66 Byron Avenue East London

Transcription

1 Pol Associates Inc. 66 Byron Avenue East London Urban Design Brief CITy OP LOND ANNING ;ERVICES RECEIVED FILE NO APR SUBS LNT C FOR ACTjj FOR INFORMAT C FOR REPo FiLE William Pol, MCIP, RPP December 2015 Revised April 2016

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3 Contents 1.0 Introduction Proposed design principles and Spatial Analysis Design Goals and Objectives Design Response to Goals and Objectives Regional Spatial Analysis 4 Regional Spatial Analysis Plan Site Spatial Analysis 6 Site Spatial Analysis Plan 7 Byron Avenue East and Euclid Avenue Streetscape Photos Conceptual Design Proposal 9 Conceptual Design 10 Conceptual Site Plan Design Principals and Design Response 12 Conceptual Elevation Euclid Avenue Public Realm Sustainability Techniques Heritage Initiatives Page

4 1.0 Introduction Pol Associates Inc. has been retained to prepare and submit a zoning bylaw amendment application to recognize the existing converted four dwelling unit at 66 Byron Avenue and allow the construction of a single detached dwelling onto Euclid Avenue because the lot is a through lot. This Urban Design Brief is submitted in fulfillment of the matters set out in the preconsultation meeting with the City of London Planning Division on April 8, 2014 and in accordance with the Official Plan policies for infilling and intensification. This report constitutes the Urban Design Brief and supports the amendment application. It includes in Part 2.0 Design Goals and Objectives; Design Response to City Documents; and Spatial Analysis. Part 3.0 incudes Conceptual Design, Public Realm; Sustainability Techniques; and Heritage Initiatives. Based on the analysis of these features, the proposed design is sensitive to, compatible with and a good fit within the surrounding neighbourhood. 2.0 Proposed design principles and Spatial Analysis 2.1 Design Goals and Objectives The design goals and objectives are as follows: Provide a form of housing that is complementary to the existing single detached dwellings, semi detached dwellings and converted dwellings Reinforce the design framework of lotting and buildings existing in the Wortley Village neighbourhood Strengthen the street wall and enhance the public realm long Euclid Avenue Minimize the impact of the building and parking areas on the surrounding residential uses 2.2 Design Response to Goals and Objectives The following are design responses to the goals and objectives: The existing converted dwelling is compatible with the surrounding residential buildings in form, massing, fenestration and location on the lot thereby retaining the urban design along Byron Avenue East. The proposed single detached dwelling replaces a conflicting three bay garage with a two storey single detached dwelling and a single bay garage creating a building form, massing, fenestration and location that is consistent with similar single detached dwellings along Euclid Avenue. The consent to divide the through lot is consistent with six similar consents on surrounding through lots on the south side of Euclid Avenue, reinforcing the established lotting and building pattern in the Wortley Village neighbourhood. The single detached dwelling setback 1.2 m from the street line will enhance the established street wall on the south side of Euclid Avenue defined by residential buildings to the west and east. The location and design of the building will enhance the pedestrian realm with eyes on the street, a defined building entrance; reduction to one bay and recessing of the garage away from the sidewalk. Removal of the three bay garage and replacement with a single detached dwelling introduces a compatible land use activity consistent with the dwellings along Euclid Avenue and relocates the vehicular access away from the street. 31 Page

5 2.3 Regional Spatial Analysis The Regional Spatial Analysis Plan (following page) shows the 400 m radius and the 800 m radius from 66 Byron Avenue East. These distances show the five minute and ten minute walk from the site to surrounding commercial, employment, public transit and recreational opportunities. Thames Park, Belvedere Park, Victoria Public School on Wharncliffe Road and Wortley Village are regional landmarks located within a 5 minute walk. Regional landmarks within an 800 m ten minute walk include Downtown London and the Forks of the Thames northeast; Springbank Park and the Coves ESA to the west; St. Martin Separate School, and the former Normal School (future YMCA facility) southeast. This site has convenient access to rich variety of regional amenities. Significant shopping, community resource, employment, public spaces and transit hubs between five and 10 minute walk are shown on the Regional Spatial Analysis Plan including Wortley Village, Downtown London, the Normal School and associated village green, Thames Park and swimming pool, Springbank Park and the Thames Valley Trail. These features support intensification of this site with easy access to a wide array of employment, shopping and recreational opportunities. The former Normal School has been restored and is in the process of being converted to a YMCA. The site is shown on the Regional Spatial Analysis Plan and has a unique tower visible from many parts of Old South London and functions as a focal point for the community. The building and the surrounding green spaces functions as an important community hub with convenient access for this location on Byron Avenue\ Euclid Avenue. With respect to transportation, the site has pedestrian access with sidewalks on both Byron Avenue East and Euclid Avenue providing continuous connection along streets throughout the neighbourhood. An On Street Bike Route is shown on Byron Avenue East; Elmwood Avenue East; and Ridout Street as well as access to the MultiUse Pathway along the Thames River. This extended network provides easy access to the neighbourhood and the city. Bus routes and bus stops within 400 m and 800 are shown on the Regional Spatial Analysis Plan. They include Wharncliffe Road South to the west; Horton Street to the north; Ridout Street to the east; and Elmwood Avenue E.\ Bruce Street\ Edward Street and Cathcart Street to the south. Combined this location has access to six different bus routes within a five minute walk and easy public transit access across the city. There are no significant views to or from 66 Byron Avenue at the regional scale because the site is located on local streets and there are no significant landmarks or natural features at the terminus of the streets. Furthermore the orientation of the lot facing single detached dwellings does not provide for nor infringe on any significant views. At a regional scale, the surrounding lotting pattern comprises a range of small, large, narrow and wide lots within individual access to public streets. This mix of lot size is attributed to the evolution of large estate lots being subdivided into smaller and smaller lots over time. The surrounding urban fabric is compatible mix of single detached, duplex and converted dwellings, and a wide variety of architectural styles reflective of the time in which they were built. The area provides for a variety of housing choice in a low density residential setting. 4j Page

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7 2.4 Site Spatial Analysis The Site Spatial Analysis Plan (following page) provides information on the immediate context of the area. The Official Plan designation for this location and all the lands north to Horton Street; west to Wharncliffe Road South; east to Wortley Road; and south to Elmwood within a 400 m radius is designated Low Density Residential. The City of London Zoning Bylaw Z.1 zones the subject site and a majority of the residential properties within a 400 m radius Residential (R22) which permits single and two unit dwellings. The topography of the site is flat sloping slightly to the north and east towards the Thames River Valley. There is one mature tree located on the easterly property boundary and will be removed to allow for construction of the dwelling. An abutting mature tree to the east is on adjacent lands and will not be impacted by the new dwelling. Both the existing and proposed site have access to full municipal sewer, water and storm sewer services. There are no constraints to development based on topography or existing vegetation. The photographs on the following pages are a representation of the view corridors and streetscapes on 1) the north side of Byron Avenue East; 2) the south side of Euclid Avenue and 3) the north side of Euclid Avenue. The existing dwelling at 66 Bryon Avenue is being retained and will therefore not change the existing view corridor to or from the site. The replacement of a three bay garage with a two storey dwelling will enhance the view corridor along Euclid Avenue, extending the street wall from 2 Birch Street and reduce the gap in the wall between 81\83\85\87 Euclid Avenue to the east. The proposed two storey dwelling will enhance the site spatial character. The surrounding urban pattern consists of modified street grid pattern with a predominantly east west orientation provide good solar access to either the front façade of south facing buildings or the rear façade of north facing buildings. The block pattern ranges from m in length providing good connectivity through the neighbourhood. The predominant land uses ate single detached and duplex dwellings in one and two storey buildings. On the street opposite the proposed dwelling are two storey buildings with a variety of cladding, brick, fenestrations, and architectural styles. Many of the buildings have been modified to the owners personal tastes creating a mix of building styles. Homes are built close to the front lot line with reduced front yards. While there are examples of parking in front of the dwelling, driveways and garages are generally accessed through a side yard driveway access. The lotting pattern on Euclid Avenue is predominantly small lots for single detached dwellings. This pattern has evolved historically in Old South from large estate lots being subdivided and large lots being subdivided into the variety of lot sizes. The proposed lot is consistent with the pattern where through lots between Byron Avenue East and Euclid Avenue have been divided in two (see Euclid Avenue). Accessibility and connectivity to the site is convenient for all forms of transportation including sidewalks for pedestrians; on street cycling routes for bicycles; six bus routes within five minute walk; and a grid pattern of local streets providing easy vehicular access to the site. The strength of the public transit, cycling and walking supports the zoning request to reduce the need for onsite vehicular parking for the converted dwelling. Landscaping in the area includes both mature trees on the public right of way and on private property. This is a significant amenity to the immediate neighbourhood. Only one mature tree will be removed to build the subject building and can be replaced with new trees through the site plan approval. Wharncliffe Road South forms a edge to the west and Thames Park creates a node and barrier due to the steep slope into to the Park. 6 Page

8 SITE SPATIAL ANALYSIS PLAN 66 Byron Ave E London, Ontario Legend A Metres Data Source: City of London Nov 2014 POL ASSOCIATES INC Land Use Planning Consultants Phone: wpolassociates@gmail.com :Z if;2 Subject Site Parcel Fabric

9 Streetscape Photos Byron Avenue East 64 Bryon Avenue East Subject lands

10 81 Euclid 74 Byron 72 Byron 70 Byron 68 Byron 66 Byron 2 Birch Streetscape south side view 58 Euclid 60 Euclid 62 Euclid 64 Euclid 66 Euclid 6$ Euclid 70 Euclid Streetscape north side view Streetscape Photos Euclid Avenue

11 3M Conceptual Design 3.0 Proposal This section presents the proposed development of the property through a zoning bylaw amendment from Residential (R22) to a Residential (R31) with special provisions to recognize the lot area and building setbacks. The proposed development for 66 Byron Avenue East is to retain the legally existing converted four (4) unit dwelling and replace a three bay garage fronting onto Euclid Avenue with a two storey single detached dwelling and an attached single bay garage. The lot has frontage of m on both Byron Avenue East and Euclid Avenue and is therefore a through lot. It has a lot depth of 46.8 m and a total lot area of m2. The concurrent consent application proposes to divide an existing lot with frontage on Byron Ave and Euclid Aye, into two separate lots to permit the construction of a new single detached dwelling on Euclid Avenue. The new lot will have a frontage of m and lot area of 244 m2. The retained lot will maintain the existing legal non conforming converted 4 unit dwelling. There is sufficient lot area to permit the development of the single detached dwelling and allow for the function of the converted dwelling. The proposal will construct a two storey single detached dwelling with an attached garage. The converted dwelling and garage will remain with parking for one space in the garage and three spaces in the driveway. The conceptual design is shown on the following page. Both streets are local residential streets with local volumes of traffic. There are no significant vegetation features to be preserved or enhanced. No views need to be protected as a result of the single detached dwelling. There are no sensitive areas between the buildings because the dwelling at 2 Birch Street has a side yard adjacent to the proposed side yard and a side yard abutting. 68 Byron Avenue East is also a through lot with an existing garage exiting onto Euclid Avenue. The construction of a privacy fence will establish private outdoor open space for both the retained and proposed dwelling, consistent with the surrounding land uses. The block bounded by Byron Avenue East, Wortley Road, Euclid Avenue and Birch Street includes 20 subdivided lots (excluding the original estate lot) with an average lot area of 385 m2. The range in lot area is from 81 Euclid Avenue at 167 m2 to 66 Byron Avenue East at 719 m2. The proposed lot area of 242 m2 is the largest area of those along the Euclid Avenue street frontage. 9IPage

12 Legend Ic:? CONCEPTUAL DESIGN 66 Byron Ave E London, Ontario Subject Site Parcel Fabric A Metres Data Source: City of London POL ASSOCIATES INC 2014 Nov Land Use Planning Consultants Phone: wpolassociates@gmail.com

13 Z.JIN.G 5!rE 1 OT40 WI46403U W E 81n012eI / 3873,1 (44r) 2444,, / 28 3 LOT , / (ru) 2826r, / m / 1616R (i) L28r / 40,6l1Th38n480(.44) Z4,./7.81),r,5) t& / 5 rf1 IUr862 (..et) 30 / 6.8 (rk) 56.3,, / 10 7nr I.6T (,roj 228,r / 150 LC_f,VE. LOT CO%66ALO riuc ( ) WU8IG 28LOT (45srrro) 128o / U (26.53) (46%) 504,, / ,, (24.20) P4811 IA co4w000 (.85 t ( ,, / (128) / PiLSOIG fl6054r16. I 3604 N16 this me WI Zfr.4It.i C1.NC SI re tcnaarnm 611V Z041 IG W W4 C04tHltiG 2 LOT 0LA 5, / )r44r) 471.n / LOT , / (44,) 1524n3 / , / Cr,,..) 4Th, / V )e44) 3, / 1.6 (rn..) am, / 200 ft 5U3460 (..3) 00,, / rn/20 LOT (40 5 rrro) (2028) 64% ( ) 161,6,,, / r / S 8,62841 r011ir 1125,r, (3645) 118, * * (81 5 rno o) (136) (.445 I,n wolod) ,,, / ,, / wots I 443w 81 this 168 WI c0012ltil AAS: SITE A Ff +/ SITE Ff +/ TOTAL SIlt AfA Ff / SN AVE. 1Sl)NC 4 ftlx DUIWNC AREA fte A) Ff +/ i5thg CO&9A lo (ode A) 5)5 50Ff +/ PRCROD mill STCRET llv0)jjng ( site 6) Ff +1 SCALE 1=20 C desqed by Eden Hail HOMES 34) Telbot Street slide 224 London, On R Do not scale drawings. Work to dimensions shown. The Contractor and all sub trodes must check their dimensions ond details prior to start of their work. Report any errors and omissions to EDEN HALL prior to commencement of construction. These drawings area drown in occordonce with the Ontario Buildina Code CO.Rea. 403/97) Name: Lot/Location: SITE FLAN YCN AVE Urawn: Designed Scale: Date: M.R.p I.200 t1ar/0 total Sq. Ft. Drawing: ltt PLAN File Number Sheet: 1 OF I

14 Site Photos 66 Byron Avenue East Streetscape looking east along Byron Avenue East 66 Byron Avenue 68 Byron Avenue 66 Bryon Avenue

15 Site Photos Euclid Avenue Euclid Street frontage, south side looking east I. ØJ I 11.\lV TJ.. v_ Rear 68 Byron Avenue Rear 66 Byron Avenue East 2 Birch Street

16 3.2 Design Principals and Design Response The site design consists of retaining the converted dwelling of four units with access to Byron Avenue. It will retain the built form, massing and articulation, character and image of Byron Avenue East. Outdoor amenity space is provided at grade to the rear of the dwelling, landscpaed open space in the fornt yard and on the adjoining patio. Pedestrian access to the sidewalk is retained from the front entrance, bicycle parking is available in the garage, and vehicular parking is provided in three spaces at the front yard and one in the garage. There is no lighting or signage proposed for the site. It will retain the heritage character of Byron Avenue East. The proposed single detached dwelling on Euclid Aveue is a modern design with an attached recessed garage. The building is setback 1.2 m from the front lot line consistent with setbacks of residential buildings to the west and east, thereby filling in a gap in the street wall. The westerly side yard is 1.0 m consistent with the setback of the existing building. The side yard setback on the east side is 1.8 m as required in the zone regulaitons. The abutting single detached dwelling to the east has a similar side yard setback adjoining the proposed dwelling. On the east side the dwelling will adjoin a single car garage. There is sufficient rear yard amenity space for the dwelling of 5.0 m to the rear of the house. The amenity space adjoins similar rear yard amenity space in adjoining dwellings. The built form of the new dwelling is two storeys with an attached garage and living space above (Se elevations on the following page). The roof is intended to be flat, sloping to the rear. The building location near the property line is consitent with dwelling at 2 Birch Street and the dwellings at 8187 Euclid Avenue. The built form is consistent with the land uses and built forms surrounding the site. The surrounding dwelings are an eclectic mix of housing from the turn of the centruy, 1920 s and modern façade designs. The at grade treatment consists of steps leading to a defined front entrance; large window openings on the main and second floors taking advantage of the difussed northerly light. The roof and cornice are flat and align closely with the existing cornice line of the dwelling to the west. The recessed garage improves pedestrian safety allowing one vehicle to park off the street in front of the grage. The built form provides strong visusal contact with the public street. The massing and articulation is consistent with the adjoining building and helps to fill the street wall gap along Euclid Avenue. There are no shadow impacts because the building has a similar height to the adjoining building. The scale is the same an no transition is required. The role of the proposed building is to strengthen the character of the Euclid Street with activity, visual presence and a unique architecture in keeping with the evolution of dwellings on the street. The architecutral treatment is a modern style using sand coloured brick and horizontal wood veneer exterior finish. Details around the windows and doors is dark to accentuate the openings. The large window openings represent accessibiltiy, and enjoyment of the outdoor amenity. There is no outdoor lighting or signage proposed. Pedestrian access is provided directly to the sidewalk; bicycle pakring is available through a side door into the garage and two vehicle parking spaces are available in front and inside the garage. 12 I P a g e

17 U I. Conceptual Elevation Euclid Avenue 81 Euclid Avenue to 2 Birch Street 66 Byron Ave/Euclid Ave :ii cu I. 4. LI,

18 The applicant has completed a similar single detached residential infill project on Kenneth Avenue in Central London. Photos are provided showing a precdent where the modern architecture complements the existing street scape. Two buildings were constructed retaining the existing street line; with a detached garage recessed from the public street. Precedent Photos Kenneth Avenue London; streetscape view of Kenneth Avenue 31 Public Realm The public realm is considered for both Byron Avenue East and Euclid Avenue. There is no change to the public proposed along Byron Avenue East. The existing landscaped area will be retained. The existing parking layout with direct access to the street will be retained. Along Euclid Avenue the proposed development enhances the public realm by replacing a three bay garage with a single detached dwelling located 1.2 m from the street line. The existing sidewalk will have eyes on the street and fewer reversals of vehicles across the sidewalk onto the street. The recessed garage will ensure that parked vehicles do not obstruct the sidewalk. There is a convenient access for pedestrians and cyclists from the street to the property. The construction of the dwelling will be an extension of the existing street wall along Euclid Avenue reducing the gap between 2 Birch Street and Euclid Avenue. The new dwelling will enhance the residential character of the dwellings on the north side of Euclid Avenue by replacing a garage with new active residential uses. Landscaping between the sidewalk and building will be a mix of perennials and annual plants creating a transition between the sidewalk and the dwelling. 14 I P a g e

19 3.2 Sustainability Techniques The new single detached dwelling will apply bestpractice techniques of current construction practices and Building Code energy efficiency requirements. The orientation of the building with a south facing exposure provides opportunity to encourage passive solar gain. Large window openings in the front and rear allow significant light penetration through the building reducing the need for artificial lighting. No specific energy efficiency certification is anticipated. This conceptual design is the redevelopment of an underutilized site within an established residential neighbourhood and therefore constitutes intensification. As such, this single detached dwelling and consent will make efficient use of the existing municipal services and public transportation infrastructure. There is significant opportunity to reduce the carbon footprint of the residents with convenient access to walking, cycling and public transit infrastructure. Being near the Wortley Village and within walking distance of the Downtown, this proposal offers excellent walkability to existing and future residents. They are also in proximity to Thames Park, with a variety of recreational opportunities and within walking distance of the new YMCA located in the former Normal School in Wortley Village. 3.4 Heritage Initiatives In response to the requirements of the Wortley Village Heritage Conservation District a Heritage Impact Assessment was completed and submitted for both the existing dwelling at 66 Byron Avenue East and the proposed dwelling on Euclid Avenue. The heritage impact assessment concludes there is no impact on heritage character of the Byron Avenue East because there is no change to the form or character of the existing dwelling. The zoning amendment application to recognize the existing use is consistent with the Goals, Objectives and Principles of the Wortley Village Heritage Conservation District adopted by Council in June 2015 and with the Provincial Policy Statement The proposed zoning bylaw amendment and consent to sever to create a new lot and construct a two storey single detached dwelling with reduced setback and a recessed attached single car garage, is consistent with the surrounding land uses, lotting pattern and building form. The resulting building will contribute to an enclosed feeling and contributes to the comfortable and friendly pedestrian environment of the neighbourhood. The heritage impact assessment concludes there is no negative impact on the heritage character of Euclid Avenue. Together the applications allow a consistent scale and setback for residential uses, strengthening the rhythm and coherent character of both Byron Avenue East and Euclid Avenue. The applications are consistent with the Goals, Objectives and Principles of the Wortley Village Heritage Conservation District adopted by Council in June 2015 and Provincial Policy Statement I P a g e