URBAN DESIGN BRIEF - London, Ontario...low-rise apartment buildings. This report is intended to be...
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Urban Design Brief October 16, 2018 890 Sarnia Road
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URBAN DESIGN BRIEF
Gateway Church
945 Bluegrass Drive
December 2018
Urban Design Brief December 13, 2018 945 Bluegrass Drive Zelinka Priamo Ltd.
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TABLE OF CONTENTS
INTRODUCTION ................................................................................................................................................................... 1
Section 1
THE SUBJECT PROPERTY ................................................................................................................................................. 1
THE PROPOSAL .................................................................................................................................................................. 2
DESIGN GOALS AND OBJECTIVES .................................................................................................................................. 3
DESIGN RESPONSE TO CITY DOCUMENTS .................................................................................................................... 3
SPATIAL ANALYSIS ............................................................................................................................................................ 6
Section 2
CONCEPTUAL DESIGN ....................................................................................................................................................... 8
NEIGHBOURHOOD CHARACTER STATEMENT ............................................................................................................... 8
COMPATIBILITY REPORT ................................................................................................................................................ 10
PUBLIC REALM ................................................................................................................................................................. 11
CONCLUSION .................................................................................................................................................................... 11
Appendix A – Site Plan, Elevations, Renderings, and Floor Plan
Urban Design Brief October 16, 2018 890 Sarnia Road Zelinka Priamo Ltd.
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INTRODUCTION
On behalf of Gateway Church, Zelinka Priamo Ltd. has
prepared this Urban Design Brief in support of a Zoning By-Law
Amendment to provide design details of a proposed
development on the lands known municipally as 945 Bluegrass
Drive (the “subject lands”) consisting of two, L-shaped, 3-storey
low-rise apartment buildings. This report is intended to be read
in conjunction with the Planning Justification Report also
submitted in support for the Zoning By-Law Amendment
application.
This report is made up of two sections, the contents of which
are as follows:
Section 1:
The Subject Property
The Proposal
Design Goals and Objectives
Design Response to City Documents
Spatial Analysis
Section 2:
Conceptual Design
Neighbourhood Character Statement
Compatibility Report
Public Realm
SECTION 1
THE SUBJECT PROPERTY
The subject lands are located on the south side of Bluegrass
Drive, approximately 175m west Beaverbrook Drive and
approximately 115m east of Cherrywood Trail. The irregular
shaped lands have a frontage of approximately 119m (392ft),
and a lot area of approximately 2.13ha (5.26ac). The subject
lands are currently vacant and undeveloped. Manicured lawns
and vegetation cover the majority of the lawns, with a soccer
field and two soccer nets located in the centre of the site.
Figure 1 – The Subject Lands
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A CN rail line abuts the rear of the subject lands. An easement
in favour of the City of London for Sunrise Park exists at the rear
of the site along the north side of the railway right-of-way,
consisting of a multi-use trail providing connections between the
surrounding low density residential areas.
The topography of the subject lands is generally flat, with a
decrease in elevation along the west property line. The subject
lands primarily consist of manicured lawns, with some
vegetation along the multi-use trail in Sunrise Park. As the
subject lands are currently vacant, there are no existing access
points for vehicles.
THE PROPOSAL
The proposed development of the subject lands would allow for
two L-shaped, 3-storey, low-rise apartment buildings for the
purpose of providing affordable housing (Figures 2 & 3). Each
of the proposed buildings would contain a total of 40 residential
units, consisting of one and two bedroom units.
The buildings are proposed to be constructed along the west
side of the subject lands, with Building ‘A’ fronting along
Bluegrass Drive. Parking will be provided at grade on the
southeast corner of the subject lands, away from the public
streetscape. A total of 66 parking spaces are proposed.
Figure 2 – Conceptual Site Plan
Vehicular access is proposed via a two-way, full turns, internal
driveway along the center of the subject lands. The private
driveway has access directly to Bluegrass Drive. Barrier-free
parking and access is provided close to the building entrances.
Outdoor common amenity space is provided between the two
buildings, as well as on the east side of the subject lands in a
form of a playground, open space, and/or tennis courts.
Garbage disposal is provided via an internal room on the ground
floor with access to the service vehicle parking bay between the
two buildings along the proposed driveway.
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Figure 3 – Conceptual Rendering (North Elevation of Building ‘B’)
DESIGN GOALS AND OBJECTIVES
The goal of this development project is to redevelop a vacant,
underutilized parcel of land for a desired public use (affordable
housing) in a manner that is consistent with the existing
surrounding built form; that contributes to the planned function
of the area; and provides a visually attractive building. As such,
the proposed development is intended to:
To make efficient use of the subject lands, which will
provide an opportunity for desirable intensification;
To visually integrate the new building into the
surrounding context;
To provide a pedestrian-oriented street environment at
the front of the building, including a direct relationship to
the human-scale and building facades which are
designed to animate the streetscape;
To provide for a redevelopment of the subject lands that
will be supportive of investments in public transit and
provide convenient access for pedestrians; and,
To ensure the design, scale, and massing of the
proposed buildings are compatible with surrounding
land uses.
DESIGN RESPONSE TO CITY
DOCUMENTS
Due to the current transition between Official Plans (the 1989
City of London Official Plan and The London Plan), this Urban
Design Brief addresses both documents. The 1989 City of
London Official Plan is discussed first, and then a discussion on
The London Plan policies follow.
1989 City of London Official Plan The 1989 City of London Official Plan includes design principles
that are to be applied to new developments. Section 11.1 lists
the general design principles that are promoted in the
preparation of development approvals. The individual principles
listed do not always apply to each specific development, and
are dependent upon the location and characteristics of the
proposal. The design principles relevant to this proposed
development and how they are addressed are outlined as
follows:
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Natural Features – The City enjoys an existing
easement over the subject lands for Sunrise Park, on
the south side of the site along the rail corridor. An
appropriate 30m setback from the rail corridor for the
proposed buildings ensures any natural features along
the multi-use trail in Sunrise Park are protected (Section
11.1.1.i);
Trees – There are no existing trees on the subject lands
that are impacted by the proposed development
(Section 11.1.1.ii);
High Design Standards – The proposed development
provides a contemporary building design that makes use
of modern design practices and materials (Section
11.1.1.iv);
Streetscape – The proposed development strengthens
the Bluegrass Drive streetscape by introducing new
residential uses closer to the street edge and providing
direct connections to building and residence entrances.
New landscaping mixed with existing tree trees along
Bluegrass Drive will further enhance the streetscape
(Section 11.1.1.vii);
Pedestrian Traffic Areas – Pedestrian traffic to and from
the proposed development will be connected to the
public sidewalk along Bluegrass Drive by a proposed
pedestrian pathway adjacent to the proposed internal
driveway. Main building entrances are canopied by the
proposed building to enhance the pedestrian
environment (Section 11.1.1.viii);
Access to Sunlight – Given the proposed side yard
setbacks and the proposed low-rise height of the
apartment buildings, there are no anticipated impacts to
sunlight conditions on adjacent properties or streets
(Section 11.1.1.ix);
Building Positioning – Due to the shape and positioning
of the proposed apartment buildings, no units are
directly parallel to other units in opposing buildings, nor
are they parallel to adjacent low density residential uses.
This promotes a reasonable measure of privacy for
individual dwelling units, as opportunities for views into
and out of the apartment buildings are significantly
reduced (Section 11.1.1.xi).
Enhances Accessibility Standards – The proposed
buildings will be fully accessible and the design will be
consistent with the City of London Facility Accessibility
and Design Standards through barrier-free units,
entrances, and barrier-free accessible parking stalls
(Section 11.1.1.xii);
Parking and Loading – The surface parking lot is
conveniently located proximate to the building and out
of view from the street. Accessible parking spaces are
located proximate to the building entrances. Loading is
provided via a service vehicle parking bay between the
two buildings along the proposed driveway (Section
11.1.1.xiii);
Privacy – Strategic landscaping features will enhance
visual screening to and from the site, which will be
confirmed in the Site Plan process (Section 11.1.1.xiv);
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Outdoor Space and Play Areas – A significant portion of
the subject lands is dedicated to open space, including:
a multi-use, all-season gathering area between the
buildings, a playground, and additional open space
and/or tennis courts (Sections 11.1.1.xv & 11.1.1.xvi);
Recreational Facilities – an indoor green space and
community room are provided internal to the proposed
apartment buildings for additional facilities to meet the
needs and interests of the intended residents (Section
11.1.1.xvii);
Noise Attenuation – Given that the proposed
development is adjacent to a rail corridor, a 30m
development setback from the rail is proposed to
appropriately mitigate noise and vibration. A noise and
vibration study may provide additional mitigation
recommendations (Section 11.1.1.xviii);
Waste Management - Garbage and recycling facilities
are provided internal to each apartment building on the
ground floor, with access to the service vehicle parking
bay for pick-up (Section 11.1.1.xix).
The London Plan
The London Plan has been adopted by Council, but is not yet in
full force and effect. The London Plan sets out urban design
policies that are applicable to both the city as a whole, and to
specific place types. The subject lands are within the
“Neighbourhoods” Place Type, and fall under the policies of the
City Design chapter in The London Plan.
The City Design policies of The London Plan set out general
urban design policies that apply to the entire city. The proposed
development is consistent with these policies as follows:
The proposed development is consistent with the
planned vision of the “Neighbourhoods” Place Type, as
it contributes to a strong neighbourhood character, as
well as creating a unique identity and sense of place
(Policy 197).
A Public Realm Analysis and Compatibility Report
demonstrating the compatibility of the proposed built
form with the existing built context is provided in Section
2 of this report (Policy 199);
The proposed development complements an existing
neighbourhood focal point, Gateway Church, and
provides accessible public space that contributes to the
neighbourhood’s character and allows for community
gathering (Policy 203);
Given a single driveway is proposed, the proportion of
building and street frontages used for driveways is
minimized to allow for street trees, on-street parking,
and pedestrian amenities (Policy 222A);
Landscaping will be provided on the subject lands to add
visual interest, define pedestrian areas, offer visual
screening, and improve the aesthetic quality of the
neighbourhood. The location of the proposed
landscaping will be determined through the Site Plan
Approval process (Policy 235);
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A multi-use trail, seating areas, play equipment, and
open spaces are integrated into the proposed
development for the benefit of the surrounding
neighbourhood to support health and active lifestyles
(Policy 243);
The site layout of the proposed development positions
the proposed buildings so that neither of the low-rise
apartment buildings are parallel with abutting property
lines. This proposed building orientation reduces direct
sightlines into abutting low density residential rear yards
to the west, mitigating privacy impacts (Policy 253);
The site layout of the proposed development promote
safe and functional connectivity between, and within, the
site for pedestrians, cyclists, and motorists. Internal
pedestrian pathways connect to the public sidewalk on
Bluegrass Drive, and a driveway provides vehicular and
cyclist connections to the building and the surface
parking lot (Policy 255);
Building “A” is proposed to be sited with minimal
setbacks from the Bluegrass Drive frontage to create a
street wall/edge, establish a sense of enclosure, and
create a comfortable pedestrian environment (Policy
259);
Loading, garbage, and service areas are located in a
parking bay between the two proposed buildings, away
from and out of site from the street (Policy 266);
The surface parking lot is located in the rear yard of the
subject lands, screened from view from the street by
outdoor amenity space and landscaping (Policy 272);
The scale and massing of the low-rise apartment
buildings are similar to the adjacent Gateway Church. A
precedent has been set in this area that this form of
scale and massing is acceptable and appropriate to abut
single detached dwellings. The contemporary design
and mix of modern building materials will enhance the
aesthetic quality of neighbourhood and it supports the
planned vision of the “Neighbourhoods” Place Type as
it establishes character and a sense of place (Policy
284, 301).
SPATIAL ANALYSIS
The surrounding land uses consist of low density residential
(north, south, east, and west), medium density residential (north
and northeast), community facility uses in the form of a church
and a community center (north), open space and public parks
(north, southwest), and commercial uses (northwest). The
proximate intersection of Sarnia Road and Hyde Park Road is
a well-established commercial node within the City of London
with a variety of restricted service commercial uses. The Sarnia
Road streetscape is a mix of these commercial uses, as well as
a mix of newly constructed medium density residential uses.
The subject lands are within walking distance to restaurants,
retail stores, recreational uses, and community facility uses
along Sarnia Road.
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Figure 4 – Spatial Analysis: 400m & 800m Radi
Figure 4 shows the subject lands and notable features and land
uses within 400m and 800m radii. The two radii represent
walking distances of approximately 5 and 10 minutes,
respectively. The subject lands are proximate to an arterial road
(Sarnia Road). The subject lands have access to public transit,
with a bus route operating along Beaverbrook Avenue (Route
#20). Pedestrian connections are provided in the form of a
sidewalk along Bluegrass Drive, as well as to and from the
proposed building entrance and parking lot.
The 400m area surrounding the subject property is comprised
of low density residential uses consisting of single detached
dwellings; medium density residential uses consisting of
townhouses; a community facility use in the form of a church;
and open space uses in the form of public parks and wooded
areas.
Lands within an 800m radius include additional low and medium
density residential areas in the form of single detached
dwellings, townhouses, stacked townhouses, and a low-rise
apartment building; a range of commercial uses (restaurant,
retail, gym, daycare, and an animal clinic); as well as an
additional open space use in the form of a wooded area (Clara
Brenton Woods).
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SECTION 2
CONCEPTUAL DESIGN
The proposal is for two, L-shaped, 3-storey low-rise apartment
buildings intended for affordable housing. The proposed
Building “A” will be located along the Bluegrass Drive frontage
with parking to the rear of the building. Bringing the building
forward towards the street creates a stronger street edge and
better definition between private and public space, while
screening outdoor private amenity areas. The proposed building
setback and location of parking to the rear improves the
pedestrian experience along Bluegrass Drive, and it allows for
views to the streetscape from numerous proposed units.
A new internal driveway is proposed on the subject lands, with
direct access to Bluegrass Drive, connecting servicing/loading
areas and the surface parking area. Accessible parking spaces
are located separately from the surface parking area, close to
the primary building entrances. The surface parking area is
located to the rear of the subject lands.
The proposed Building “A” and “B” proposed apartment
buildings will have primary entrances along the south and north
facades, respectively. These primary entrances will be
conveniently connected to pedestrian pathways that connect to
the public sidewalk along Bluegrass Drive, and ultimately,
further to Beaverbrook Avenue to access public transit.
Secondary entrances are located on the southwest and
southeast elevation for Building “A”, and the northwest and
northeast elevation for Building “B”. These entrances connect
to the multi-use gathering area and the servicing/loading
parking bay, each in between the two buildings.
The proposed buildings are of a modern and contemporary
style, with a variety of exterior cladding materials. Further detail
regarding the architectural treatment is discussed in the
“Compatibility Report” section of this report.
NEIGHBOURHOOD CHARACTER
STATEMENT
The existing street character within 120m of the subject lands
features a range of single detached dwellings along
Cherrywood Trail, Bluegrass Drive, and Redtail Trail between
1- and 2-storeys in height. Public sidewalks line both sides of all
aforementioned streets. There are a limited number of street
trees along the City owned boulevards and front yards of the
single detached dwellings. Typical front yard setbacks for the
single detached dwellings are approximately 7 to 8m in length.
In addition to these low density residential dwellings, the
adjacent Gateway Church is located on a through lot between
Sarnia Road and Bluegrass Drive, with a significantly sized rear
yard lot line along Bluegrass Drive. The setbacks between
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Gateway Church and abutting low density residential dwellings
are more than sufficient. The Gateway Church lot breaks up a
continuous single detached dwelling lot pattern, allowing for
other forms of development that are complementary to the
larger sized Gateway Church site.
The proposed development is of similar scale and massing to
the Gateway Church adjacent to the subject lands. The size of
the subject lands are of similar size to the Gateway Church lot,
and ultimately, can be appropriately accommodated. Given that
the proposed height and density are already permitted under
the current zoning, the goal of the proposed development is to
locate and orient the building in a way that is compatible with
abutting low density residential uses. Specifically, the
orientation of the low-rise apartment buildings ensures that no
balconies or windows of the proposed units are directly parallel
to any abutting single detached dwelling rear yard lot lines. This
mitigates privacy concerns, as there are no straight, direct
sightlines into and of the proposed buildings from the abutting
low density residential uses.
Any significant natural features that exist along the property
lines will be maintained where feasible. Some vegetation exists
along the rear yard lot line of the single detached dwellings to
the west, as well as along the multi-use trail within Sunrise Park
to the south of the subject lands. These natural features can be
contribute to screening between the subject lands and abutting
properties.
The two buildings are located west side of the subject lands,
with the main entrance of Building “A” close, and parallel to, the
Bluegrass Drive street edge. The proposed development
integrates well with the site and the greater surrounding area.
Each entrance is connected via an internal pedestrian pathway
that ultimately connects to the public sidewalk on Bluegrass
Drive, providing suitable site circulation for residents. Due to the
orientation of the buildings, views are promoted to the
Bluegrass Drive streetscape and Sunrise Park for Building “A”
and Building “B”, respectively. Both buildings afford views to the
multi-use gathering area. In order to ensure a compatible
building design with the abutting single detached dwellings to
the west, no balconies are proposed along the north and west
elevations for Building “A” nor along the south and east
elevations for Building “B”. Given the orientation of the proposed
buildings, there are no building elevations that are parallel with
abutting shared lot lines. This site design feature ensures
privacy is maintained to an appropriate level for both the
occupants of the single detached dwellings to the west, as well
as the residents of the low-rise apartment buildings.
The subject lands provide accessible connectivity for all abilities
between the proposed buildings and the surrounding
neighbourhood. Sidewalks are provided on both sides of all
surrounding local streets, with accessible ramps provided at
street crossings. These features ensure those of all abilities use
active transportation, as well as access public transit, to reach
a range services and amenities in the surrounding and greater
area.
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COMPATIBILITY REPORT
Built Form
Each building has one primary entrance and two secondary
entrances. The primary entrance area of Building “A” along the
south elevation addresses Bluegrass Drive, forming a
pedestrian-oriented frontage that connects to the public
sidewalk. The addition of landscaping along the building
frontage enhance the aesthetic appeal of the entrance area.
A combination of metal siding and fiber cement panels are
proposed along entire building elevations of the proposed
buildings. Gables of varying height along the rooftop are
proposed.
Tree plantings and landscaping are proposed along Bluegrass
Drive, around the proposed playground area, around the
surface parking area, and along the internal driveway. These
natural features, combined with seating areas in the form a
gazebo and benches around the multi-use gathering area, will
provide shelter and comfort from the elements. Privacy is
maintained by placing these seating areas as far as possible
from balconies and windows of adjacent units in the proposed
buildings.
Massing and Articulation
The proposed surface parking lot, playground, tennis courts,
and/or open space provide a transition between the single
detached dwellings to the east and the subject lands. A
combination of building orientation and setbacks create a
transition between the single detached dwellings to the west
and the subject lands. West interior side yard setbacks between
the north elevation of Building “A”, the east elevation of Building
“B”, and the west lot line range between 6m and in excess of
20m (Figure 5).
Figure 5 – Proposed West Interior Yard Setback
Given that only a small portion (a corner) of each building
elevation is proposed to be within 6m of the west lot line, and
that the majority of each aforementioned building elevation is
setback at a much greater distance, a compatible relationship
is created. The orientation of building results in building
elevations that address the west property line on an angle, and
provide a transition between the proposed buildings and single
detached dwellings to the west.
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Architectural Treatment
The proposed buildings are of a contemporary design with
modern building material, including white and natural wood
finish metal siding, dark blue fiber cement panels, and glazing.
The proposed buildings incorporate vertical and horizontal
articulation design details. The use of different materials in
vertically articulate the proposed building elevations. Horizontal
articulation is provided by offsetting these same building
elevations when viewed from the street level.
PUBLIC REALM
The proposed development locates one of the two proposed
low-rise apartment buildings close to the street, providing a
more defined public realm along the south side of Bluegrass
Drive and a stronger street edge than what currently exists
(closes an existing gap). The pedestrian experience along the
existing public sidewalk will be improved by streetscape
enhancements, including pedestrian landscaping and building
location.
A pedestrian-oriented streetscape experience will be further
reinforced through appropriate landscaping and architectural
design principles that contribute to both the private and public
experience. Overall, the public realm in front of the subject lands
will be better defined and more pedestrian friendly.
CONCLUSION
The proposed development consists of two, L-shaped, 3-storey
low-rise apartment buildings on the subject lands along the
Bluegrass Drive streetscape.
The scale and massing of the proposed buildings is compatible
with the surrounding areas, and will not create adverse impacts
on the abutting and adjacent residential uses. The proposal
introduces an attractive, aesthetically pleasing building with a
positive contribution to an improved streetscape and an
enhanced pedestrian experience.
As demonstrated through this Urban Design Brief, the proposal
is consistent with the policies and intent of the 1989 City of
London Official Plan and The London Plan.