

form typically consists of 1 to 2-storey single detached dwellings with front yard and side yard

driveways. Buildings are oriented towards the street, with landscaped areas and many large,

mature trees that screen them from view.

Figure 9 – Existing Broadway Avenue Streetscape (Looking South)

SPATIAL ANALYSIS

Figure 10 shows the subject lands and all other land uses within 400m and 800m radii. The two

radii represent straight line walking distances of approximately 5 and 10 minutes, respectively.

Although due to sidewalk networks and other barriers, the circles may not represent true walking

times. Arterial roads are shown as yellow arrows.

Notable features within 400m include a mix of uses along Main Street/Longwoods Road and

Colonel Talbot Road (i.e. retail, office, commercial, and residential). Additional low density

residential uses in the form single detached dwellings are located to the north and south. A small

public park (Lambeth Veterans Park) is located to the southwest along Colonel Talbot Road.

The built form of the retail, office, and commercial uses within 400m of the subject lands along

Main Street/Longwoods Road and Colonel Talbot Road include 1 to 2.5-storey converted and

purpose-built building, with a mix of exterior finishes including brick/masonry, siding, and exterior

insulation and finish system (EIFS). The location of parking varies by property; a mix of front, side,

and rear yard parking is provided along both Main Street/Longwoods Road and Colonel Talbot

Road. Built form is oriented towards the street, with front yard setbacks varying along both

streetscapes (Figure 11).


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The residential built form, specifically the single detached dwellings to the north and south of the

subject lands along local streets are typically 1-storey in height and clad in brick, masonry, and

siding (Figure 12). Parking and garages are located in both the front and side yards; front yard

setbacks are large with landscaped front areas.

Figure 10 – Spatial Analysis


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Figure 11 – Mixed Use Built Form along Main Street (2522-2530 Main Street)

Figure 12 – Low Density Residential Built Form to the North (6821-6847 Beattie Street)

Lands within an 800m radius are comprised of additional low density residential in the form of

single detached dwellings to the north, northeast, east, and southeast; an additional mix of uses

along Main Street/Wharncliffe Road South; scattered neighbourhood and community facility uses

(schools, community centre, and places of worship); and open space to the west and southwest.

The built form within 800m along Main Street/Wharncliffe Road South consists of additional

converted dwellings and purpose-built buildings. Multi-unit, commercial plazas are located at the

intersection of Main Street/Wharncliffe Road South and Campbell Street (Figure 13), with an

additional mix of uses in converted dwellings further to the northeast along Wharncliffe.


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Figure 13 – Commercial Built Form along Wharncliffe Road South (2295 Wharncliffe Road South)

Built form of the low density residential uses consist of 1 to 2-storey single detached dwellings

with attached garages and front yard driveways. The dwellings are clad in a range of

brick/masonry and siding, with a variety of window and door treatments (Figure 14).

Figure 14 – Low Density Residential Built Form

DESIGN GOALS AND OBJECTIVES

The design of the proposed development aims to achieve a pedestrian-oriented, human scale

built form along the street edge; the location and orientation of the commercial/office building will

enhance the existing Main Street corridor. The street-oriented building will provide direct connects

from the street that foster an attractive and welcoming pedestrian environment. The commercial

and office uses will animate the street through the extensive use of vision glass along the front of

the building.


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The proposed townhouse dwellings are proposed internal to the site, allowing for the maintenance

of the “main street” design, all while providing an intensity that is appropriate and supportive for

the development as a whole. All three buildings intend to contribute to the future development

and improvement of the Main Street corridor, and supplement all other development in the area

with a complimentary mix of uses and compatible scale.

As such, the proposed development is intended to:

Maintain a compatible mix of land uses that can be achieved through a pedestrian-oriented

design;

Have regard for, and be consistent with, with community and urban design guidelines of

the Southwest Area Secondary Plan (SWAP);

Improve and enhance the existing streetscape of Main Street;

Visually integrate the new building within the existing neighbourhood context (and have

regard for the future, planned neighbourhood); and,

Provide a pedestrian-oriented environment along Main Street, including a direct

relationship to the human-scale façades.

PROPOSED DEVELOPMENT

The subject lands are proposed to be redeveloped for a mixed-use development, comprised of a

2-storey commercial and office building addressing the street, and two, 3-storey townhouse

blocks to the rear (Figures 15 to 17). Commercial uses are proposed at grade; and office uses

are proposed on the second storey; each storey is approximately 617.91m2 (6,651.13ft2) in size.

A total of eight units are located in each townhouse block (16 units in total). With a site area of

0.48ha (1.19ac) after dedication, a mixed use density of 60 units per hectare (UPH) is proposed.

All entrances are connected to the rear surface parking area and public sidewalks along Main

Street by a pedestrian pathway network. Primary entrances to the commercial building provided

at the front of the building along Main Street; secondary entrances are located to the rear of the

building next to the parking area. The principle entrances for the townhouse units are oriented

internal to the site from each of the parking areas/driveways. Outdoor amenity space is proposed

for each townhouse block to the rear of the site, and it is anticipated that each unit will have private

rear decks/porches/patios.

A total of 61 parking spaces (including two barrier free) are provided to accommodate both the

commercial and residential uses on the subject lands (i.e. 45 on surface/driveways, 16 additional

spaces in the proposed garages). One, full-turns driveway from Main Street is proposed. Loading

is proposed to be located in the newly constructed lay-by along Main Street, with additional access

for garbage/recycling pick-up and servicing vehicles to the rear of the commercial building.

Conceptual tree planting and landscaping is noted on the attached site plan. Additional site

specific details, including fencing and areas for snow storage, are to be confirmed throughout a

subsequent Site Plan Approval stage.


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Figure 15 – Conceptual Site Plan


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Figure 16 – Conceptual Commercial Building Elevations

Figure 17 – Conceptual Townhouse Building Elevations

COMPATIBILITY REPORT and PUBLIC REALM

ANALYSIS

MASSING and BUILT FORM

The proposed commercial/office building addressing the street achieves the planned vision for

the Lambeth Village core: a pedestrian oriented, “main street” style corridor with two to three

storey high buildings that are located close to the street. The proposed commercial building is a

two-storey, human scale built form that offers an appropriate interface between the proposed

development and the public realm. The building oriented towards and located close to the street

to establish a desirable street edge that will significantly improve the pedestrian environment. The

location and setback of the building will provide for enhanced animation and passive surveillance

along the street.

Functionally, the placement of the commercial building at the front of the property is preferred to

create a viable, mixed use development; the 3-storey townhouse dwellings are thereby located

internal to the site. The placement of the 3-storey townhouse dwellings to the rear of the 2-storey

commercial/office building maintains the intent of the “main street corridor”, allowing the presence

of the 2-storey commercial/office building to be the main focal point. Appropriate setbacks

between the 3-storey townhouses are provided between the proposed buildings and abutting

commercial uses to the east and west, as well as the single detached dwellings to the south, to

enhance compatibility of the proposed development.

The location, orientation, and massing of both buildings provide for large, hardscaped/landscaped

areas between the commercial/office building and the street to soften the edge of development

and enhance the streetscape.


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Given the above, the proposed massing and built form improves the Main Street corridor, is

compatible with existing and future/planned development, and is appropriate for the subject lands.

ARTICULATION

The design of the proposed development incorporates numerous horizontal and vertical elements

that articulate the buildings. Horizontal elements on all buildings include the use of building

materials and parapet walls to delineate the base, middle, and cap of each building. The 2-storey

commercial building also uses signage to separate the middle and cap of the building from a

distinct base that is comprised of large windows and doors. The 3-storey townhouse buildings

also have a distinct base that is defined by garage doors and entry-ways, delineating from the

middle and cap of the buildings through the use canopys, building materials, and varying window

shapes/sizes. The cap of all the buildings are defined by multiple parapet walls of alternating

heights.

Vertical elements include the use of alternating and contrasting building materials along all

building elevations. A portion of the second and third storey of the townhouse buildings encroach

out over and above the first storey (as illustrated in the side elevation). The encroachment of

these portions create a pillar effect, vertically delineating units within each townhouse block. A

further mix and pattern of materials vertically delineate units on the remainder of the elevations.

Parapet walls of varying height along the front and rear townhouse elevations also further

vertically delineate the buildings.

ARCHITECTURAL TREATMENT

The overall design of the proposed development contributes to a genuine village aesthetic and is

consistent with the intended vision and planned function of the Lambeth Village core. The material

palette will consist of a mix and range of high quality materials, colours, and textures.

Conceptually, the primary materials include brick, masonry, siding, vision/spandrel glass, and a

variety of door and window treatments. The selected colours are to be similar to the existing and

future/planned built form in the surrounding area. The exact materials will be confirmed throughout

the planning process.

PUBLIC REALM ANALYSIS

The public realm is generally defined the front elevation of the commercial/office building on Main

Street. The position and orientation of the commercial/office building close to the street enhances

the pedestrian experience. The extensive use of vision/spandrel glass along the human

scale/pedestrian-oriented building affords views into and out the building, providing passive

surveillance and animation of the street. Direct pedestrian connections from the public realm to

both the commercial/office building in the front, and the townhouse buildings to the rear, are

proposed via a network of concrete sidewalks, softened with the use of landscaping where

feasible.


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PROPOSED ZONING BY-LAW AMENDMENT

A Zoning By-Law Amendment is required to permit the proposed development. It is proposed that

the subject lands be re-zoned to a site specific “Business District Commercial (BDC(_))” zone,

with the following special provisions:

A maximum building height of 3-storeys (9.15m);

A maximum mixed use density of 60 units per hectare (UPH);

Recognize townhouse dwellings as a permitted use; and,

Permit a minimum parking supply of 61 spaces for the residential, commercial, and office

uses (whereas 90 parking spaces are required).

PLANNING POLICY ANALYSIS

2014 PROVINCIAL POLICY STATEMENT

The Provincial Policy Statement (PPS), issued under the authority of Section 3 of the Planning

Act “provides policy direction on matters of provincial interest related to land use planning” in

order to ensure efficient development and the protection of resources. All planning applications,

including Zoning By-law Amendment applications are required to be consistent with these

policies.

Section 1.1.1

Healthy, liveable and safe communities are sustained by:

a) promoting efficient development and land use patterns which sustain the financial well-being of the Province and municipalities over the long term;

b) accommodating an appropriate range and mix of residential, employment (including industrial, commercial and institutional uses), recreational and open space uses to meet long-term needs;

e) promoting cost-effective development patterns and standards to minimize land consumption and servicing costs;

The proposed development is an efficient and appropriate form of development for the subject

lands. It adds to the range and mix of housing types that meet the long-term housing needs for a

variety of demographics. The proposed commercial and office space supports employment

opportunities in the Lambeth community, and promotes “live-work” opportunities for residents of

the development. Given that the proposed development is a compact, cost-effective form of

development that will make full use of municipal services within an existing built-up area of

London, land consumption and servicing costs are minimized.


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Section 1.1.3.1

Settlement areas shall be the focus of growth and development, and their vitality and regeneration shall be promoted.

The subject lands are within a settlement area, being within the Urban Growth Boundary and

Built-Up Area of the City of London. The proposed development promotes vitality and

regeneration of the subject lands, as it is a compact and efficient form of development on an

underutilized parcel of land that is connected to existing municipal services.

Section 1.1.3.2

Land use patterns within settlement areas shall be based on:

a) densities and a mix of land uses which: 1. efficiently use land and resources; 2. are appropriate for, and efficiently use, the infrastructure and public service facilities

which are planned or available, and avoid the need for their unjustified and/or uneconomical expansion;

4. support active transportation; 5. are transit-supportive, where transit is planned, exists or may be developed.

b) a range of uses and opportunities for intensification and redevelopment in accordance with the criteria in policy 1.1.3.3, where this can be accommodated.

The subject lands are located within the City of London, a settlement area, and more specifically

within the Lambeth Village core commercial corridor. The proposed development is appropriate

for the underutilized subject lands and is well-suited for increased density and mix of land uses.

The proposed development will make use of existing municipal services along Main Street. The

subject lands have convenient access to public transit along Main Street (Route #28), providing

access to Westmount Shopping Centre. A public sidewalk is provided on both sides of the street,

providing opportunities for residents, patrons, and/or employees to engage in active transportation

to and from the subject lands.

Section 1.1.3.3

Planning authorities shall identify appropriate locations and promote opportunities for intensification and redevelopment where this can be accommodated taking into account existing building stock or areas, including brownfield sites, and the availability of suitable existing or planned infrastructure and public service facilities required to accommodate projected needs.

The proposed development is considered to be intensification (adding more dwelling units than

what currently exists). The subject lands are an appropriate location for the proposed

development as they are located along an arterial road, have access to public transit, are

proximate to open space and many additional commercial amenities along Main Street and

Colonel Talbot Road. The lands are sufficiently sized to accommodate the requisite components

of the proposed development, including parking, amenity space, and appropriate vehicular and

pedestrian circulation.


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Access to existing public service facilities is available by vehicle, public transit, or active

transportation (Lambeth Elementary School [375m northeast], and Covenant Christian School

[415m to the south]).

Section 1.1.3.4

Appropriate development standards should be promoted which facilitate intensification, redevelopment, and compact form, while avoiding risks to public health and safety.

The proposed development is a mixed use, compact form of development that is desirable along

higher-order roads. The location of the commercial and office uses close to the street

accommodates safe, direct public connections from the sidewalk. Residents of the proposed

development will also have direct access to the commercial and office uses on the subject lands

via internal sidewalks, promoting active transportation to and from commercial and office

amenities on site. This comprehensive, effective pedestrian circulation plan supports safety of the

public, patrons, employees, and residents, as well as promotes the viability of the commercial and

office uses on the subject lands.

Section 1.1.3.6

New development taking place in designated growth areas should occur adjacent to the existing built-up area and shall have a compact form, mix of uses, and densities that allow for efficient use of land, infrastructure, and public service facilities.

The proposed development is within an existing built-up commercial and residential area. The

proposed density of 60 UPH is reflective of a compact, efficient form of housing which adds to the

mix of uses and densities along this existing commercial and residential corridor.

Section 1.3.1

Planning authorities shall promote economic development and competitiveness by:

c) encouraging compact, mixed-use development that incorporates compatible employment uses to support liveable and resilient communities;

The proposed development is a form of compact, mixed-use development that incorporates

compatible employment uses (i.e. commercial and office uses) that support “live-work”

opportunities for residents of the proposed development.


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Section 1.4.3

Planning authorities shall provide for an appropriate range and mix of housing types and densities to meet projected requirements of current and future residents of the regional market area by:

b) permitting and facilitating: 2. all forms of residential intensification, including second units, and redevelopment in

accordance with policy 1.1.3.3. c) directing the development of new housing towards locations where appropriate levels of

infrastructure and public service facilities are or will be available to support current and projected needs; and,

d) promoting densities which efficiently use land, resources, infrastructure and public service facilities, and support the use of active transportation and transit in areas where it exists or is to be developed;

The proposed development is a form of residential intensification, located on a site that is well-

suited for the proposed increase in density. This form of housing is suitable for a variety of

demographics, supporting the projected population growth in this area of the City of London.

Existing and/or planned municipal servicing and public service facilities are available to

accommodate the residents of the proposed development. The proposed development is transit-

supportive, providing an increase in density along an existing public transit corridor (i.e. Route

#28).

Section 1.5.1

Healthy, active communities should be promoted by:

a) planning public streets, spaces, and facilities to be safe, meet the needs of pedestrians, foster social interaction and facilitate active transportation and community connectivity.

The provision of on-street parking and public sidewalks along Main Street support safe,

convenient pedestrian connections and opportunities for active transportation.

Section 1.6.6.2

Municipal sewage services and municipal water services are the preferred form of servicing for settlement areas. Intensification and redevelopment within the settlement areas on existing municipal sewage services and municipal water services should be promoted, wherever feasible.

The proposed development will make use of full municipal services.


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Section 1.7.1

Long-term economic prosperity should be supported by:

a) promoting opportunities for economic development and community investment-readiness; c) maintaining and, where possible, enhancing the vitality and viability of downtowns and main

streets; d) encouraging a sense of place, by promoting well-designed built form and cultural planning,

and by conserving features that help define character, including built heritage resources and cultural heritage landscapes.

The proposed development contributes to long-term economic prosperity by providing a mixed-

use development with residential, commercial, and office uses that encourage economic

development and community investment. The planned vision of the corridor is to develop a vibrant

and viable main street; the proposed development contributes to the development of a pedestrian-

oriented main street, and a sense of place, along Main Street.

Section 2.6.1

Significant built heritage resources and significant cultural heritage landscaped shall be conserved.

The subject lands are adjacent to a heritage listed property at 2501 Main Street. A Heritage Impact

Assessment prepared by Zelinka Priamo Ltd. is attached to this Zoning By-Law Amendment

application, which outlined that the proposed development will have no undue, adverse impacts

on the listed heritage building.

Based on the above analysis, the proposed Zoning By-Law Amendment is consistent with the

policies of the 2014 Provincial Policy Statement.

1989 CITY OF LONDON OFFICIAL PLAN

The subject lands are designated “Main Street Commercial Corridor” in the 1989 City of London

Official Plan (Figure 18). The intent of the “Main Street Commercial Corridor” designation is to

provide redevelopment of underutilized properties for one or more of a broad range of permitted

uses at a scale that is compatible with adjacent development. The permitted uses within the “Main

Street Commercial Corridor” designation include small-scale retail uses, small-scale office uses,

and residential uses (stand-alone or through the development of mixed use buildings) (Section

4.4.1.4). The redevelopment of an underutilized site is proposed to provide a street-oriented,

mixed use development with commercial, office, and residential uses. The high-quality design of

the buildings provides for an appropriate addition to the Main Street streetscape.


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Figure 18 – 1989 City of London Official Plan: Schedule ‘A’ – Land Use (Excerpt)

The “Main Street Commercial Corridor” designation is applied to long-established commercial

areas, primarily along arterial roads, in older parts of the City that mostly consist of small,

separately-owned and often pedestrian-oriented commercial uses (Section 4.4.1.3, 4.4.1.5). It is

the intent that new development within this designation strengthen and enhance the existing

commercial corridor. Numerous 1 to 2-storey buildings (in the form of converted dwellings and

purpose-built buildings) occupied by a range of commercial and office uses line both sides of Main

Street. The proposed development provides a high quality, pedestrian-oriented built form along

Main Street, and has the opportunity to enhance the quality of the streetscape.

The development of a mix of uses in the “Main Street Commercial Corridor” designation are to

form a continuous, pedestrian-oriented shopping area, as well as maintain a setback and

storefront orientation that is consistent with adjacent uses (Section 4.4.1.8). The proposed

development is located close to the street along Main Street, consistent with the existing

commercial and office built form. Given the scale of the proposed development, it creates an

enhanced sense of enclosure for pedestrians along the street.

A cluster of new commercial uses developed in this designation do not normally exceed the scale

of development within the “Neighbourhood Commercial Node” (i.e. a maximum of 13,000 m2 of

gross floor area) (Section 4.4.1.7). The gross floor area of the proposed commercial and office

uses are within the permitted range at approximately 1,235.82m2.

The scale of development policies of the “Main Street Commercial Corridor” are consistent with

the “Multi-Family, High Density Residential” designation, which does not regulate building height

(Section 4.4.1.7). The proposed 3-storey townhouse buildings (~9.15m) maximum height is

permitted on the subject lands. The townhouse buildings are appropriate setback from shared

property lines, particularly from the low density residential dwellings to the south. The combination

of setbacks and opportunities for enhanced screening (fencing, tree plantings, and/or

landscaping) allow the proposed development to be compatible with the surrounding context.


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Residential densities should be consistent with the densities permitted in the “Multi-Family, High

Density Residential” and “Multi-Family, Medium Density Residential” designations, being a

maximum of 150 units per hectare (UPH) (Section 4.4.1.7). There are 16 residential units

proposed in the two townhouse blocks, equating to a residential density of 34 UPH. Including the

proposed 617.91m2 of commercial gross floor area and 617.91m2 of office gross floor area, this

equates to a mixed use density of 60 UPH on the 0.48ha (1.19ac) subject lands. The proposed

density is permitted within the “Main Street Commercial Corridor” land use designation in the 1989

City of London Official Plan.

URBAN DESIGN

Proposals within the “Main Street Commercial Corridors” are to be developed and maintained in

accordance with the Urban Design policies of Section 4.4.1.9 and Section 11.1 in the 1989 City

of London Official Plan.

Section 4.4.1.9

Provides continuity of the urban fabric;

The proposed building is consistent with the existing street wall formed along Main Street and the

current commercial and office built form. The scale of the proposed building is consistent with the

vision of the Lambeth Village core, providing a mixed use development that is located close to

the street and a density consistent with the “Multi-Family, High Density Residential” designation.

Protects heritage buildings and landscapes and maintains the diversity of the urban

environment;

A Heritage Impact Assessment is attached to this Zoning By-Law Amendment application; there

will be no undue, adverse impacts to the listed heritage building to the adjacent to the subject

lands at 2501 Main Street.

Provides appropriate building massing and height provision to ensure main streets define

the public spaces in front and in between buildings;

The scale of the proposed 2-storey commercial/office building provides for a human

scale/pedestrian-oriented streetscape. The scale of the internally located 3-storey townhouse

dwellings are also human scale, however are less visible from the public realm. The location of

the modestly more intense 3-storey townhouse dwellings are internal to subject lands, placing an

emphasis on the 2-storey commercial/office building along Main Street and maintaining a

traditional main street design. A public sidewalk along Main Street, with direct pedestrian

connections from the commercial/office building, will define the pedestrian-oriented, human scale

public space in the front of the property.

Provides for architectural guidelines to enable greater influence on building elevations,

entrances, and materials;

Provides for signage policies and regulations that are sensitive to the main street

environment;


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Provides guidelines with strong direction on the provision of landscaping and

streetscaping, open spaces, and on-street parking as elements of the public realm.

The Southwest Area Secondary Plan (SWAP) provides many additional urban design guidelines

for the public realm and building and site design. These guidelines are discussed later in this

report within the “Southwest Area Secondary Plan (SWAP)” section.

Further, the 1989 City of London Official Plan includes design principles that are applied to new

developments. Section 11.1 lists the general principles that are to be promoted in 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 the proposed development, and how they are addressed, are

outlined as follows:

Natural Features – There are no significant natural features identified on the subject lands.

Trees – City Staff have confirmed that a Tree Preservation Plan is not required as part of the

Zoning By-Law Amendment process. Any concerns with the existing trees on the subject lands

may be addressed through a future Tree Preservation Plan in the subsequent Site Plan

Approval process.

High Design Standards – The proposed development is of a high design standard located

in a highly visible area along the Main Street corridor.

Architectural Continuity – The massing and conceptual design of the proposed

development is a desired architectural style that is encouraged along the Main Street corridor.

The proposed development is consistent with the planned vision of the Lambeth Village core,

supporting the development of a consistent architectural style along Main Street.

Redevelopment – The proposed development will replace a vacant residential and

commercial properties with an efficient, well designed, mixed use development that

contributes to the housing needs in this area of the City of London.

Streetscape – The placement and orientation of the commercial/office building towards the

street with a high quality building façade improves the attractiveness and visual appeal of the

streetscape. Site specific details like signage, lighting, and landscaping at the front of the

building will be reviewed and confirmed throughout the Site Plan Approval process.

Pedestrian Traffic Areas – Pedestrian traffic to and from the proposed development will be

connected to the public sidewalk along Main Street at multiple points. To enhance the

pedestrian area in the front of the commercial/office building along Main Street.


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Access to Sunlight – Access to sunlight is evaluated both in terms of potential effects on

existing sunlight exposure to abutting lands and natural light penetration to the proposed

development. The proposed buildings are of similar height to the abutting residential and

commercial land uses, minimizing any shadowing impacts from the buildings. There is a

sufficient setback between the rear property line and the proposed townhouse buildings to

ensure adequate sunlight exposure for the single detached dwellings to the south. In terms of

the proposed buildings on the subject lands, each building elevation includes glazing to

promote maximum natural light penetration.

Building Positioning – The commercial/office building is positioned close to Main Street,

away from the rear property line, allowing for more internal area to accommodate the

townhouse dwellings, surface parking, loading, and usable amenity space for residents. The

location and orientation of the townhouse buildings promote an adequate level of privacy for

individual dwelling units (i.e. limited number of windows on end units).

Parking and Loading – Surface parking and loading is located internal to the site, away from

the street to avoid traffic flow disruptions. There is adequate room for vehicular circulation of

automobiles, loading/servicing vehicles, and emergency vehicles.

Privacy – The rear yards of single detached dwellings along Broadway Avenue abut the

subject lands to the south; the side yards of existing commercial and office uses abut the

subject lands to the east and west. Through the combination of adequate setbacks, the

orientation of the townhouse dwellings internal to the site, and opportunities for enhanced

screening (i.e. fencing, landscaping, and/or tree plantings), these allow for a development that

maintains sufficient privacy levels for both surrounding existing residents and future residents

of the subject lands. There are no anticipated privacy concerns from the commercial/office

uses to the east and west. Most of these uses operate during business hours (approximately

9 AM to 5 PM, Monday to Friday), which contrast with peak residential activity in the proposed

buildings during evenings and weekends.

Noise Attenuation – City Staff have confirmed that a Noise Study is not required as part of

the Zoning By-Law Amendment process. Noise levels are not anticipated to be similar to uses

that are presently permitted on the subject lands.

Waste Management – Although a waste management strategy has not yet been finalized, it

is anticipated that garbage and recycling will be collected internal to the buildings, and outdoor

waste receptacles are to only be used on pick-up day.

The design of the proposed buildings are consistent with the planned vision of the Lambeth Village

core, providing a pedestrian/street-oriented commercial area for the area. The proposal

represents an appropriate and compatible form of development, and is consistent with the policies

and intent of the 1989 City of London Official Plan. The proposal is consistent with the planned

vision of the “Main Street Commercial Corridor” land use designation to permit a comprehensive,

mixed use development on an underutilized site.


23

THE LONDON PLAN

The subject lands are identified within the “Main Street” Place Type along a “Main Street” Street

Classification, according to “Map 1 – Place Types” and “Map 3 – Street Classifications,

respectively, in The London Plan (Figures 19 and 20).

Figure 19 – The London Plan, “Map 1 – Place Types” (Excerpt)

Figure 20 – The London Plan, “Map 3 – Street Classifications” (Excerpt)


24

Although the “Main Street” Place Type policies are not under appeal at the Local Planning Appeal

Tribunal (LPAT), “Map 1 – Place Types” remains under appeal. Therefore, the “Main Street” Place

Type policies do not apply, and the policies of the “Main Street Commercial Corridor” land use

designation in the 1989 City of London Official Plan apply.

Notwithstanding the fact that the proposed development is not required to conform to The London

Plan, the proposal does have regard to the following policies:

Planned Vision (Policy 907, 910)

The planned vision of the “Main Street” Place Type is to allow for appropriate and sensitive

intensification, with a mix of uses that enhance the quality and character of existing corridors.

Buildings are to be designed to fit with the planned vision, scale, and character of the area. The

proposed development is a desirable form of development, is appropriate in scale, and defines

the streetscape along Main Street. The 2-storey commercial/office building and the 3-storey

townhouse buildings are representative of a human scale, enhancing the existing streetscape.

The proposed development is sensitive and compatible with abutting uses. The location and

orientation of the buildings accommodate ample setbacks between the proposed development

and existing built form, including the residential uses to the south along Broadway Avenue.

Permitted Uses (Policy 908)

A broad range of residential, retail, service, and office uses are contemplated and encouraged to

be located within mixed-use building within the “Main Street” Place Type. The proposed

development includes a mix of uses on the subject lands.

Intensity (Policy 910)

Buildings are to be a minimum of either two-storeys (8m) in height and will not exceed four-storeys

in height; buildings up to six-storeys in height are permitted with Type 2 Bonus Zoning. The

maximum 3-storey (9.15m) townhouse building height is permitted on the subject lands.

Form (Policy 911)

The proposed development is consistent with the Southwest Area Secondary Plan (SWAP), which

provides guidelines that inform the design of the buildings. The 2-storey commercial/office

building is located close to the front property line, maintaining the established street wall to create

a comfortable pedestrian environment. The public realm is defined by the public sidewalk,

softened with landscaping, connected to pathways that lead to the primary commercial/office

building entrances. Signage will be incorporated into the front façade of the commercial building

above primary entrances. All surface parking provided to the rear of the subject lands behind the

building-face of the 2-storey commercial/office building, which is connected by a single, full-turns

driveway via Main Street. Fencing, landscaping and/or tree planting will contribute to screening

the parking area from the public realm and the street, which will be reviewed and confirmed in the

Site Plan Approval process.


25

Mitigation of Potential Adverse Impacts (Policy 1578)

An analysis of the following potential impacts on nearby properties allows for effective evaluation

of the appropriateness and compatibility of the proposed development (Policy 1578, Our Tools

Chapter).

Traffic and Access Management

City staff have determined that a Traffic Impact Assessment (TIA) is not required for the proposed

Zoning By-Law Amendment application. There are no anticipated, significant impacts to existing

traffic levels along Main Street. Vehicular access points will be consistent with the City of London

Access Management Guidelines and the Site Plan Control By-Law.

Noise

City Staff confirmed a Noise Study is not required for the proposed Zoning By-Law Amendment

process. Noise levels are not anticipated to be similar to uses that are presently permitted on the

subject lands.

Parking

A parking reduction is proposed as a special provision in the Zoning By-Law Amendment

application. Access to transit (Route #28) provides connections to Westmount Shopping Centre,

as well as connections to the downtown. Main Street has public sidewalks along both sides,

providing active connections to various commercial amenities, employment opportunities, and

open space. A parking reduction, as described later in this report, is appropriate for the subject

lands.

Lighting

The location and type of exterior lighting will be confirmed in the Site Plan Approval process. Any

proposed exterior lighting will be located near building entrances, along pedestrian walkways, and

parking areas. The intent of any lighting fixture is to minimize light spill onto adjacent properties.

Garbage

Although a waste management strategy has not yet been finalized, it is anticipated that garbage

and recycling will be collected internal to the buildings, and outdoor waste receptacles are to only

be used on pick-up day.

Privacy, Visual Impact, Loss of Views

The proposed commercial/office building is oriented and located towards Main Street, consistent

with the planned vision and existing built form along the corridor. There are no privacy concerns

for the commercial/office building with abutting land uses. The townhouse dwellings screen and

buffer the commercial/office uses from the residential uses to the south.


26

Through the combination of adequate setbacks, the orientation of the proposed townhouse

buildings internal to the site, and opportunities for enhanced screening (i.e. fencing, landscaping,

and/or tree plantings), privacy levels and views of existing residential uses to the south will be

maintained.

Shadowing

City Staff confirmed a shadow study was not required for the proposed Zoning By-Law

Amendment. The proposed height of the development is consistent with the height of existing

built form surrounding the subject lands, therefore, no significant shadowing impacts are

anticipated.

Loss of Trees, Impact on Natural Heritage Features, Impact on Natural Resources

City Staff confirmed a Tree Preservation Study was not required for the proposed Zoning By-Law

Amendment. There are no significant natural heritage features or natural resources identified on

the subject lands. Any tree preservation concerns may be addressed throughout a subsequent

Site Plan Approval application and a future Tree Preservation Study, if required.

Impact on Cultural Heritage Resources

City Staff confirmed a Stage 1-2 Archaeological Assessment and a Heritage Impact Assessment

(HIA) is required for the Zoning By-Law Amendment application. No further archaeological

assessment is recommended, and any recommendations/mitigation measures to protect abutting

heritage resources from the assessment are to be fully incorporated throughout the approvals

process.

URBAN DESIGN

The London Plan includes City Design policies that are applied to new developments relating to

character, street network, streetscapes, public space, site layout, and buildings. The individual

principles do not always apply to each specific development, and are dependent upon the location

and characteristics of the proposal. The design principles relevant to the proposed development,

and how they are addressed, is described as follows:

Character and Streetscapes

The built form of the proposed development is consistent with the planned vision of the “Main

Street” Place Type: forming a strong neighbourhood character and distinct sense of place. The

proposed development will define the character of Lambeth Village core creating a unique identity

and strong sense of place for the area. The proposed commercial/office building is located close

to the street, defines the streetscape, and maintains the established street wall with the existing

commercial uses along Main Street that are easily accessible by pedestrians. The proposed

development adds to a diversity of patterns, sizes, and residential housing choices, which may

accommodate a variety of demographics. Overall, the character of the proposed development will

be a positive addition to the Main Street corridor.


27

Street Network

The street network, particularly along Main Street, will be highly pedestrian-oriented, with

convenient mobility options that include access to public transit and sidewalks along both sides

of the street. An on-street parking lay-by is located in front of the subject lands on the south side

of Main Street.

Site Layout

The site layout is based on a response to its surrounding context, specifically the existing

residential uses to the south. The building is positioned an appropriate distance from surrounding

uses; setbacks, tree plantings, fencing, and/or landscaping all buffer and screen the proposed

development, where appropriate. The specific design details will be determined through the Site

Plan Approval process.

The proposed commercial/office building has been sited with minimal setbacks from the Main

Street right-of-way to create a street edge, establish a sense of enclosure, and develop a

comfortable pedestrian environment. The front entrances to the commercial/office building directly

connect to the public sidewalk.

Building

All buildings are located as far from abutting residential uses to the south. The scale, massing,

location, and materials of the proposed development foster a positive and compatible relationship

with the surrounding area. The commercial/office building is uniquely clad in building materials to

create a pedestrian-oriented focus at street level. Furthermore, the proposed development

supports the City Design policies in Policy 193 as follows:

The proposed development is appropriate for the subject lands, is sensitive to the

surrounding area, and compatible with abutting uses to the west. The rear yard setback

provides a buffer, and the rear yard, parking, and driveway will be screened from view.

The proposed development is located close to the street edge, thereby enhancing the

pedestrian environment and providing a strong street presence. Opportunities for

landscaping along Main Street will aid in providing a well-designed and aesthetically

pleasing streetscape. The provision of one vehicular access allows for a greater area for

the commercial/office building to address the street.

The proposed development provides a housing type that supports appropriate residential

intensification.

The proposed Zoning By-Law Amendment is intended to permit an appropriate form of

redevelopment that is compatible with surrounding and abutting uses. Notwithstanding the fact

the proposed development is not required to conform to The London Plan, the proposal does in

fact conform to the above policies. The proposal is consistent with the intent of The London Plan,

including residential intensification policies, urban design, compatibility, and evaluation criteria for

planning and development applications.


28

SOUTHWEST AREA SECONDARY PLAN (SWAP)

The subject lands are identified within the “Main Street Lambeth North” land use designation,

according to “Schedule 7 – Lambeth Village Core Neighbourhood Land Use Designations”, in the

Southwest Area Secondary Plan (SWAP) (Figure 21).

Figure 21 – Southwest Area Secondary Plan, Lambeth Village Core Land Use Designations (Excerpt)

Character and Intent

The Lambeth Village core neighbourhood is to be a walkable urban, mixed-use main street with

a pedestrian scale. Built form is to be street oriented and of a low to mid-rise height. The proposed

mixed-use development provides a commercial/office building that is of a low-rise, street oriented

built form.

Permitted Uses

Permitted uses within the “Main Street Lambeth North” designation include those within the “Main

Street Commercial Corridor” land use designation in the 1989 City of London Official Plan, as well

as the residential uses permitted within the “Multi-Family, Medium Density Residential” land use

designation (save and except single detached, semi-detached, and duplex dwellings). Given that

the subject lands are currently developed, non-residential uses are not restricted to the ground

floor of a residential, mixed-use building; the stand-alone commercial/office building is permitted

on the subject lands. Stand-alone residential uses, including the townhouse dwellings, are also

permitted.


29

Built Form and Intensity

New residential development shall not exceed a maximum density of 75 units per hectare; building

heights shall not exceed three storeys. With 16 residential units proposed on the 0.48ha subject

lands, this equates to a residential density 34 units per hectare (UPH). The proposed density, and

maximum 3-storey (9.15m) height proposed for the townhouse buildings are both permitted. The

proposed building height is generally consistent with the range of single detached dwellings to

the south. Through the use of adequate setbacks and opportunities for screening, the proposed

development is sensitive to these abutting residential uses.

The new residential component of this development is located internal to the site; flexibility in the

proposed development is found in the commercial/office building that is oriented to the street. The

space in the 2-storey building may be adaptable to changing market conditions, if a conversion to

residential uses above was necessary. The 2-storey commercial/office building maintains the

existing setback, street wall, and roof line that is consistent with the “village” streetscape

character.

Transportation

Residential parking is located to the rear of the 2-storey commercial/office building, away from

the street. An on-street lay-by will provide additional parking opportunities for the commercial uses

at-grade along Main Street. Bicycle parking is proposed on the subject lands.

Urban Design

The proposed development is a compact, pedestrian-oriented, transit friendly, mixed use

development, which is encouraged in the Lambeth Village core. The commercial/office building is

proposed in a “main street” format, where retail and service commercial are provided at-grade,

with office uses above. The building is oriented towards the street, with extensive use of vision

glass to provide for animation and passive surveillance of the street. The principal public

entrances are located at the front of the building, with direct access onto the public sidewalk.

All surface parking on the subject lands is located to the rear of the 2-storey commercial/office

building. All buildings share a single, full-turns driveway from Main Street. Opportunities for

screening of the parking area and driveway are to be reviewed and confirmed throughout the

subsequent Site Plan Approval application.

The proposal is consistent with the planned vision of the “Main Street Lambeth North” land use

designation to permit a mixed use development on an underutilized site. The proposal represents

an appropriate and compatible form of development, and is consistent with the policies and intent

of the Southwest Area Secondary Plan (SWAP).


30

THE CITY OF LONDON ZONING BY-LAW

The subject lands are currently zoned “Business District Commercial (BDC)” in the City of London

Z.-1 Zoning By-Law (Figure 22).

Figure 22 – City of London Zone Map (Excerpt)

It is proposed that the subject lands be re-zoned to a site specific “Business District Commercial

(BDC(_))” zone, with the following site specific special provisions:

A maximum building height of 3-storeys (9.15m);

A maximum mixed use density of 60 units per hectare (UPH);

Recognize townhouse dwellings as a permitted use; and,

Permit a minimum parking supply of 61 spaces for the residential, commercial, and office

uses (whereas 90 parking spaces are required).

Height

The intent of the “Business District Commercial (BDC)” zone is to implement the “Main Street

Commercial Corridor” land use designation in the 1989 City of London Official Plan. The policies

of the Southwest Area Secondary Plan (SWAP) cap building height at 3-storeys. The proposed

2-storey commercial/office building and 3-storey townhouse buildings are permitted.

The vision of this portion of the Main Street corridor is to permit pedestrian-oriented, mixed-use

development of a “main street style”. The proposed development is complementary to those future

plans. The proposed 2-storey and 3-storey heights can be implemented on the subject lands in a

sensitive and compatible manner. The location, orientation, and proposed setbacks will provide

adequate privacy levels for future residents of the townhouse buildings, as well as the

tenants/customers/employees of the commercial and office uses.


31

The proposed townhouse buildings are located internal to the site, providing additional buffer

between future residents, the active commercial uses, and higher-order arterial road. An adequate

rear yard setback is provided between the end units in the townhouse building and the abutting

residential uses the south. A landscaped, outdoor amenity area buffers the building, and

opportunities for additional screening are available. Given the above, the proposed height can be

appropriately and compatibility constructed on the subject lands.

Density

A maximum of 150 UPH is contemplated within the “Main Street Commercial Corridor” within the

1989 City of London Official Plan; a maximum residential density of 75 UPH is contemplated

within the “Main Street Lambeth North” land use designation in the Southwest Area Secondary

Plan (SWAP). A total of 16 residential units are proposed on the 0.48ha subject lands, equating

to a residential density of 34 units per hectare (UPH). With a total of 1,235.82m2 of commercial

and office floor area, the proposed Zoning By-Law Amendment seeks to establish a mixed use

density of 60 units per hectare (UPH). The proposed densities are permitted on the subject lands.

Townhouse Dwellings

Both the current 1989 City of London Official Plan and The London Plan intend for the subject

lands to be redeveloped into higher density forms of mixed use development. To achieve this, a

pedestrian-oriented, mixed-use, “main street” style built form is preferred along this corridor. A

mix of uses are still achieved on the subject lands, however, residential uses are located in stand-

alone townhouse buildings. The 2-storey commercial/office building provides a pedestrian-

oriented built form at a height that is consistent with a “main street” style design. Ultimately, the

proposed townhouse dwellings may be permitted on the subject lands while still achieving the

intent and policies the 1989 City of London Official Plan, the Southwest Area Secondary Plan,

and the City of London Z.-1 Zoning By-Law.

To provide maximum flexibility and adaptability, the office uses above the grade level commercial

uses could be converted to residential uses (if feasible), should market conditions change.

Parking

A parking reduction is proposed (a total of 61 spaces provided, whereas 90 are required). Access

to transit (Route #28) provides connections to Westmount Shopping Centre, as well as

connections to the downtown. Main Street has public sidewalks along both sides, providing

connections to various commercial amenities, employment opportunities, and open space from

the subject lands and surrounding residential areas. Due to these reasons, the proposed parking

reduction is considered appropriate for the subject lands.

Overall, the requested site specific “Business District Commercial (BDC(_))” conforms to the

planned function of the “Main Street Commercial Corridor” land use designation in the 1989 City

of London Official Plan and has regard for the “Main Street” Place Type in The London Plan.


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OTHER CONSIDERATIONS

HERITAGE

A Heritage Impact Assessment (HIA) was prepared for the subject lands by Zelinka Priamo Ltd.

ARCHAEOLOGY

A Stage 1-2 Archaeological Assessment was prepared for the subject lands by Lincoln

Environmental Consulting Corporation in April 2019. The report that no archaeological resources

have been identified in Stage 2, and no further assessment of the property is recommended.

CONCLUSION

The proposed Zoning By-Law Amendment seeks to permit a mixed use development. A total of

16 residential units and 1,235.82m2 of commercial and office gross floor area is proposed. The

subject lands are proximate to other commercial amenities, open space, public transit, and are

located along an arterial road. The proposal to redevelop the underutilized lands provides an

opportunity to integrate an attractive, cost-effective, and compact built form that is compatible with

abutting uses, maintains privacy, and fulfills the planned function of the subject lands. Based on

the above, and as detailed throughout this Planning and Design report, the proposed Zoning By-

Law Amendment is consistent with the intent and policies of the 2014 Provincial Policy Statement

(PPS), the 1989 City of London Official Plan, the Southwest Area Secondary Plan (SWAP), The

London Plan, and the City of London Z.-1 Zoning By-Law. As such, the Zoning By-Law

Amendment is appropriate and represents good land use planning.


33

APPENDIX A

Drawing A1 Site Plan

Drawing A2 Elevations

10'-0"

10'-0"

24'-4"

SIGN SIGN SIGNSIGN SIGN

10'-0"

10'-0"

24'-6"

9'-0

"9'-0

"

31'-8"

8'-0

"

1 2 43 875 6

SIGN

126'-8"21'-0" 21'-0" 21'-0" 21'-0" 21'-0" 21'-0" 3'-4"

51'-10 1/2"

157'-4" 31'-2"2'-0" 2'-0"

19'-8" 19'-8" 19'-8" 19'-8" 19'-8"19'-8"19'-8"19'-8"

9'-0

"9'-0

"

31'-8"

8'-0

"

DRAWN:

PROJECT No:

A2

FILE No:

REVIEWED:

DATE:

Drawing Title

SCALE:

REVISION

DATENo.

Site Plan Proposal

Project Name

DO NOT SCALE DRAWINGS.

CONTRACTOR AND SUBCONTRACTORS SHALLCHECK ALL DIMENSIONS AND REPORT TO THEOWNERS ANY DISCREPANCIES PRIOR TOPROCEEDING WITH WORK.

ALL WORKMANSHIP AND MATERIALS MUSTCONFORM WITH O.B.C. AND C.M.H.C. STANDARDSAND BE APPROVED BY OWNER.

THIS DRAWING IS THE PROPERTY OF THECONSULTANT AND SHALL NOT BE COPIED ORREPRODUCED IN WHOLE OR IN PART WITHOUTTHE WRITTEN CONSENT OF THE CONSULTANT.

Residential &CommercialDevelopment

2500 Main Street

Lambeth, Ontario

AS NOTED

C.T.

18-0000

C.T.

18-0000A1.DWG

JULY. 6, 2018

SPA B

OCT.124/18

REVISE PER CITY/OWNERINPUT

JAN.22/19

REVISE FOOTPRINT PEROWNER INPUT

R.Tomè & Associate Inc.

51 Wimbledon Court

London ON N6C 5C9

t. 519.672.6622

[email protected]

Associate

10'-0"

10'-0"

24'-4"

SIGN SIGN SIGNSIGN SIGN

10'-0"

10'-0"

24'-6"

SIGN

126'-8"21'-0" 21'-0" 21'-0" 21'-0" 21'-0" 21'-0" 3'-4"

51'-10 1/2"

DRAWN:

PROJECT No:

A3

FILE No:

REVIEWED:

DATE:

Drawing Title

SCALE:

REVISION

DATENo.

ProposedCommercialElevations

Project Name






2500 Main Street

Lambeth, Ontario

AS NOTED

C.T.

18-0000

C.T.

18-0000A1.DWG

JULY. 6, 2018

SPA B


51 Wimbledon Court

London ON N6C 5C9

t. 519.672.6622

[email protected]

Associate

10'-0"

10'-0"

24'-6"

51'-10 1/2"

1'-10"

DRAWN:

PROJECT No:

A4

FILE No:

REVIEWED:

DATE:

Drawing Title

SCALE:

REVISION

DATENo.

Project Name






2500 Main Street

Lambeth, Ontario

AS NOTED

C.T.

18-0000

C.T.

18-0000A1.DWG

JULY. 6, 2018

SPA B


51 Wimbledon Court

London ON N6C 5C9

t. 519.672.6622

[email protected]

Associate

ProposedResidentialElevations

21'-0" 21'-0"

UP 18R UP 18R

ABCDEF

DRAWN:

PROJECT No:

A2

FILE No:

REVIEWED:

DATE:

Drawing Title

SCALE:

REVISION

DATENo.

Project Name






2500 Main Street

Lambeth, Ontario

AS NOTED

C.T.

18-0000

C.T.

18-0000A1.DWG

JULY. 6, 2018

SPA B


51 Wimbledon Court

London ON N6C 5C9

t. 519.672.6622

[email protected]

Associate

Proposed GroundFloor Plans

21'-0" 21'-0" 21'-0" 21'-0"

21'-0" 21'-0" 21'-0" 21'-0" 21'-0" 21'-0"

51'-2

1/2"

51'-10 1/2

"

126'-8" 3'-0"

124'-8"

49'-10 1/2

"

1 2 3 4 5 6 7

B

A

19'-8"19'-10" 19'-8" 19'-8" 19'-10"19'-8"19'-8" 19'-8"

158'-4"

1 2 3 4 5 6 7 8 9

31'-2

1/2"

B

A

30'-6

1/2"

TO 2

ND F

L

TO 2

ND F

L

TO 2

ND F

L

TO 2

ND F

L

TO 2

ND F

L

TO 2

ND F

L

TO 2

ND F

L

TO 2

ND F

L

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