Urban Design Brief. 58 Sunningdale Road West City of London. Barvest Realty Inc.

Transcription

1 Urban Design Brief City of London Barvest Realty Inc. June 8, 2016

2 TABLE OF CONTENTS Page No. INTRODUCTION... 1 SECTION 1 LAND USE PLANNING CONCEPT The Subject Lands The Development Proposal Proposed Amendments City of London Official Plan Sunningdale Community Plan City of London Zoning By-law Z Design Goals and Objectives Design Response to City Documents City of London Official Plan City of London Commercial Urban Design Guidelines Spatial Analysis DESIGN PRINCIPLES AND DESIGN RESPONSES Concept Design The Public Realm Sustainability Techniques Appendix of Images Zelinka Priamo Ltd. i

3 INTRODUCTION Zelinka Priamo Ltd. on behalf of Barvest Realty Inc. ( Barvest ) has prepared this Urban Design Brief ( UDB ) in support of applications for an Official Plan Amendment ( OPA ), Zoning By-law Amendment ( ZBA ) and Draft Plan of Subdivision to permit community commercial and residential uses in association with an application for a Plan of Subdivision for lands located at the southwest corner of the intersection of Richmond Street and Sunningdale Road West. This UDB predominately addresses the conceptual design of the commercial component of the proposed Plan of Subdivision. SECTION 1 LAND USE PLANNING CONCEPT 1.1 THE SUBJECT LANDS The lands subject to the proposed applications (the subject lands ) are located on the southwest corner of the intersection of Richmond Street and Sunningdale Road West in the City of London and are known municipally as (Figure 1). The subject lands total approximately hectares (30.82 acres) in area, and have a frontage of approximately meters (944.6 feet) along Richmond Street (Figure 2) and a depth of approximately meters (931.8 feet) along Sunningdale Road West (Figure 3). The subject lands have a notable grade change, with the high point being located at the southeast corner of the site, sloping down towards the west and north. The subject lands are currently used for agricultural crop production and contain no structures. Figure 1 Subject Lands Zelinka Priamo Ltd. 1

4 Figure 2 Subject Lands (view southwest from Richmond Street) Figure 3 Subject Lands (view southeast from Sunningdale Road West) 1.2 THE DEVELOPMENT PROPOSAL The proposed plan of subdivision for the subject lands consists of two (2) commercial blocks, one (1) medium density residential block, forty-one (41) single-family detached lots and two (2) remnant low-density residential blocks resulting from the existing draft plans to the south and west. Callingham Drive, which presently terminates at the westerly limit of the subject lands, is proposed to be extended through the subject lands to Richmond Street and orientated in an east/west direction. Pelkey Road, that presently terminates at the southwesterly limit of the subject lands is proposed to be extended through the subject lands, to the proposed extension of Callingham Drive and oriented in a north-south direction. Three (3) additional streets, Streets A, B and C, are proposed as part of the plan of subdivision. Street A will be orientated in a north-south direction Zelinka Priamo Ltd. 2

5 and will be located between Richmond Street to the east and the proposed extension of Pelkey Street to the west. Streets B and C will be orientated in an east-west direction, located between Pelkey Road and Street A (Figure 4). Figure 4 Proposed Draft Plan of Subdivision Zelinka Priamo Ltd. 3

6 The proposed plan of subdivision is generally in keeping with the current land use designations in the City of London Official Plan ( OP ) that apply to the subject lands. Nevertheless, an OPA is required to expand the current limits of the Community Commercial Node designation to coordinate with the location of the proposed commercial blocks. Moreover, a ZBA is required to implement the land use designations that are proposed to permit development of the subject lands as contemplated. As noted above, this UDB is predominately focused on the conceptual design of the commercial component of the plan of subdivision. The conceptual design for the two (2) commercial blocks will include the following: - Commercial buildings positioned along the perimeter of the commercial blocks and along the perimeter of principal drive aisle of the larger commercial block to provide a consistent built edge and delineation of the street-line; - Surface parking areas will be located internal to the commercial blocks and centralized to allow for shared use by multiple commercial buildings; - Commercial buildings located adjacent to intersections will have two (2)-storey components to create focal features and frame the intersections; - Clearly defined customer entrances will face the surface parking areas internal to the commercial blocks and pedestrian-orientated features such as permanent canopies and signage will be incorporated into the building facades that contain the customer entrances; - Building facades that face abutting streets will be articulated and have high quality material treatments similar to the building facades that contain the customer entrances; - Separate driveway accesses will be provided for truck and general vehicle traffic to mitigate potential conflicts and safety issues; - A continuous and unimpeded system of pedestrian walkways and pedestrian crossings will be provided. Raised pavement and painted pedestrian crossing will distinguish pedestrian priority areas from common driving surfaces; and Zelinka Priamo Ltd. 4

7 - Layered landscaping will soften the transition between commercial buildings and the abutting streets, screen surface parking areas, and visually break up large surface parking areas. 1.3 PROPOSED AMENDMENTS City of London Official Plan The subject lands are designated a number of different land use designations, including Community Commercial Node, Multi-Family, Medium Density Residential and Low Density Residential on Schedule A Land Use to the OP (Figure 5). Schedule C Transportation Corridors to the OP identifies Richmond Street and Sunningdale Road West as Arterial Roads and Pelkey Road and Callingham Drive as Secondary Collector Roads, with all other proposed roads being local roads. Figure 5 City of London Official Plan Zelinka Priamo Ltd. 5

8 The Community Commercial Node designation permits all types of retail uses, personal service uses, commercial recreation establishments, financial institutions and services, as well as, a limited range of automotive services, service-oriented office uses, community facilities, professional and medical/dental offices and commercial and private schools. In particular, a supermarket or food store will be an integral part of the node. Multi-family high-density residential uses are also permitted in the Community Commercial Node designation. The scale of Community Commercial Nodes range in size from 13,000 sq. m to 50,000 sq. m gross floor area. The primary permitted uses within the Multi Family, Medium Density Residential designation, are row houses and cluster houses, low-rise apartment buildings, rooming and boarding houses, emergency care facilities, converted dwellings, and small-scale nursing homes, rest homes and homes for the aged. Single-detached, semi-detached and duplex dwellings are also permitted. Secondary uses may include group homes, home occupations, community facilities, funeral homes, commercial recreation facilities, small-scale office developments and office conversions. The primary permitted uses in the Low Density Residential designation are singlefamily detached, semi-detached and duplex dwellings. Multiple attached dwellings, such as row housing or cluster houses are also permitted. Notwithstanding that the proposed plan of subdivision is generally in keeping with the current land use designations that apply to the subject lands, an OPA is required to expand the current limits of the Community Commercial Node designation to the west and across the proposed extension of Callingham Drive to the south to correspond with the proposed location of the commercial blocks Sunningdale Community Plan The subject lands are located within the Sunningdale planning area on Schedule D Planning Areas, and subject to the policies within the Sunningdale Community Plan. Although, the Sunningdale Community Plan was not approved by Council, the land uses proposed within the Plan were incorporated into the Official Plan by way of Official Plan Amendment No. 88 in 1998 and are shown on Schedule A noted above. Zelinka Priamo Ltd. 6

9 1.3.3 City of London Zoning By-law Z.-1 The subject lands are zoned Urban Reserve (UR3) in the City of London Zoning By-law Z.-1 (Figure 6). The UR3 zone is intended for lands that are undeveloped, but anticipated to be developed for urban uses over the long term. The UR3 zone ensures that the lands will be developed comprehensively, deterring premature development of the land. A ZBA is required to apply zones to the subject lands that implement the land use designations that are existing and proposed to apply to the subject lands and which are representative of the form of development proposed for the subject lands. The proposed zones are as follows: a Residential (R1-6(_)) zone variation for all single-family detached lots with a special provision to allow a minimum interior side yard depth of 2.8 metres for dwellings two (2)-storeys or higher; a Residential (R1-6(_)) zone variation with a Holding Provision (h-94) for the future low density residential blocks with a special provision to allow a minimum interior side yard depth 2.8 metres for dwellings two (2)- storeys or higher; a compound Residential (R5-7) zone variation and Residential (R6-5) zone variation for the medium density residential block with special provisions to allow a minimum front/exterior side yard depth of 4.5 metres; and a Community Shopping Area (CSA4 (_)) zone variation for the two (2) commercial blocks with special provisions to allow a minimum front/exterior side yard depth of 0.0 metres, a maximum building height of 15 metres and a parking requirement of 1 space per 30 sq. m for all uses except office uses. Figure 6 City of London Zoning By-law Z.-1 Zelinka Priamo Ltd. 7

10 1.4 DESIGN GOALS AND OBJECTIVES The overall goal is to develop a vacant parcel of land that is intended for urban development and provide a community commercial component that will benefit the City s northerly gateway, contribute to an attractive streetscape presence and be compatible and complementary to existing and planned residential and commercial areas surrounding the subject lands. In order to effectively achieve this goal for the subject lands, the following design objectives have been identified: to create of an appropriate and attractive gateway proximate to the northerly limits of the City of London that will provide an effective transition between the predominately rural areas to the north and urban areas to the south; to provide street-oriented development that will visually support the intersection and streetscapes of Richmond Street and Sunningdale Road West; to create a safe, healthy and attractive pedestrian environment that will support the use of active modes of transportation (including walking, cycling and future public transit) with the aim of reducing private vehicular trips; to promote a visual character that is compatible and complementary to the existing and planned residential and commercial areas surrounding the subject lands; and to contribute to the creation of a desirable and effective community commercial node along with the planned commercial area immediately to the north of the subject lands to meet the needs of the community. 1.5 DESIGN RESPONSE TO CITY DOCUMENTS City of London Official Plan The City of London Official Plan includes urban design principles that are to be applied to new developments. Section specifically lists the design principles that are to be promoted in the preparation of development proposals. The conceptual design for the commercial component of the proposed plan of subdivision addresses the following urban design principles: Zelinka Priamo Ltd. 8

11 - The subject lands have been used for agricultural crop production and, as such, there are only two (2) small patches of vegetation that are located along the perimeter of the subject lands that include existing trees. One (1) patch is located adjacent to the stormwater ditch on Sunningdale Road West; the other patch is located immediately north of the 12-storey apartment building that abuts the subject lands. As part of the plan of subdivision, streetscape improvement will introduce deciduous street-trees along the existing bounding arterial streets and along the proposed collector and local streets within the plan of subdivision to contribute to the treed patches in the area (OP Policy ii) Trees). - As is appropriate at a gateway location to the City and consistent with the existing residential development in the area, the conceptual design of the commercial blocks will contribute to the high-quality built form and landscaping at the northerly gateway to the City. The design of the commercial buildings will include contemporary architectural treatments and materials that are indicative of the commercial use of the buildings and provide for an attractive and distinct visual identity. Common elements in the design of the commercial buildings will unify and provide consistency and continuity among the commercial buildings and the two (2) proposed commercial blocks (Figure 7) (OP Policy iv) High Design Standards; & OP Policy v) Architectural Continuity). Figure 7 Proposed Commercial Buildings Retail D and E - The commercial buildings are proposed to be positioned along the perimeter of the commercial blocks with minimal setbacks to the streets and along the perimeter of the principal drive aisle of the larger commercial block that will act as an extension of Street A. The positioning of the proposed commercial buildings will provide a strong Zelinka Priamo Ltd. 9

12 and consistent built edge that contributes to the spatial enclosure and delineation of the street-line. The positioning of the proposed commercial buildings allows for most of the associated surface parking areas to be located internal to the commercial blocks behind the proposed commercial buildings and screened from view which will contribute to an attractive streetscape presence. No parking is proposed between the commercial buildings and the abutting streets. Landscaping between the commercial buildings and the streets, consisting of areas of sod, perennial plantings and row(s) of deciduous trees, will enhance the streetscape presence (OP Policy vii) Streetscape). - Incorporated in the conceptual design of the commercial blocks are two (2) notable pedestrian-oriented features within proposed pedestrian traffic areas. On the north side of Callingham Drive an eight (8.0) meter wide enhanced landscape buffer will soften the transition to the commercial buildings and associated surface parking areas and will provide for an attractive and comfortable pedestrian environment along the street to encourage pedestrian circulation between the residential neighbourhoods located to the east and to the west of the subject lands (Figure 8). A portion of the principal drive aisle through the larger commercial block will be raised to slow vehicular traffic and bring attention to the crossing of a key pedestrian circulation path through the site. The raised pavement area is proposed to be a shared space for pedestrians, cyclists and vehicles (Figure 9). Other pedestrianoriented features include, permanent canopies proposed overhead of customer entrances to protect pedestrians from exposure to inclement weather; glazing incorporated into building facades that face the intersection of Richmond Street and Sunningdale Road West to animate and engage the intersection and contribute positively to the pedestrian experience; and active spill-out areas (i.e. patios and seating areas) associated with proposed commercial uses proposed between Retail E and F and H and I will provide opportunities for direct engagement with proposed pedestrian traffic areas (Figure 10) (OP Policy viii) Pedestrian Traffic Areas). Zelinka Priamo Ltd. 10

13 Figure 8 Enhanced Landscape Buffer Figure 9 Raised Section of Pavement Zelinka Priamo Ltd. 11

14 Figure 10 Spill-out Areas associated with Commercial Uses - The shadow impacts from the proposed commercial buildings on adjacent streets and properties will have minimal impact. Given the low-rise and moderate massing of the proposed commercial buildings the shadows cast will be minimal and quick moving. The smaller commercial block in turn can tolerate the shadow impact created by the 12-storey apartment building that immediately abuts it (OP Policy ix) Access to Sunlight). - The commercial buildings proposed adjacent to the intersections of Richmond Street and Sunningdale Road West and Richmond Street and Callingham Drive will have two, (2)-storey components to create a focal feature and frame the intersections. (OP Policy xi) Building Positioning). - Surface parking areas are predominately located interior to the commercial blocks, and the centralized location facilitates the shared use of the surface parking areas by multiple commercial buildings. The location of accesses to surface parking areas and internal drive aisles will be organized and aligned to provide for efficient and safe movement throughout the site. Dedicated truck only driveways proposed to the rear of Retail A, A1 and A2 will separate the truck traffic associated with the larger commercial units from general vehicular traffic to mitigate potential conflicts and Zelinka Priamo Ltd. 12

15 safety issues. Dedicated loading spaces are proposed to be located to the rear or the side of commercial buildings and will be screened from view from abutting streets and properties either by the commercial buildings or landscaping. The smaller commercial units are expected to load through the customer entrances without the need for dedicated loading spaces. Dedicated loading areas are proposed to the rear of Retail A, A1 and A2, and the side of Retail B, J and Q (OP Policy xiii) Parking and Loading). - To minimize loss the of privacy for adjacent apartment building, commercial buildings Retail P and Q in Block 46 have been positioned along the shared property line to obstruct views from the commercial block into residential spaces. To provide additional space for a landscape buffer between the existing apartment building and the commercial buildings, the commercial buildings are proposed to vary in depth, with the shallower Retail P and space for landscaping proposed nearest to the apartment building (OP Policy xiv) Privacy). - Waste and recycling facilities will be provided external to the proposed commercial buildings at strategic locations on both commercial blocks. Waste and recycling facilities are proposed to be located to the rear of larger commercial units where bins can be screened from view by the commercial building and landscaping. To ensure convenient access to waste and recycling facilities for all units, Molok containers are proposed in more exposed locations at the sides of buildings and within parking islands (OP Policy xix) Waste Management). - The intersection of Richmond Street and Sunningdale Road West is a gateway location for the City. As noted above, the conceptual design of the commercial blocks will contribute to the high-quality built form and landscaping that is appropriate at the northerly gateway to the City. The proposed placement of Retail D and E having two (2)-storey components on either side of a landscaped parkette feature providing both a respite space as well as a pedestrian connection to the intersection, and will provide an attractive gateway to the community commercial node (Figure 11) (OP Policy xxi) Gateways). Zelinka Priamo Ltd. 13

16 Figure 11 - Two (2)-Storey Component Richmond Street and Sunningdale Road West City of London Commercial Urban Design Guidelines The Commercial Urban Design Guidelines ( UDG ) document (November 1999) is to be read in conjunction with the Official Plan and provides supplementary direction aimed at improving the appearance of large-scale retail development throughout the City. In accordance with the best practices in Building Design and Parking and Pedestrian Orientation contained within the City s UDG, the conceptual design for the proposed commercial blocks will demonstrate the following: - Where there is the potential for a long and expansive building façade(s) the proposed multi-tenant buildings and large-format, single-tenant buildings will be divided into a system of smaller bays through the use of projections and recesses in the plane of the facades and variable parapet heights (Figure 12) (UDG Building Design A)). Zelinka Priamo Ltd. 14

17 Figure 12 Variable Parapet Heights - Given the visual prominence and importance the proposed commercial buildings will play in the Richmond Street and Sunningdale Road West streetscapes, the building facades that face these streets will have a similar level of articulation and high quality material treatment as the facades that face interior to the site and are proposed to contain the customer entrances. Glazing will be incorporated into the facades that face the intersection of Richmond Street and Sunningdale Road West to animate and engage the intersection (UDG Building Design B) & C)). - As noted above, dedicated loading spaces and waste and recycling facilities will be located where they can be effectively screened from view from adjacent streets and properties by the commercial buildings or landscaping. To ensure convenient access to waste and recycling facilities for all units, Molok containers will be utilized in more exposed locations (UDG Building Design D) and Parking and Pedestrian Orientation G)). - The commercial buildings will include contemporary architectural treatments and materials that are indicative of the intended commercial use of the buildings and which provide for an attractive and distinct visual identify. The commercial buildings will have flat roofs and parapets that conceal the roof-top equipment, which are common contemporary architectural treatments for commercial buildings (UDG Building Design F)). Zelinka Priamo Ltd. 15

18 - Variable parapet heights will be used to distinguish individual units within large multitenant buildings as noted above and will contribute to visual prominence of key building features such as the location of customer entrances. Customer entrances are also proposed to be combined with other pedestrian-oriented features such as permanent canopies and signage (Figure 12) (UDG Building Design G & H)). - The required surface parking areas proposed interior to the commercial blocks will be divided by parking islands into small sub-areas that can be more easily navigated by pedestrian and vehicles. The parking islands will be landscaped to include deciduous shade trees where feasible and may also include pedestrian walkways to provide safe refuge for pedestrian across the surface parking areas (UDG Parking and Pedestrian Orientation B)). - The commercial buildings are proposed to be positioned along the perimeter of the commercial blocks with minimal setbacks to the abutting streets and with no parking proposed between the commercial buildings and the abutting streets (UDG Parking and Pedestrian Orientation C)). - Surface parking areas will be predominately located internal to the commercial block and the centralized location of the surface parking areas will to allow for their shared use by multiple commercial buildings (UDG Parking and Pedestrian Orientation D)). - The conceptual design for the commercial blocks proposes to utilize an area of raised pavement as well as painted pedestrian crossing to distinguish pedestrian priority areas from common driving surfaces (UDG Parking and Pedestrian Orientation E)). - A system of pedestrian walkways and painted pedestrian crossings will facilitate pedestrian circulation through the commercial blocks linking the commercial buildings and connecting with the proposed public sidewalks at strategic locations. Pedestrian walkways will be continuous along commercial building facades that contain customer entrances and along commercial building facades that abut surface parking areas. Pedestrian-oriented features such as permanent canopies and signage will be incorporated into the commercial building facades that are proposed to contain the customer entrances (Figure 13) (UDG Parking and Pedestrian Orientation F)). Zelinka Priamo Ltd. 16

19 Figure 13 Pedestrian Walkways - As noted above, a layered approach to landscaping that consists of areas of sod, perennial plant beds and deciduous shade trees, will be used to soften the transition between commercial buildings and abutting street; screen surface parking areas where the commercial buildings are not continuous along the perimeter of the commercial blocks; and visually break up large surface parking areas. Parking islands will be appropriately sized to accommodate deciduous shade trees where possible to reduce the heat island effect associated with large areas of pavement. For screening purposed variation in the height of plant material will be provided (UDG Parking and Pedestrian Orientation H)). 1.6 SPATIAL ANALYSIS The subject lands have active-frontage along the south side of Sunningdale Road West and west side of Richmond Street. At present, there are no public sidewalks along the Richmond Street and Sunningdale Road West abutting the subject lands. The public sidewalk on the west side of Richmond Street terminates at the southerly limit of the subject lands. There is an existing 12-storey apartment building located immediately south of the subject lands on the west side of Richmond Street that does not comprise part of the subject lands. To the south of the subject lands is a large residential estate; and to the west is the final phase(s) of the Sunningdale neighbouhood, with the rear yards of single-family detached lots planned to abut the subject lands. The adjacent low density residential uses create a zone of sensitivity. There is a 15-storey apartment building located west of the subject lands on the south side of Sunningdale Road West. Pelkey Road and Callingham Drive are secondary collector roads that currently terminate at the southwesterly and westerly limit of the subject lands, respectively, and Zelinka Priamo Ltd. 17

20 are proposed to be extended through the subject lands as part of the proposed plan of subdivision (Figure 14). Figure 14 Site Spatial Context The 400 meters spatial context surrounding the subject lands predominantly consists of single-family, detached dwellings with the exception of the two (2) above noted apartment buildings and the vacant commercial blocks located at the northwest corner of the intersection of Richmond Street and Sunningdale Road West. These commercial blocks comprise part of the Upper Richmond neighbourhood and are intended for a mix of commercial, retail, office and potentially residential uses. The commercial blocks proposed as part of the plan of subdivision for the subject lands will complement the commercial blocks on the opposite side of Sunningdale Road West. Together the commercial blocks on both side of Sunningdale Road West will create a community commercial node that will serve the immediate neighbourhoods as well as the broader community in the northerly part of the City. The Upper Richmond neighbourhood consists of the lands northwest of the intersection of Richmond Street and Sunningdale Road West, and the balance of the neighbourhood (not including the commercial blocks) will include street-townhouses along Sunningdale Road West, single-detached dwellings in a plan of condominium along Richmond Street and single-family detached lots in the interior of the neighbourhood. Northeast of the intersection of Richmond Street and Sunningdale Road West are vacant lands at the Zelinka Priamo Ltd. 18

21 corner, which are intended for a mid-rise apartment building, and single-detached dwellings and vacant lands used for agricultural purposes surrounding. Southeast of the intersection of Richmond Street and Sunningdale Road West are large single-family detached lots abutting Richmond Street and Sunningdale Road West and within the Northcrest neighbourhood; infill single-family detached dwellings within plans of condominium; and a large residential estate with a single-family detached dwelling set well back from Richmond Street. Southwest of the intersection of Richmond Street and Sunningdale Road West are two (2) large residential estates with single-detached dwellings and accessory buildings; and single-family detached lots and St. Catherine of Siena Catholic School within the Sunningdale neighbourhood. The 800 meter spatial context surrounding the subject lands includes to the north additional vacant lands used for agricultural purposes and the Urban Growth Boundary and the northerly limits of the City; to the east are additional single-detached lots within the Uplands neighbourhood; to the south are cluster townhouses, mid-rise and high-rise apartment buildings (some purpose built for seniors) proximate to northerly limit of the Regional Commercial Node at Richmond Street and Fanshawe Park West; and to the west is the Sunningdale Golf and Country Club (on both the north and south side of Sunningdale Road West) as well as the Medway Valley Heritage Forest ESA associated with the Medway Creek (Figure 15). Figure 15 Spatial Analysis (400m and 800m) Zelinka Priamo Ltd. 19

22 2.0 DESIGN PRINCIPLES AND DESIGN RESPONSES 2.1 CONCEPT DESIGN Plan of Subdivision The proposed plan of subdivision for the subject lands consists of two (2) commercial blocks, one (1) medium density residential block, forty-one (41) single-family detached lots and two (2) remnant low-density residential blocks resulting from the existing draft plans to the south and west. Callingham Drive which presently terminates at the westerly limit of the subject lands is proposed to be extended through the subject lands to Richmond Street as part of the proposed plan of subdivision, and Pelley Road that presently terminates at the southwesterly limit of the subject lands is proposed to be extended through the subject lands to the proposed extension of Callingham Drive. Three (3) additional streets, Streets A, B and C, are proposed as part of the plan of subdivision. The larger of the two (2) commercial blocks (Block 45) is proposed to be located north of the proposed extension of Callingham Drive and will have an area of approximately 4.70 hectares (11.61 acres). The smaller of the commercial blocks (Block 46) is proposed to be located south of the proposed extension of Callingham Drive, north of the existing 12- storey apartment building that is located adjacent to the subject lands, and east of proposed Street A. The smaller commercial block will have an area of approximately 0.82 hectare (2.02 acres). The conceptual design for the commercial blocks shows a number of retail buildings on the larger commercial block totaling approximately 14,158 sq. m (152,400 sq.ft) of commercial space and two (2) buildings on the smaller commercial block totaling approximately 2,620 sq. m (28,200 sq.ft) of commercial space. A total retail area of approximately 16,778 sq. m. will be provided. The conceptual design of the commercial blocks will be described in greater detail below. The medium density block is proposed to be centrally located within the proposed plan of subdivision and will comprise of an area approximately 1.72 hectares (4.25 acres) in size. The conceptual design for the medium density block proposes to construct a series of cluster townhouses that will be three (3) storeys in height along the perimeter of the medium design block, and interior to the block along the perimeter of a common green Zelinka Priamo Ltd. 20

23 space. The townhouses proposed along the east side of Pelkey Road will have individual and direct driveway access to Pelkey Road, while the balance of the townhouses will be accessed by private roads internal to the block with common driveways proposed along Pelkey Road and along Street A. The proposed medium density block and cluster townhouse will provide a transition between the proposed commercial blocks and the proposed single-family, detached lots and future low density residential blocks to be located to the southwest. Forty-one (41) single-family detached lots are proposed as part of the plan of subdivision comprising an area of approximately 2.65 hectares (6.55 acres) and will be similar in size to the single-family detached lots that abut the subject lands to the west. In the southwest corner of the subject lands are two (2) future, low density residential blocks comprising a total area of approximately 0.13 hectare (0.32 acre). These blocks are intended to be combined with lands owned by others to the west and south to maintain the regular lotting pattern of single-family detached lots along Pelkey Road in the future. An enhanced 8.0 metre wide landscape buffer is proposed on the north side Callingham Drive to provide for an attractive and comfortable pedestrian environment to encourage pedestrian circulation between the residential neighbourhoods located to the east and to the west of the subject lands. Commercial Component The commercial buildings are proposed to be positioned along the perimeter of the commercial blocks with minimal setbacks to the abutting streets and along the perimeter of the principal drive aisle of the larger commercial block that will act as an extension of Street A. The positioning of the commercial buildings will provide a consistent built edge that will contribute to the spatial enclosure and delineation of the streetline. The commercial building will have low-rise, one- (1) and two- (2) storey moderate massing that is consistent, and compatible, with the predominately low-rise existing and proposed development in the vicinity of the subject lands. Commercial buildings having two- (2) storey components are proposed immediately adjacent to the intersections of Richmond Street and Sunningdale Road West and Richmond Street and Callingham Drive to create a focal feature and to frame the intersections. Zelinka Priamo Ltd. 21

24 The proposed commercial units will range in size from approximately 358 sq. m (3,850 sq. ft.) to 3,205 sq. m (34,500 sq. ft.) and are a mix of single and multi-tenant buildings. Long, expansive facades often associated with multi-tenant buildings and large-format single-tenant buildings will be divided into a system of smaller bays through the use of projections and recesses in the plane of the facades and variable parapet heights. The commercial buildings will include contemporary architectural treatments and materials that are indicative of the commercial use of the buildings and which will provide for an attractive and distinct visual identity. The customer entrances are proposed to face the surface parking areas internal to the commercial blocks and pedestrian-orientated features such as permanent canopies and signage will be incorporated into the building facades that contain the customer entrances. To mitigate the negative visual impact of blank walls along the bounding streets, visually prominent building facades will be articulated and have high quality material treatments similar to the building facades that contain the customer entrances. Glazing consisting of either transparent vision glass or opaque spandrel glass is proposed to be incorporated into the building facades that face the prominent intersection of Richmond Street and Sunningdale Road West to animate and contribute positively to the appearance of the intersection. Surface parking areas are predominately located interior to the commercial block and screened from view along the bounding streets by the proposed commercial buildings. However, where the proposed commercial buildings are not continuous along the bounding streets, a layered approach to landscaping will screen the surface parking areas from view. Surface parking areas will be centrally located to allow for shared use by multiple commercial buildings. The larger commercial block will provide 550 parking spaces, while the smaller commercial block will provide 87 parking spaces, totalling 637 parking spaces on both commercial blocks. The location of accesses to surface parking areas and internal drive aisles will be organized and aligned to provide for efficient and safe movement through the surface parking areas. Dedicated loading spaces are proposed to be located to the rear or the side of commercial buildings and will be screened from view from adjacent streets and properties by the commercial buildings or landscaping. The smaller commercial units are expected to load through the customer Zelinka Priamo Ltd. 22

25 entrances without the need for dedicated loading spaces. Dedicated loading areas are proposed to the rear of Retail A, A1 and A2, and the side of Retail B, J and Q. A series of pedestrian walkways and painted pedestrian crossings will facilitate pedestrian circulation through the commercial blocks, linking commercial buildings and connecting with the public sidewalks at strategic locations. As part of the proposed plan of subdivision, public sidewalks will be constructed along the perimeter of the subject lands on the west side of Richmond Street and the south side of Sunningdale Road West where public sidewalks do not currently exist. Proposed locations for pedestrian walkway connections to the public sidewalks include, but are not limited to, the intersection of Richmond Street and Sunningdale Road West, between Retail D and Retail E, which is a visually prominent location; as well as mid-block along the Richmond Street frontage, between Retail E and F and along the Callingham Drive frontage, between Retail H and I where complementary locations for spill-out areas (ie. patios or seating areas) are proposed. A portion of the principal drive aisle through the larger commercial block will be raised to slow vehicular traffic and bring attention to the crossing of a key pedestrian circulation path through the site. The raised pavement area is proposed to be a shared space for pedestrians, cyclists and vehicles. The larger commercial block is proposed to be accessed by multiple driveways, six (6) in total, and the smaller commercial block is proposed to be accessed by a single driveway. On the northerly side of Callingham Drive will be two (2) all-turns driveways and one (1) truck only driveway that will provide access to the larger commercial block. The easterly-most all-turns driveway is proposed to be located opposite Street A and will function as a direct extension of that street. The other all-turns driveway is proposed to be located in line with Pelkey Road. The truck only driveway is proposed to be located adjacent to the westerly limit of the subject lands. On the south side of Sunningdale Road will be two (2) right-in/right-out driveways and one (1) right-out only driveway. The two (2) right-in/right-out driveways will be aligned with the proposed all-turns driveways on Callingham Drive to create two (2) drive aisles through the larger commercial block. The proposed right-out only driveway will be aligned with the proposed truck only driveway on Callingham Drive to separate truck traffic associated with the larger commercial units from general vehicular traffic to mitigate potential conflicts. On the east side of Street A a proposed all-turns driveway will provide access to the smaller Zelinka Priamo Ltd. 23

26 commercial block. A mix of truck and general vehicular traffic will make use of the allturns driveway to the smaller commercial block. 2.2 THE PUBLIC REALM The conceptual design for the commercial blocks establishes an appropriate transition between the public and private realms. This is accomplished through the placement of commercial buildings along the perimeter of the commercial blocks to delineate the street-line and the use of landscaping to soften the transition between the commercial buildings and the street. The public realm will be animated and engaged by glazing incorporated into the building facades that face the intersection of Richmond Street and Sunningdale Road West, pedestrian walkway connections to the public sidewalk, and opportunities for active spill-out areas (i.e. patios and/or seating areas) associated with commercial uses. Streetscape improvements within the public realm associated with the proposed plan of subdivision include the construction of curbs and public sidewalks on the west side of Richmond Street and the south side of Sunningdale Road West. The current conditions along these arterial roads include open ditches, a gravel shoulder and no public sidewalks. Pelkey Road and Callingham Drive are secondary collector roads that are also proposed to be extended through the subject lands as part of the proposed plan of subdivision. As noted above, an enhanced landscape buffer proposed on the north side Callingham Drive will provide for an attractive and comfortable pedestrian environment to encourage pedestrian circulation between the residential neighbourhoods located to the east and to the west of the subject lands. 2.3 SUSTAINABILITY TECHNIQUES The proposed plan of subdivision will make efficient use of land and public investment in existing infrastructure (i.e. roads, water-mains, sanitary and stormwater sewers and utilities) and services (i.e. public transportation). The proposed plan of subdivision is supportive of active modes of transportation and will specifically improve the pedestrian connectivity between residential neighbourhoods to the east and to the west of the subject lands by way of the enhanced landscaped buffer proposed along the north side of Callingham Drive. The proposed commercial building will make use of best practice techniques for current construction practices to ensure the resulting building is energy efficient. Zelinka Priamo Ltd. 24

27 2.4 APPENDIX OF IMAGES Figure 16 Proposed Plan of Subdivision Zelinka Priamo Ltd. 25

28 Figure 17 Conceptual Commercial Site Plan Figure 18 Massing Model Zelinka Priamo Ltd. 26

29 Figure 19 Concept Perspectives Zelinka Priamo Ltd. 27

30 Urban Design Brief June 8, 2016 Figure 20 Concept Perspectives Zelinka Priamo Ltd. 28

31 RECEIVED JUN 10ZU113 Development Seivjces TURNER FLEISCHER SUNNINGDALE ROAD WEST & RICHMOND STREET NORTH, LOF1I ON (14.096) MASTER SITE PLAN

32 STATISTICS SITE A AREA ±12.31 ACRES ±2.02 ACRES SITE B AREA ±14.33 ACRES TOTAL SITE AREA ±12.31 ACRES SITE A ±34500 SF RETAIL A RETAIL Al ±12,200 SF ±13,500 SF RETAILA2 ±3,850 SF ±3850 SF ±16500 SF ±13,800 SF ±4,400 SF ±3,850 SF ±6,950 SF ±6,000 SF ±15,000 SF ±4800 SF ±4,200 SF ±4,800 SF ±4,200 SF RETAIL B RETAIL C RETAIL D RETAIL E RETAIL F RETAIL G RETAIL RETAIL RETAIL H J RETAIL I RETAIL RETAIL K RETAIL L M N ±1 52,400 SF SITE A RETAIL AREA 550 CARS PARKING 3.61 /1000 SF 26.20% COVERAGE ±2.02 ACRES SITE B ±12,100 SF ±6,000 SF ±10,100 SF RETAIL 0 RETAIL P RETAIL 0 ±28,200 SF 87 CARS 3.09/1000 SF 25.17% COVERAGE ±14.33 ACRES ±180,600 SF 637 CARS 3.53/1 000 SF 26.06% RETAIL SITE PLAN j NNINGDALE ROAD WET._ -- PROPOSED...s. -- -z I I. ROADWIDENING ETAiLC RETA F t±3b5csf) - ETAILB - - -_ -- I -1 _- 1OOOOSF (it : 2F ASOVE 2F ±6 500 S F LINEOF - (±3,5aSF). I, - SF WWH, I II I If I. : : RETLA twiiwwwu OTAL±13,,, 1...,.,,.. I I DC. t Li-it I,.., H p., I I i I I I RETAIL K ETAIL L i I j 2FA t±4ssf, (±4DCSFi :, RAISED I. I I f PAVEMENT RETAILA1 :)WIILL5I III \ I> : 4Sf) ketailm 1 ketailn 4SF I F Ot+H5 m H L 9 Oo+I H jii 0.r..,3b100DSF 9 ii. 1_:... uw I,I U U EiiIIIH.. :U > z I (±13RSOSF) I I I I I I I I I I I. SITE B RETAIL AREA PARKING SITE A+B TOTAL RETAIL AREA TOTAL PARKING COVERAGE JUN Development Services (±12. 1ACRES) ztl., w - OY NTEO )4NTERSEC11ON 1 87 CARS. -.,. OPOSE :.... O9/1SSF I [ETAILQ A. 1 TURNER FLEISCHER )ALE ROAD WEST & RICHMOND SjJ NORTH, LONDON, ON (14.096)

33 1 I SUNNINGDALE ROAD WEST & RICHMOND STREET NORTH LONDON, ONTARIO ETURNR FLEISCHER JUN Development Services

34 U iitu RNER FLEISCHER SUNNINGDALE ROAD WEST & RICHMOND STREET NORTH, LONDON, ON (14.096) CONTEXT PLAN

35 - C z m U, n zm 0 Czz z 0C r m C 0 m U, -1 p. U) H m CD H m P r 0 0 U,

36 SITEAAREA SITES AREA TOTAL SITE AREA SITES RETAIL A RETAJLAI RETMLA2 RETAILS RETAIL C REtAIL 0 RETAILE RETAIL F RETAILS RETAIL H RETAIL I RETAICJ RETAIL K RETAIL L RETAIL U RETAIL N STATISTICS ±12.31 ACRES ±2.02 ACRES ±14.33 ACRES *12.31 ACRES ±34,500 SF ±12,200SF 813,500SF ±3,850 SF 03,8S0 SF ±16.5±0 SF ±13,800 SF ±4,400 SF ±3,850 SF SS,R50 SF ±0,000 SF 015,000SF 84,800 SF ±4,200 SF 04,000SF ±4,200 SF SITE A RETAIL AREA ±152,400 SF PARKING S5± CARS SF COVERAGE 26.20% SITE 8 RETAILS RETAIL P RETAILS ±2.02 ACRES 012,100SF 06000SF 010,100SF SITE 8 RETAIL AREA 028,200SF PARKING 87 CARS 3 CR11000 SF COVERAGE 25.17% SITE A.0 ±14.33 ACRES TOTAL RETAIL AREA ±180,600 SF TOTAL PARKING 637 C00S SF COVERAGE 2000% iiturner FLEISCRER SUNNINGDALE ROAD WEST & RICHMOND STREET NORTh. LONDON, ON (14.096) RETAIL SITE PLAN

37 m n n z I CA) CD -...ci) ) / / / p a C z n

38 - ThTURNER FLEISCHER SUNNINGDALE ROAD WEST & RICHMOND STREET NORTH. LONDON. ON (14.090) ARCHITECTURE CONCEPT IMAGERY

39 k TU RNER FLEISCHER SUNNINGDAL.E ROADWEST & RICHMOND STREET NORTH, LONDON, ON (14096) PUBLIC SPACES CONCEPT IMAGERY

40 A C D - A /!TURNER FLEISCHER SUNNINGDALE ROAD WEST & RICHMOND STREET NORTh, LONDON, ON (14.096) CONCEPT PERSPECTIVES

41 C z r m U, C) n z z > Im C) a) H C) I 0 D z a) H m C) H 1 0 H I I 0 z z 0 1 I 0 0z0 m -U - m (1) -U m0 m -