URBAN DESIGN BRIEF NORTHVIEW FUNERAL HOME HIGHBURY AVE N, LONDON, ON

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1 URBAN DESIGN BRIEF NORTHVIEW FUNERAL HOME HIGHBURY AVE N, LONDON, ON

2 1.1Purpose The intent of the following report is to identify an opportunity for redevelopment of two residential properties within the City of London. The existing residential homes were demolished back in 2008 along with the property being rezoned from Residential to Restrictive Office (R0-2). The use of the land is designed for a funeral home. The rezoning application occurred back in (refer to Figures 1 and 2) A previous site plan application was submitted to the City of London in Comments were received from the City of London staff but no Urban Design review was submitted due to the fact the process did not exist at that time. We are now ready to proceed with the review process. 1.2 Site Location The subject lands are located on the southeast corner of Kilally Rd. and Highbury Ave. The municipal address is 1490 Highbury Ave. The vacant property will be the last parcel to be developed on the four corners of Kilally and Highbury Ave. The north east corner is occupied by Rexall Pharmacy, the north west corner is occupied by 1St class Auto Sales and a new retail development is being constructed on the south west corner. (Refer to Figure 2) 1.3 Context The subject property is currently vacant where two homes were demolished back in The property located on the south east corner of Kilally Rd and Highbury Rd, is the western gateway to Huron Heights community to the east. The site is surrounded primarily by low density residential land uses with commercial along the Highbury corridor. A spatial analysis was conducted to determine the amenities are located within 800m and 400m of the site (public transit, recreational facilities, trails, etc.) It was determined that the site was on the fringe of Kilally Meadows and the Thames River multi-use trail system, as well as two transit nodes. There are two bus routes passes, one on Highbury Ave and the other on Kilally Rd. Montcalm high school is south of the site within the 800 m radius. Traffic data obtained from the City of London shows that Highbury Ave and Kilally Rd. carry 25,000 and 4000 vehicles respectively. 1.4 Land Use Planning Benefits of Redevelopment There is a number of planning benefits that redevelopment of site for a funeral home, and these are: 1) The site is vacant and provides no gate way to Huron Heights. 2) The site has a prominent location on Highbury Ave. and potential exist to contribute to the aesthetic and functional improvement of a heavily travelled arterial road. The City is encouraging opportunity for built form design enhancements. 3) The subject site is at the gateway of the Huron Heights community and potential exists to contribute to the improvement of the western entrance to this community. 4) The subject site being developed for a funeral home would provide proximal funeral services for the residents of the area Northview Funeral Home R.Ritz Architect - Barry Wade

3 5) The proposed development would act as a buffer from the residential zoning to Highbury Ave. 6) This funeral home would be the final development of the four corners of Highbury Ave and Kilally Rd. Completing the final build form for the intersection. 1.5 Design Section of the official plan outlines the Urban Design Principles for development within the City of London. Many of these principles were implemented in the proposed design to improve the use of the subject lands, complimenting the local community, and enhancing the Highbury Ave Streetscape. The overall design is very traditional with a high sloped roof to recognize the surrounding residential sloped roof buildings. Continuous glazing and fenestration along the perimeter of the building gives relief and interest to the building façade. Access to the site would be at two locations for pedestrians, one being from Highbury Ave and the second from Kilally Road. Vehicle access would be from Highbury Ave and Kilally Rd and connecting to a parking lot for 80 spaces, including 4 handicapped parking spaces. The parking lot would be well screened from the east parking lot with a partial privacy fence abutting the residential property. The parking lot off Highbury Ave has been set back to comply with the urban design recommendations. A three meter setback from Kilally Road with landscaping has been provided to minimize the view of vehicles. This complies with the zoning requirements but unfortunately we were not able to meet the urban design principals as the operation of the Funeral home with double funeral services being performed at the same time prohibits the front of the property being 100% landscaped space. This was reviewed by the City of London site plan review process and it was agreed to create a single lane in front of the funeral home. This allows the funeral processions to run smoothly and minimize disruptive internal traffic flows. Section (iv) describes how emphasis will be placed on the promotion of a high standard of design for buildings to be constructed in strategic or prominent locations. The proposed building design incorporates a high level of architecture, with a distinctive building that will enhance the gateway entrance to the local community along a major arterial road within the city (see Figure 4) As stated in Section (xxi) Gateways are important elements in the creation of a sense of place and arrival and occupy strategic and prominent locations, and are primary associated with major entrances to the city, districts or to neighborhoods. The placement and architecture of buildings themselves can frame or create the gateway or entrance 2.0 The Provincial Policy Statement is a provincial wide document and cannot be expected to speak to site specific proposals. However, current provincial policy regarding urban development favors the intensification of existing settlement areas in order to reduce urban sprawl, and to promote intensification and a mix of land uses which efficiently use land and resources. More specifically, section of the Provincial Policy statement (2005) regarding Settlement areas indicates that settlement areas shall be the focus of growth and their vitality and regeneration shall be promoted. Northview Funeral Home R.Ritz Architect - Barry Wade

4 Section states that Planning authorities shall identify and promote opportunities for intensification and redevelopment where this can be accommodated taking into account existing building stock or areas, including Brownfield sites, and availability of suitable existing or planned infrastructure and public service facilities require to accommodate projected needs. 3.0 Design Goals and Objectives 1. To design a building that has form and function for its intended use as a funeral home. 2. To design a building that fits the uniqueness of the physical aspects of the site. 3. To design a project that contributes to the beautification of the arterial road of Highbury Ave. for the entire City. 4.0 SWOT Analysis Strengths Site has no features that should be preserved Site has reasonable frontage on major arterial road for exposure at corner location Site is on a transit route Site is large enough to accept this type of development. Site is clean and re-developable Vehicle access via Highbury Ave and Kilally Road. Weakness Site has one sensitive residential lot to the east. Opportunities Arterial road beautification for entire city Enhancement of gateway for residential community Threats Road widening required 5.1 Conceptual Design The proposed building on the south east corner of Highbury Ave and Kilally Road is a single use occupant. The Northview Funeral Home is the sister to the Westview Funeral Home. The main floor is comprised of a chapel and 2 visitation rooms. The second floor has an additional reception centre with two lounges, visitation room along with kitchen facilities. The lower floor is designed with three arrangement rooms, and administration facilities Site Plan The site is a corner property which is highly visible from travelling north or south on Highbury Ave. The building was situated as close as possible to the northwest corner of the property. Majority of the parking has been situated behind the building. A single lane drive located in front of the building Northview Funeral Home R.Ritz Architect - Barry Wade

5 connects the north parking lot to the south parking lot allowing funeral processions to move smoothly within the site. (see Figure 4) 5.3 Build Form With the property abutting residential and commercial developments, the form of the building has been designed to bring in a mixture of commercial and residential features. The pitched roof structures with covered entrances will reflect the residential architecture but with the true mass of the structure will help anchor the four corners for future commercial development along Highbury Ave. 5.4 Massing and Articulation The massing of the building has been broken up with two porticoes on the north and south elevation with a feature gabled wall facing Highbury Ave. The portico to the north will accept guests from the north parking lot with the south portico doing the same to the south. The two porticoes will also act as focal points for vehicles travelling north or south. The enclosed glass car port will house the hearse and lead car with the south carport being left open allowing for funeral possessions and protection from the elements for visiting guest. (see Figure 5 and 6) 5.5 Character and Image The North Side Funeral Home reflects the design of the sister funeral home Westview Funeral Home The building has some representation of a religious structure. A fitting look for this type of business. 5.6 Architectural Treatment There are primarily three materials being used on the building. A textured natural stone at the base of the wall with a smooth cut stone above. With detailed window treatments, stone veneer and standing seam metal roof finishes will prove the test of time. (see Figure 5 and 6) 5.7 Landscape Design The sunken landscaped feature along Highbury Ave helps elevate the building façade at the feature wall. Plant material will allow the sense of movement which will be incorporated into the plan to help support the sense of movement. The north side parking lot will be concealed by plant material fronting onto Kilally Road. (see Figure 7) 5.8 Signage There is one proposed location for signage and that would be a ground sign at the corner of Kilally and Highbury Ave. The signage will be low profile and back lite with natural landscaping surrounding the sign. 5.9 Accessibility and Services Parking will be off Highbury Ave and Kilally Road, with two primary pedestrian entrances being from the north and south. Garbage collection will be internal and no exterior garbage enclosures will be required. Northview Funeral Home R.Ritz Architect - Barry Wade

6 5.10 Sustainability Techniques The building is built with natural materials, anodized windows and metal roofing finishes which will outstand the test of time. This building is owner occupied and has requested that the structure be as energy and environmentally green as possible. Northview Funeral Home R.Ritz Architect - Barry Wade

7 HIGHBURY AVE KILALLY RD Subject Site 120m BUFFER 25 N W E Meters S Scale 1 : 2,000 Figure 1: Spatial Analysis Plan 120m 1490 Highbury Ave North, London, ON Legend Focal Point Entrance Existing Land Use Low Density Residential Medium Density Residential Commercial Urban Reserve / Community Growth Vehicular Entrance Pedestrian Movement Pedestrian Crosswalk Vehicular Movement Bus Route Local Road Primary/Secondary Collector

8 WEBSTER ST KILLARNEY RD KILLARNEY RD THAMES RIVER (NORTH BRANCH) KILALLY MEADOWS ESA EDGEVALLEY RD HIGHBURY AVE KILALLY RD Subject Site m BUFFER 25.0 TOWNSEND DR 800m BUFFER KILALLY MEADOWS ESA JENSEN RD S FULLER ST N W E Meters S S Scale 1 : 10,000 HURON ST Figure 2: Spatial Analysis Plan Highbury Ave North, London, ON 800m Legend Subject Site Transit Node S School Multi-Use Path Bus Route Local Road Primary/Secondary Collector

9 Figure 3: Street Views 1490 Highbury Ave North, London, ON Legend Subject Site W N E Lot Lines S # Photo Mark No Scale

10 EXISTING UR ZONING KILALLY ROAD EXISTING UR ZONING HIGHBURY AVENUE NORTH Figure 4: Site Plan 1490 Highbury Ave North, London, ON E N S W Scale 1 : 600

11 Figure 5: Elevations 1490 Highbury Ave North, London, ON

12 Figure 6: Elevations 1490 Highbury Ave North, London, ON

13 Figure 7: Landscape Plan 1490 Highbury Ave North, London, ON E N S W Scale 1 : 600

14 PL PL 1500 HIGHBURY AVE N COMMERCIAL SECTION NORTH-SOUTH PL PL DWELLING COMMERCIAL PROPERTY SECTION EAST-WEST Figure 8: Section 1490 Highbury Ave North, London, ON