Urban Design Brief 32, 36 and 40 York Street City of London

Transcription

1 Urban Design Brief 32, 36 and 40 York Street City of London Prepared for: Tricar Developments Inc. Prepared by: Stantec Consulting & Kasian Architecture Ontario Inc. July 18, 2017

2 URBAN DESIGN BRIEF Table of Contents 1.0 LAND USE PLANNING CONTEXT INTRODUCTION SUBJECT LANDS PROPOSED DEVELOPMENT SPATIAL ANALYSIS Site Spatial Analysis (400 metres) Site Spatial Analysis (800 metres) DESIGN PRINCIPLES & DESIGN RESPONSES PROJECT GOALS AND OBJECTIVES DESIGN RESPONSE TO CITY DOCUMENTS City of London Official Plan City of London Official Plan Urban Design Policies The London Plan The London Plan City Design Policies City of London Downtown Design Manual Downtown London Heritage Conservation District Plan SWOT ANALYSIS CONCEPTUAL DESIGN SITE DESIGN ELEMENTS DESIGN PRECEDENTS LANDSCAPING PUBLIC REALM SUSTAINABILITY CONCLUSION... A.2 CLOSING... A.2 LIST OF APPENDICES SITE PLAN LANDSCAPE PLAN ELEVATIONS FLOOR PLAN RENDERINGS SECTIONS AMENITY SPACE SUMMARY BONUS PROVISIONS bs v:\01614\active\ \planning\report\udb\ _udb_ docx i

3 URBAN DESIGN BRIEF 32, 36 & 40 York Street, London ON July 18, LAND USE PLANNING CONTEXT 1.1 INTRODUCTION This Urban Design Brief has been prepared by Stantec Consulting Ltd. (Stantec) and Kasian Architecture Ontario Inc. on behalf of The Tricar Group (Tricar) in support of the development proposed on an amalgamation of three (3) downtown properties on York Street, between Ridout Street North and Thames Street. The purpose of this Design Brief is to outline the design approach for the proposed high density residential building, and how the design conforms to City of London guidelines and policies. This Design Brief has been prepared in accordance with the London Plan City Design Policies and provides clear direction on how the site should be developed. This has been submitted as part of a complete Zoning Bylaw Amendment application and is intended to be read in conjunction with other background reports. 1.2 SUBJECT LANDS Tricar is submitting two proposals as part of this Zoning By-Law Amendment. Both versions propose a 24 storey, 245 residential unit apartment tower with lower residential roof. One proposal comprises the existing properties of 32, 36 and 40 York Street. The other proposal consists of 32, 36, 40 York Street and a portion of 330 Thames Street. The subject site is approximately 0.4 ha (3959 square metres) to 0.6 ha (5890 square metres) in a generally rectangular shape with approximately 65 to 92 metres of frontage onto York Street, broken by the parcel at 24 York Street. The site is bound by York Street to the south, Ivey Park to the west, two apartment buildings and associated ground level parking fronting King Street to the north, and an Automotive Service use to the east. The subject site will be an amalgamation of three (3) to four (4) properties which are currently occupied by parking lots, retail/commercial uses (Provincial Glass & Mirror and Escape Rooms) and City of London open space/parkland. 1.1

4 URBAN DESIGN BRIEF 32, 36 & 40 York Street, London ON July 18, 2017 Figure 1 Subject Site Figure 2 Looking north along Thames Street (left in photo) from York Street. Ivey Park and a heritage building are located adjacent (left) to the subject site. 1.2

5 URBAN DESIGN BRIEF 32, 36 & 40 York Street, London ON July 18, 2017 Figure 3 Looking west along York Street (southeast of the subject site) and 40 York Street (Provincial Glass and Mirror) Figure 4 Looking north at 36 York Street (Escape Room) 1.3 PROPOSED DEVELOPMENT The Tricar Group is proposing to construct a 24 storey (245 unit) residential apartment building with potential for commercial, retail and office uses within the Downtown Area. Tricar is 1.3

6 URBAN DESIGN BRIEF 32, 36 & 40 York Street, London ON July 18, 2017 submitting two proposals as part of this Zoning By-Law Amendment. Both versions propose a 24 storey, 245 residential unit stepped apartment tower. Proposal 1 Proposal 1 has frontage onto both Thames Street and York Street with a site area of 0.589ha (1.45ac). The Thames Street frontage will contain a semi-circular driveway providing vehicular drop off access for the main residential entrance (s), main office entrance, and commercial entrance (s). Proposal 1 contains an expanded podium base with commercial and office uses. The York Street frontage will contain access to above grade and underground parking access as well as service doors and exits. Proposal 1 anticipates an allowance for the potential to develop on the property at 330 Thames Street. The site has elements which are consistent with Downtown policies of the London Plan. The design of the building will be enhanced to be as compatible as possible with the existing adjacent land uses and other similar structures within the neighbourhood. Full municipal services are available to the site. This project proposes a range of residential options including one and two bedroom units, both with, and without dens. A minimum of two barrier free units will be available on each residential floor. A typical floor plan will include to 10 to 16 units, totaling 245 residential units. The ground floor level will accommodate commercial and office space, accessible from York Street and Thames Street, if Proposal 2 is advanced. Two levels each of underground and above ground parking will provide 279 spaces and is accessible from York Street. Proposal 2 Proposal 2 includes the properties of 32, 36 and 40 York Street and fronts onto York Street, with a site area of 0.405ha (1ac). The main residential entrance is located on the southwest corner of the building fronting York Street. Vehicular access to onsite underground and above grade parking is proposed at two locations along York Street. Vehicular access for drop off at the main entrance, and fire truck access to the building will be provided along York Street. The London Plan Place Type on the subject property is Downtown, and the existing zoning is h-3, DA2, D350. The Tricar Group is proposing to amend the Zoning Bylaw to accommodate the proposed density increase. Existing Proposed The London Plan Place Type Downtown Downtown Zoning Bylaw Designation h-3, DA2, D350 DA2, D

7 URBAN DESIGN BRIEF 32, 36 & 40 York Street, London ON July 18, SPATIAL ANALYSIS Located in the heart of downtown, the subject site is also situated within the Downtown Heritage Conservation District. The surrounding neighbourhood is predominately high density residential, commercial and retail uses. The land uses surround the subject site are consistent with the proposed development for this location. The proximity of the site to existing transit and pedestrian routes, commercial and retail uses, and a variety of parks and attractions provide for a vibrant and active location for a residential development. The proposed high density residential apartment will efficiently use existing serviced, developed, lands and provide a variety of housing options to prospective residents, consistent with the objectives of the London Plan Downtown policies. Subject Site Figure 5 Place Type as per Map 1 of the London Plan 1.5

8 URBAN DESIGN BRIEF 32, 36 & 40 York Street, London ON July 18, Site Spatial Analysis (400 metres) Within 400m of the site there are several opportunities to walk to commercial uses including restaurants, personal service shops, grocery stores, parks and open spaces. Budweiser Gardens, Covent Garden Market, London Regional Art Gallery, Historical Museum, Fork of the Thames, and other London attractions are located within walking distance. The Fork of the Thames River is located less than 250 metres from the subject site, and the Canadian National Railway traverses east-west south of York Street, within 100 metres of the property frontage. The Greyhound Bus Station and VIA Rail Station are southeast of the site on York Street. The subject site is well connected to existing transit and active transportation networks along all adjacent streets. Numerous parks are located along the Thames River, within a short walk from the site, including Riverside Park, Mitchell A. Baran Park, River Forks Park, Horton Park, York Park, Thames Park, Water Park, Labatt s Park, Harris Park, Peace Gardens, and Ivey Park. These public spaces provide washroom facilities, play structures, community gardens, benches, pavilions, active trails, and a variety of passive and active recreation opportunities. Figure 6 Spatial analysis within 400m of the subject site 1.6

9 URBAN DESIGN BRIEF 32, 36 & 40 York Street, London ON July 18, Site Spatial Analysis (800 metres) The broader community context within 800m of the subject lands is similar to the use of lands within the 400m radius in that it contains a wide range of land uses. The 800 m radius extends east into the core of the downtown, to Dundas and Richmond Street, south to the heart of Wortley Village, and west past Wharncliffe Road. Figure 7 Spatial analysis within 800m of the subject site 1.7

10 URBAN DESIGN BRIEF 32, 36 & 40 York Street, London ON July 18, DESIGN PRINCIPLES & DESIGN RESPONSES 2.1 PROJECT GOALS AND OBJECTIVES The goals and objectives of the proposed development include establishing an overall site design that respects the urban design principles for this area by: Providing a residential development that, through the combination of its massing, orientation, pedestrian and vehicular entrances, and material selection, will blend well with existing features and align with the vision for the community; Designing an enhanced landscape plan that complements the buildings and provides an attractive interface between the property and the public realm; Maximizing the available capacity within existing infrastructure; Implementing a land use that is consistent with the London Plan policies. Reflecting the historic urban fabric of smaller lots. 2.2 DESIGN RESPONSE TO CITY DOCUMENTS City of London Official Plan The City of London Official Plan currently in effect outlines the City s policies and directions for short term and long terms land use decisions within the city. The subject lands are designated as Downtown on Schedule A Land Use Plan. The proposed development is subject to the following policies within the Official Plan: High and medium density residential development shall be directed to appropriate areas within and adjacent to the Downtown, near the periphery of Regional and Community Shopping Areas, and in selected locations along major roads specifically along transit nodes and corridors and near Open Space designations. (policy 2.4vi) A compact urban form and efficient use of serviced land shall be encouraged. Compact urban form pertains to the development or expansion of the urban area of the City in a manner that avoids a scattered or leap-frog development pattern, maximizes the use of existing services, minimizes the loss of productive agricultural land, is conducive to the provision of public transit and minimizes the need for and cost of new infrastructure. (policy 2.4xvi) The City of London population is projected to reach approximately 419,700 people by 2026 compared to the 385,300 projected by The demographic is anticipated to shift due to aging population along with the natural pace of urban growth suggesting a gradual shift towards higher density housing demands over the next three decades. Medium and high 2.1

11 URBAN DESIGN BRIEF 32, 36 & 40 York Street, London ON July 18, 2017 density housing will account for about 20% of total residential construction in the future. (section 2.5) The forecasted growth in population, housing and employment will be accommodated through the intensification of land use in the existing urban areas involving infill, redevelopment and the conversion of existing buildings. It is estimated that over the planning period 75% of the demand for apartments (high density) will be met on an intensification basis. (policy 2.5.5) Council will consider promoting residential development within the Downtown in the pursuit of Downtown Revitalization Goals. (policy ii) City of London Official Plan Urban Design Policies Section outlines the Urban Design Objectives for the Downtown. With respect to the proposed development, the applicable principles are summarized and discussed below. Additional details regarding site layout, built form, materials and architectural treatment, signage, character and image, massing and articulation, lighting and servicing is provided in Section 3.1. Landscape plans, building elevations, and renders are included in Appendices B, C, and D respectively. Trees: A landscape plan has been prepared that identifies retaining existing trees where feasible (included in Appendix B). Additional trees and plantings will enhance the site. High Design Standards: The façade treatment and building materials used in the proposed development will be of good quality and contemporary, while at the same time be neutral enough to be compatible with facades in the surrounding area. Architectural Continuity: The proposed development promotes intensification at a suitable scale, in an area where intensification already exists. It includes a podium base in harmony with the scale of the buildings of the Downtown HCD. Streetscape: The proposed development will provide an upgraded building façade along York Street, with consistent commercial signage, city standard width sidewalks and landscaping to enhance the streetscape and public realm. Landscaping: A landscape plan has been prepared to include a variety of deciduous and coniferous trees and shrubs as well as perennials and ornamental grasses to enhance the area between the sidewalk and building façade, and screen loading and service areas where appropriate. 2.2

12 URBAN DESIGN BRIEF 32, 36 & 40 York Street, London ON July 18, 2017 Enhances Accessibility Standards: The siting of the building, parking and landscaped areas provide for safety and accessibility for all abilities. Recreational Facilities: The high-density development will include private amenity spaces on rooftop terraces for residents The London Plan The City of London s new Official Plan, The London Plan was approved by the Minister of Municipal Affairs and Housing on December 28, 2016, and portions of the Plan are currently under appeal to the Ontario Municipal Board. The London Plan outlines several Directions in the Our Strategy section to give focus and clear path to lead the City to its vision for Direction #5 is to build a mixed-use compact city by promoting strong and consistent growth, directs high intensity mixed-use development in strategic locations, looks inward and upward, plans for infill and intensification, ensures a mix of housing types and more. Direction #7 is to build strong and attractive neighbourhoods for everyone by promoting active living, healthy housing options and social connectedness and designing complete neighbourhoods meeting the needs of all people, placemaking by promoting design that is safe, diverse, walkable, healthy and connected. The City Structure identifies the subject lands as Downtown Place Type, York Street as a Civic Boulevard. The Downtown Place Type permits the proposed residential apartment use, and a height maximum of 20 storeys, up to 35 storeys, with conformity to the policies of Type 2 bonusing. The City Building Policies supports and encourages intensification which could be achieved by infill development of vacant and underutilized lots, or redevelopment at a higher than existing density on developed lands, as examples. It is a target of this Plan that a minimum of 45% of all new residential development will be achieved within the Built-Area Boundary of the city. The proposed development is supported by the policies of the London Plan and will assist with realizing the City s objectives to promote compact form and build complete neighbourhoods. With regard to design, Section 803 of the Plan requires all Downtown development to be in conformity with London Plan City Design Policies (Section 2.2.2), the Downtown Design Manual (Section 2.2.3), and the Downtown Heritage Conservation District Plan (Section 2.2.4). The Planning policies of Our Move Forward: London s Downtown Plan have been addressed in Section of the Planning Justification Report, submitted as part of the complete application. 2.3

13 URBAN DESIGN BRIEF 32, 36 & 40 York Street, London ON July 18, The London Plan City Design Policies The London Plan outlines several design policies to give direction to help create pedestrian and transit-oriented environments that integrate planning and land use, develop places and spaces that function effectively and safely, and provides a way in which London will establish its unique identity and set itself apart for other cities. The London Plan s City Design Policies, as outlined under City Building Policies, and with respect to the proposed development, are summarized and discussed below. Additional details regarding site layout, built form, materials and architectural treatment, signage, character and image, massing and articulation, lighting and servicing is provided in Section 3.1. CHARACTER The site slopes from the northeast to the southwest with a gradient change of 5.5 metres. The proposed density, massing and siting of the residential land use is appropriate for the site location and terrain. The character of the building will be consistent with the existing cultural heritage elements within the downtown neighbourhood. Material selection and architectural design is harmonious with the distinctive neighbourhood features, and in conformity with the Heritage Impact Statement recommendations and Downtown Heritage Conservation District Guidelines. The siting of the building, parking and landscaped areas provide for safety and accessibility for all abilities. Ivey Park and the Peace Gardens (adjacent to subject site), River Forks Park and the Thames Valley Pathway (within m from the site) provide community gathering spots and recreational opportunities for residents. Ivey Park, the Peace Garden and the Thames Valley Pathway (within m from the site) provide community gathering spots and recreational opportunities for residents. Signage will be provided as per the City s sign by-law, compatible with the architectural style of the building and supportive of the existing character of the surrounding area. STREET NETWORK Active transportation is supported via 1.5 to 2.0-metre-wide sidewalks: o from the main building to the York Street o provides convenient and safe access to ground level commercial/office and residential entrance o encircles the building, providing pedestrian access to the park features on the external portions of the site. Secure bicycle areas are provided on site, and bike pathways/lanes are provided connecting to the downtown and Thames Valley Parkway. Transit stops are located directly adjacent to the site along York Street, and provided along the adjacent street network. 2.4

14 URBAN DESIGN BRIEF 32, 36 & 40 York Street, London ON July 18, 2017 Structured parking is located underground and above grade, and accessed from York Street. Emergency services access may be provided from York Street. The downtown area provides office, commercial, retail, open space, parks, cultural heritage, an assortment of amenities and attractions, all located within a 5-10 minute walk from the site. The proposed 24 storey apartment will provide for variation in housing options, and commercial and office space opportunities within the downtown. STREETSCAPES York Street is classified as a Civic Boulevard (Map 3). The proposed streetscape development will support the planned vision for the parameters for the street character (Table 6, Street Classification Design Features). Signage will be placed for visibility from the public realm and used to introduce the site, demark ingress/egress, and establish sense of place. It will not compromise the safety of pedestrians or motorists by blocking sight lines. Parking will be provided along the street, and onsite parking provided within the building podium. Building consists of varied materials including fine grain brick, monolithic precast concrete, and transparent glazing to provide visual interest and aesthetic streetscape. Electrical, mechanical equipment/meters will be located on the side, rear or atop of the building, located away from the building frontage and entrances. Landscaping will be used to soften the transition between the building and streetscape. Foundation plantings, street trees and sidewalks will be used to define and enhance the pedestrian zone. PUBLIC SPACE On site open space amenity areas are provided on the west side of the building, to be accessed via City standard width sidewalk. These areas will be landscaped with a variety of plantings, including large shade trees, low growing shrubs, and perennials. Park areas are located west of the subject site which are linked to the Thames River and Thames Valley Parkway. These open space features provide passive and active recreation opportunities including community gardens, large grassed areas, picnic spaces, trails, play equipment and a splash pad. SITE LAYOUT Topography slopes down from the northeast to the southwest across the site. Built form will be consistent, and entrances will be well-defined and accessible from York Street. The siting of the proposed building preserves the view of the Thames River and Open Space areas, opposite the site from Ivey Park. The building is proposed to front along York Street (Proposal 2), 5.3 metres from the property limit to establish a sense of enclosure and comfortable pedestrian environment. 2.5

15 URBAN DESIGN BRIEF 32, 36 & 40 York Street, London ON July 18, 2017 The stepped massing ensures that the height of the tower is reduced to a pedestrian friendly scale which does not overwhelm the streetscape. Parking and the garbage storage areas are located in the interior of the building, with minimal negative visual impact from York Street. A direct pedestrian connection is provided from the building main entrance to the sidewalks along York Street. Pedestrian connectivity is provided on-site via a sidewalk around the perimeter of the entire building. BUILDING Designed to reflect the traditional urban form found along York Street. The podium has been broken down in both options by the use of arches and back lit glazing in tones that were traditional to the area. The extended cornice will add shadows to further break down the mass. Colours used within the podium have been extended to the tower to tie the two together. In Proposal 1, the main entrance has been located to the south west fronting Thames Street, combined with the retail and office uses to provide a front to the building. In Proposal 2, the entrance is located proposed to turn the corner between York Street and Thames Street City of London Downtown Design Manual The intent of the London Downtown Design Manual, 2015 (henceforth, Manual ) is to implement policies relevant to the downtown, in combination with the London Plan, Downtown Plan, and Downtown Heritage Conservation District Plan. The Manual is divided into three sections: Streetscape Design, Built Form and Site Design, and Patio Design. Patio design policies are not applicable to the subject site. The summary below discusses how the Manual policies have been addressed and implemented into the proposed development. STREETSCAPE DESIGN York Street is classified as other streets, and as such, a 20m ROW width is required, 3m sidewalk and 15m roadway platform. Although not classified as one of the four listed Park Frontage Streets, the subject site abuts Ivey Park. The site design should therefore reflect and carry-forward the park environment. The landscape plan will include o City standard width concrete sidewalks; o A continuous, well-maintained grassed area; o A row of street trees; o Planting beds adjacent to the building and private areas to distinguish and define the public realm. BUILT FORM AND SITE DESIGN Parking is provided internal to the building Commercial/Office/Retail uses will be provided (Proposal1) 2.6

16 URBAN DESIGN BRIEF 32, 36 & 40 York Street, London ON July 18, 2017 The first three storeys are built as a continuous street wall Building orientation has been selected to maximize park views The building has been designed with a distinctive base/podium, middle, and top. o Podium broken down by the use of arches and backlit glazing in traditional tones, including an extended cornice; o A stepback has been provided to define the middle section. The materials selected are representative of the construction techniques of the past to reflect the traditional character of York Street and neighbouring area Downtown London Heritage Conservation District Plan The City of London adopted the Downtown London Heritage Conservation District (HCD) Plan in 2012, and the area was designated under Part V of the Ontario Heritage Act in The intention of the Downtown London HCD is to protect and conserve the heritage attributes and historic character of the downtown by setting out policies and guidelines for alterations to existing buildings and for new design within the HCD. The goals of the HCD provide a framework for encouraging the retention, conservation and adaptation of existing heritage buildings within the downtown, and influencing new design that is compatible with the heritage character. The HCD Plan provides the following guidelines for new development with respect to façade composition, setback, height and massing: setbacks should be consistent with adjacent buildings entrances should be orientated to the street, with architectural interest to contribute to the streetscape materials should be high quality, such as brick, stone and slate. Stucco should be avoided one storey commercial faces should characterize the building. Two storey commercial faces should be avoided glazing at grade level should be up to 80%, and should average 50% on second levels horizontal rhythm and visual transitions between floors should be articulated, consistent with adjacent buildings significant design features of adjacent buildings should be respected. Blank facades are not permitted designs should be sympathetic to district heritage attributes through massing, rhythm, design features and materials the podium façade should be a minimum of two storeys and no more than 18 metres the visual rhythm of single lots should be maintained by some manner of breaking up the façade where it spans more than one lot 2.7

17 URBAN DESIGN BRIEF 32, 36 & 40 York Street, London ON July 18, 2017 The Downtown HCD recognizes that the downtown is expected to develop and grow and as such the HCD Plan provides design guidelines for buildings and streetscapes within the HCD, including specific guidelines for new construction. The HCD Plan strongly discourages the demolition of heritage properties, though does recognize that demolition may be permitted in cases of fire, structural instability, or occasionally for redevelopment purposes that are in keeping with the City s policies. The proposed development anticipates the removal of two existing properties on York Street. A Heritage Impact Statement (HIS) has been prepared under a separate cover to assess the impacts and identify mitigation measures. The remainder of this section identifies how the proposed design conforms to the guidelines for new construction within the HCD Plan, outside of mitigation measures for heritage properties that may be considered for individual properties. Recommendations from the HIS informed the design of the proposed development with respect to compatibility with the HCD Plan. The proposed development includes a three storey podium base below the tower that reflects the general height of surrounding buildings. The tower is set back from the podium base to allow for a human-scale experience at the pedestrian level. The location of the proposed development is situated near other higher density properties within the downtown HCD. While the HCD Plan recommends against single excessively tall and imposing structures that can alter the pedestrian-focused atmosphere of downtown, within the context of the proposed development there are several buildings between 12 and 25 storeys in height surrounding the site. As such, the form and massing of the proposed development are not inappropriate for the area, given the existing character. The building podium will be set back 5.3m from the street. The HCD plan encourages setbacks to be consistent with neighbouring buildings, however the adjacent property at 24 York Street features a very short setback from the street. The proposed development features a greater setback in order to provide a landscaped environment along the pedestrian realm, which is also encouraged by the HCD Plan. The York Street corridor currently contains varied setbacks. The proposed design also includes extensive glazing on the podium, with patterns of recurring bays and traditional fenestration patterns arranged in a manner that helps to break up the rhythm of the façade and reflect the historic precedent in the downtown of smaller lots within a consistent street wall. The proposed building uses traditional materials on the podium base such as brick that are reflective of the overall HCD character. Landscaping plans prepared for the proposed development conform with recommendations of the HCD Plan for both the commercial Streetscape and residential streetscape character areas as outlined in the plan. Both areas contain reinstated sidewalks with curbs, grassed lawn/boulevards, trees and foundation plantings that are compatible with the landscape design guidelines in the HCD Plan. The Thames Street frontage in Proposal 1 includes curbs, lawn, foundation plantings, defined entrances, walks, and trees consistent with the design guidelines in the HCD Plan. 2.8

18 URBAN DESIGN BRIEF 32, 36 & 40 York Street, London ON July 18, SWOT ANALYSIS An analysis of the Strengths, Weaknesses, Opportunities and Threats (SWOT) presented by the downtown neighbourhood context and the proposed development can be summarized as follows: Strengths Appropriate location for high density development consistent with the London Plan; Vehicular and pedestrian access from York Street and Thames Street, and easily accessible by emergency vehicles; Within steps of a main transportation corridor; Within walking distance to a variety of commercial, retail, attractions, dining, financial institutions, personal care services, open space/parks, among others; Public transit and bus stops are currently available along York Street. Proximity to the downtown core as a public transit hub allows increased access to virtually every bus route in the city. Weaknesses Variances may be required for lot setbacks to meet Urban Design objectives and provide minimal impacts to existing neighbourhood residents. Demolition within an HCD anticipated. Opportunities Provides an opportunity for a mix of housing types; Provides an opportunity for commercial, retail and/or office space; Provides an opportunity to develop a high density land use in a complimentary plan that will increase residential concentration close to a transportation corridor; Facilitates infill within the urban growth boundary in accordance with London Plan policies; Proposed development will use already constructed infrastructure. Threats There are no perceived threats at this stage of the development. 2.9

19 URBAN DESIGN BRIEF 32, 36 & 40 York Street, London ON July 18, CONCEPTUAL DESIGN The overall design objectives for the subject lands are: I. Create a development that is sympathetic to the land uses in the downtown area. II. III. IV. Create a development that will adhere to a high standard of urban design and architectural principles, and complement the surrounding downtown neighbourhood. Provide well-connected landscape treatment and employ appropriate landscape and architectural design principles to enhance the shared public streetscape. To reflect the historic urban fabric of York Street and neighbouring areas. The goals outlined above have been achieved throughout the conceptual design process by considering building scale and placement, transit routes and orientation, thoughtful layout of site elements, inclusion of landscape features, and consideration and support of the public realm. The proposed building will be an infill redevelopment of three-four existing lots. The 24 storey building will be stepped back from the podium base established at the property line, providing a comfortable pedestrian streetscape. The site is accessible from Thames Street to the commercial, office and residential (Proposal 1), residential main entrances (Proposal 2) and from York Street to the underground/above ground parking (both proposals). The site has elements which are consistent with Downtown policies of the London Plan. The design of the building will be enhanced to be as compatible as possible with the existing adjacent land uses and other similar structures within the neighbourhood. Full municipal services are available to the site. More information regarding architectural style and aesthetic is described under heading 6.0 Neighbourhood Character Statement & Compatibility Study. 3.1 SITE DESIGN ELEMENTS Specific conceptual design elements are addressed in the table below, and subsequently in images used as precedents throughout the conceptual design of the subject site. Design Element Site Response Site Design The proposed development is consistent with the London Plan Place Type. The site is located off a Civic Boulevard. The site is accessible by all types of transit: bus, car, bicycle, and on foot. 3.1

20 URBAN DESIGN BRIEF 32, 36 & 40 York Street, London ON July 18, 2017 Design Element Site Response Building orientation fronting along York Street with building access provided from both the street and structured parking. Vehicular and pedestrian corridors within the site are designed for efficient circulation, as well as easy ingress and egress. Public safety has been taken into consideration when designing layout and landscape components of the conceptual site plan. Built Form Built form will be stepped to provide a continuous street wall and to ensure the height is reduced to a pedestrian friendly scale. We anticipate the built form will complement circulation within the site, and be appropriately scaled for pedestrians. Building entrances will be well defined and accessible from York Street. Massing and Articulation (Proposal 1) Main entrance located to the south west on Thames Street and combine with retail and office uses to provide a front to the building. (Proposal 2) entrance at south west corner on York Street, and architectural feature turns the corner between York Street and the south west. Shadow studies have been conducted and it is not anticipated that shadows will not significantly impact neighbouring areas (located adjacent to existing towers). Orientation has been designed to maximize park views, and building height is consistent with buildings located to the north and east. Stepped podium with lower residential roof transitions massing and scaling with neighbouring areas. Character and Image Patterns of recurring bays and traditional fenestration patterns arranged in a manner that helps break up the rhythm of the façade and reflect the historic precedent in the downtown of smaller lots within a consistent 3.2

21 URBAN DESIGN BRIEF 32, 36 & 40 York Street, London ON July 18, 2017 Design Element Site Response street wall. Architectural Treatment Varied building materials will be used to provide interest and an aesthetic streetscape and traditional materials such as brick will be used to reflect overall HCD character. Lighting Lighting will be provided where necessary and in accordance with standard guidelines with respect to public safety. Signage Signage will be strategically and considerately placed for visibility from the public realm and used to introduce the site, demark ingress/egress, and establish sense of place. Servicing Infrastructure necessary to service the site is readily available within the adjacent right-ofway. Structured parking will be provided within the podium. Public transit is available along numerous routes within proximity to the property. 3.2 DESIGN PRECEDENTS Anticipated design of the site layout, architectural elements, and landscaping of the proposed development will reflect local precedents from the surrounding community, but will also strive to build on successful elements to create a new design model for future growth in the neighbourhood. Examples of successful design elements can be found in similar neighbourhoods. Some of these elements may serve as inspiration for the proposed site plan. The following images illustrate tower glazing continuing to grade in order to emphasis the entrance location, as well as an illustration of how arches and glazing can break down the podium and provide rhythm to a large podium. 3.3

22 URBAN DESIGN BRIEF 32, 36 & 40 York Street, London ON July 18, 2017 Figure 8 Tower Glazing and Arches as Design Model 3.4

23 URBAN DESIGN BRIEF 32, 36 & 40 York Street, London ON July 18, LANDSCAPING PROPOSAL 1 The York Street and Thames Street building façades will be softened and enhanced with trees, shrubs, perennials and ornamental grasses to create an attractive, 4-season interface between the public sidewalk and the building. Hardscape areas will define the primary building entrances connecting residents directly to the public sidewalk to access nearby amenities, public transit, etc. PROPOSAL 2 The York Street façade will be softened and enhanced with trees, shrubs, perennials and ornamental grasses to create an attractive, four-season interface between the public sidewalk and the building. Hardscape areas will delineate building entries. 5.0 PUBLIC REALM Sidewalks in the public right-of-way will be met by wide pedestrian connections within the site. Intensified landscaping will reinforce public access points to simplify the transition between public and private space as part of both Proposal 1 and 2. Pedestrian access to the building from the public realm will be facilitated by direct corridors. Access will be offered to vehicles off York Street (Proposal 2) and Thames Street (Proposal 1), and bicycle parking provided in proximity to building entrances. Proposed ground level commercial and retail units along the perimeter will front onto Thames Street (Proposal 1), thereby contributing to an enhanced public realm and permitting strategic access into and out of the subject site. The entrance and glazing feature provided at the south west along York Street as part of Proposal 2 along with enhanced landscaping enhances the public realm directly off of the York Street corridor. 5.5

24 URBAN DESIGN BRIEF 32, 36 & 40 York Street, London ON July 18, SUSTAINABILITY Sustainability measures for the proposed development include strategies listed below: Transit-friendly compact development with pedestrian linkages to the downtown core. Installation of low maintenance and drought tolerant plants where feasible. Planting of street trees that will contribute to overall canopy cover. Lighter coloured roofing/siding materials, which reduces cooling costs and urban heat island effect. Low-flow faucets, toilets, and showerheads will be incorporated throughout the units to reduce water consumption. Closed-looped heating and cooling systems. Energy efficient lighting. Recycling and waste management. High efficiency HVAC inside units (individual air handlers with ERV s and unit air conditioner). Individually metered units. Well-constructed building to minimize future maintenance issues. The use of natural light and natural ventilation in the building designs. Utilization of local materials. Site is fully serviced by existing infrastructure. 6.1

25 URBAN DESIGN BRIEF 32, 36 & 40 York Street, London ON July 18, CONCLUSION This proposed landmark development will contribute to the quality and character of the downtown neighbourhood and provide a welcomed transition to the adjacent Thames River Valley park system. The redevelopment and intensification along York Street will provide a high quality, attractive building; assist with mixed use within the community; contribute to a pedestrian-friendly live-work environment with attention to landscaping and streetscape features. As discussed through this report, the development conforms to the London Plan Policies. CLOSING This document has been prepared in collaboration with information provided by various contributors including Architect JP Thornton RIBA, MRAIC, ENV SP, Principal (Kasian Architecture); Landscape Architect, Emily Brown, OALA, CSLA (Stantec); Cultural Heritage Specialist, Lashia Jones, MA, CHAP (Stantec), and Planner, Andrea McCreery, MSc, MCIP, RPP (Stantec). This information is respectfully submitted in support of the proposed multiuse high density development on behalf of The Tricar Group. Sincerely, STANTEC CONSULTING LTD. Chris Hendriksen, P.Eng. Project Manager, Community Development Phone: (519) Chris.Hendriksen@stantec.com A.2

26 URBAN DESIGN BRIEF 32, 36 & 40 York Street, London ON July 18, 2017 SITE PLAN A.1

27 N BRICK BUILDING Stantec Queens Avenue London ON N6A 5J7 Tel LANDSCAPED AREA EXIT SHED Copyright Reserved The Contractor shall verify and be responsible for all dimensions. DO NOT scale the drawing - any errors or omissions shall be reported to Stantec without delay. The Copyrights to all designs and drawings are the property of Stantec. Reproduction or use for any purpose other than that authorized by Stantec is forbidden. Key Plan N THAMES STREET LANDSCAPED AREA r=12.0m COMMERCIAL ENTRANCE MAIN OFFICE ENTRANCE GARAGE ROOF SITE AREA = ha / 1.45 ac THAMES RIVER THAMES STREET KING STREET RIDOUT STREET YORK STREET BATHURST STREET MAIN RESIDENTIAL ENTRANCE 24 STOREY APT BUILDING 245 UNITS UPPER RESIDENTIAL ROOF LOWER RESIDENTIAL ROOF 2 STOREY BRICK BUILDING MUN# Revision By Appd. YY.MM.DD COMMERCIAL ENTRANCE 2 STOREY STUCCO BUILDING MUN# 36 1 STOREY BRICK Issued By Appd. YY.MM.DD 7.5 EXIT LANDSCAPED AREA GARAGE ROOF LANDSCAPED AREA LANDSCAPED AREA File Name: _r-sp-opt1 Permit-Seal RT CH RT Dwn. Chkd. Dsgn. YY.MM.DD 5.3 ENTRANCE TO LOWER GARAGE LEVELS SERVICE DOORS EXITS ENTRANCE TO UPPER GARAGE LEVELS W:\ \design\drawing\planning\model_files\ _R-SP-OPT1.dwg :21 PMby: Turner, Rich Provision DA2/General Provision Proposed Permitted Uses Lot Frontage Minimum (m) All Yard Depths (m) minimum Landscaped Open Space (%) Minimum Lot Coverage Maximum (%) Height Maximum (m) Density - Units per Hectare Maximum ORIGINAL SHEET - ANSI D Apartment Buildings 24 storey residential Yes (Commercial, retail, officeapartment building with and other residential uses. commercial. Please refer to Section 20.2(2) of the Zoning By-law for the complete lost of permitted uses). 3.0 m 0.0 m 5% 95% 90.0 m 350 uph 60.8 m (Thames St) 1.0 m to 24.4 m 24.5% 68.6% 72 m uph Conforms Yes Yes Yes Yes Yes No Amendment to be Requested N/A N/A N/A N/A N/A N/A Yes YORK STREET Client/Project Title THE TRICAR GROUP 32, 36 & 40 YORK STREET London, ON Canada SITE PLAN PROPOSAL 1 Project No Scale Drawing No. Sheet Revision 1 1 of 1 0

28 N BRICK BUILDING Stantec Queens Avenue London ON N6A 5J7 Tel SHED Copyright Reserved The Contractor shall verify and be responsible for all dimensions. DO NOT scale the drawing - any errors or omissions shall be reported to Stantec without delay. The Copyrights to all designs and drawings are the property of Stantec. Reproduction or use for any purpose other than that authorized by Stantec is forbidden. Key Plan N GARAGE ROOF SITE AREA = ha / 1.0 ac THAMES STREET KING STREET THAMES STREET THAMES RIVER RIDOUT STREET YORK STREET BATHURST STREET STOREY APT BUILDING 245 UNITS UPPER RESIDENTIAL ROOF LOWER RESIDENTIAL ROOF 2 STOREY BRICK BUILDING MUN# Revision By Appd. YY.MM.DD PRINCIPAL ENTRANCE BARRIER FREE ENTRANCE FIRE FIGHTER PRINCIPAL ENTRANCE ENTRANCE TO LOWER GARAGE LEVELS 2 STOREY STUCCO BUILDING MUN# 36 GARAGE ROOF SERVICE DOORS EXITS 1 STOREY BRICK LANDSCAPED AREA PROPOSED ROAD WIDENING ENTRANCE TO UPPER GARAGE LEVELS LANDSCAPED AREA Issued By Appd. YY.MM.DD File Name: _r-sp-opt2 Permit-Seal RT CH RT Dwn. Chkd. Dsgn. YY.MM.DD 66.6 W:\ \design\drawing\planning\model_files\ _R-SP-OPT2.dwg :21 PMby: Turner, Rich Provision DA2/General Provision Proposed Permitted Uses Lot Frontage Minimum (m) All Yard Depths (m) minimum Landscaped Open Space (%) Minimum Lot Coverage Maximum (%) Height Maximum (m) Density - Units per Hectare Maximum ORIGINAL SHEET - ANSI D Apartment Buildings 24 storey residential Yes (Commercial, retail, officeapartment building with and other residential uses. commercial. Please refer to Section 20.2(2) of the Zoning By-law for the complete lost of permitted uses). 3.0 m 0.0 m 5% 95% 90.0 m 350 uph 66.6 m (York St) 1.0 m to 5.3 m 11.6% 86.3% 72 m uph Conforms Yes Yes Yes Yes Yes No Amendment to be Requested N/A N/A N/A N/A N/A N/A Yes YORK STREET Client/Project Title THE TRICAR GROUP 32, 36 & 40 YORK STREET London, ON Canada SITE PLAN PROPOSAL 2 Project No Scale Drawing No. Sheet Revision 1 1 of 1 0

29 URBAN DESIGN BRIEF 32, 36 & 40 York Street, London ON July 18, 2017 LANDSCAPE PLAN B.2

30 N 1

31 N 2

32

33 URBAN DESIGN BRIEF 32, 36 & 40 York Street, London ON July 18, 2017 ELEVATIONS C.3

34 R Q P O N M L K J I H G F E D C B A A B C D E F G H I J K L M N O P Q R TOP OF MECH. (317.70) TOP OF MECH. (317.70) UPPER ROOF (314.20) ' - 6" UPPER ROOF (314.20) 24TH FLOOR (311.10) 24TH FLOOR (311.10) 23RD FLOOR (308.00) 23RD FLOOR (308.00) 22ND FLOOR (304.90) 22ND FLOOR (304.90) 21ST FLOOR (301.80) 21ST FLOOR (301.80) 20TH FLOOR (298.70) 20TH FLOOR (298.70) 19TH FLOOR (295.60) 19TH FLOOR (295.60) 18TH FLOOR (292.50) 18TH FLOOR (292.50) 17TH FLOOR (289.40) 17TH FLOOR (289.40) 16TH FLOOR (286.30) 16TH FLOOR (286.30) 15TH FLOOR (283.20) 15TH FLOOR (283.20) 14TH FLOOR (280.10) 14TH FLOOR (280.10) 13TH FLOOR (277.00) 13TH FLOOR (277.00) 12TH FLOOR (273.90) 12TH FLOOR (273.90) 11TH FLOOR ROOF (270.80) 11TH FLOOR ROOF (270.80) 10TH FLOOR (267.70) 10TH FLOOR (267.70) 9TH FLOOR (264.60) 9TH FLOOR (264.60) 8TH FLOOR (261.50) 8TH FLOOR (261.50) 7TH FLOOR (258.40) 7TH FLOOR (258.40) 6TH FLOOR (255.30) 6TH FLOOR (255.30) 5TH FLOOR (252.20) 5TH FLOOR (252.20) 4TH FLOOR (249.10) 4TH FLOOR (249.10) 3RD FLOOR (246.00) 3RD FLOOR (246.00) 2ND FLOOR UPPER PARKING (242.90) 2ND FLOOR UPPER PARKING (242.90) GRADE LEVEL (239.80) GRADE LEVEL (239.80) LEVEL LOWER PARKING 1 (236.50) LOWER PARKING 2 (233.40) ' - 10" LOWER PAR RKING 1 (236.50) LOWER PARKING 2 (233.40) LEVEL 1 0 EAST ELEVATION WEST ELEVATION East West Elevations - Option 1 1: York Street, London, Ontario July 17th, 2017

35 TOP OF MECH. (317.70) TOP OF MECH. (317.70) UPPER ROOF (314.20) ' - 6" UPPER ROOF (314.20) 24TH FLOOR (311.10) 24TH FLOOR (311.10) 23RD FLOOR (308.00) 23RD FLOOR (308.00) 22ND FLOOR (304.90) 22ND FLOOR (304.90) 21ST FLOOR (301.80) 21ST FLOOR (301.80) 20TH FLOOR (298.70) 20TH FLOOR (298.70) 19TH FLOOR (295.60) 19TH FLOOR (295.60) 18TH FLOOR (292.50) 18TH FLOOR (292.50) 17TH FLOOR (289.40) 17TH FLOOR (289.40) 16TH FLOOR (286.30) 16TH FLOOR (286.30) 15TH FLOOR (283.20) 15TH FLOOR (283.20) 14TH FLOOR (280.10) 14TH FLOOR (280.10) 13TH FLOOR (277.00) 13TH FLOOR (277.00) 12TH FLOOR (273.90) 12TH FLOOR (273.90) 11TH FLOOR ROOF (270.80) 11TH FLOOR ROOF (270.80) 10TH FLOOR (267.70) 10TH FLOOR (267.70) 9TH FLOOR (264.60) 9TH FLOOR (264.60) 8TH FLOOR (261.50) 8TH FLOOR (261.50) 7TH FLOOR (258.40) 7TH FLOOR (258.40) 6TH FLOOR (255.30) 6TH FLOOR (255.30) 5TH FLOOR (252.20) 5TH FLOOR (252.20) 4TH FLOOR (249.10) 4TH FLOOR (249.10) 3RD FLOOR (246.00) 3RD FLOOR (246.00) 2ND FLOOR UPPER PARKING (242.90) 2ND FLOOR UPPER PARKING (242.90) GRADE LEVEL (239.80) GRADE LEVEL (239.80) LOWER PARKING 1 (236.50) ' - 10" LOWER PARKING 1 (236.50) LOWER PARKING 2 (233.40) LOWER PARKING 2 (233.40) SOUTH ELEVATION NORTH ELEVATION South North Elevations - Option 1 1: York Street, London, Ontario July 17th, 2017

36 R Q P O N M L K J I H G F E D C B A A UPPER ROOF (314.20) B C D E F G H I J K L M N O P Q R 24TH FLOOR (311.10) UPPER ROOF (314.20) 23RD FLOOR (308.00) 24TH FLOOR (311.10) 22ND FLOOR (304.90) 23RD FLOOR (308.00) 21ST FLOOR (301.80) 22ND FLOOR (304.90) 20TH FLOOR (298.70) 21ST FLOOR (301.80) 19TH FLOOR (295.60) 20TH FLOOR (298.70) 18TH FLOOR (292.50) 2" 19TH FLOOR (295.60) 17TH FLOOR (289.40) 18TH FLOOR (292.50) 16TH FLOOR (286.30) 17TH FLOOR (289.40) 15TH FLOOR (283.20) 16TH FLOOR (286.30) 14TH FLOOR (280.10) 15TH FLOOR (283.20) 13TH FLOOR (277.00) 14TH FLOOR (280.10) TH FLOOR (273.90) 13TH FLOOR (277.00) 11TH FLOOR ROOF (270.80) 12TH FLOOR (273.90) 10TH FLOOR (267.70) 11TH FLOOR ROOF (270.80) 9TH FLOOR (264.60) 10TH FLOOR (267.70) 8TH FLOOR (261.50) 9TH FLOOR (264.60) 7TH FLOOR (258.40) 8TH FLOOR (261.50) 3 6TH FLOOR (255.30) 10' 10 0' - 2" 7TH FLOOR (258.40) 5TH FLOOR (252.20) 6TH FLOOR (255.30) TH FLOOR (249.10) 5TH FLOOR (252.20) 3RD FLOOR (246.00) 4TH FLOOR (249.10) 2ND FLOOR UPPER PARKING (242.90) 3RD FLOOR (246.00) GRADE LEVEL (239.80) 2ND FLOOR UPPER PARKING (242.90) 3300 LOWER PARKING 1 (236.50) 1-10" 10' GRADE LEVEL (239.80) LOWER PARKING 2 (233.40) LOWER PARKING 1 (236.50) LOWER PARKING 2 (233.40) EAST ELEVATION WEST ELEVATION East West Elevations - Option 2 1: York Street, London, Ontario July 17th, 2017

37 UPPER ROOF (314.20) UPPE ER ROOF (314.20) 24TH FLOOR (311.10) 24TH FLOOR (311.10) 23RD FLOOR (308.00) 23RD FLOOR (308.00) 22ND FLOOR (304.90) 22ND FLOOR (304.90) 21ST FLOOR (301.80) 21ST FLOOR (301.80) 20TH FLOOR (298.70) 20TH FLOOR (298.70) 19TH FLOOR (295.60) 19TH FLOOR (295.60) 18TH FLOOR (292.50) 18TH FLOOR (292.50) 17TH FLOOR (289.40) 17TH FLOOR (289.40) 16TH FLOOR (286.30) 16TH FLOOR (286.30) 15TH FLOOR (283.20) 15TH FLOOR (283.20) 14TH FLOOR (280.10) 14TH FLOOR (280.10) 13TH FLOOR (277.00) TH FLOOR (277.00) 12TH FLOOR (273.90) 12TH FLOOR (273.90) 11TH FLOOR ROOF (270.80) 11TH FLOOR ROOF (270.80) 10TH FLOOR (267.70) 10TH FLOOR (267.70) 9TH FLOOR (264.60) 9TH FLOOR (264.60) 8TH FLOOR (261.50) 8TH FLOOR (261.50) 7TH FLOOR (258.40) TH FLOOR (249.10) 6TH FLOOR (255.30) 5TH FLOOR (252.20) 5TH FLOOR (252.20) 10'' - 2" 10 7TH FLOOR (258.40) 6TH FLOOR (255.30) 4TH FLOOR (249.10) 3RD FLOOR (246.00) RD FLOOR (246.00) 2ND FLOOR UPPER PARKING (242.90) 2ND FLOOR UPPER PARKING (242.90) GRADE LEVEL (239.80) LOWE ER PARKING 1 (236.50) ' 10 0' - 10" GRAD DE LEVEL (239.80) LOWER PARKING 1 (236.50) LOWER PARKING 2 (233.40) 14 LOWE ER PARKING 2 (233.40) SOUTH ELEVATION South North Elevations - Option 2 1:250 NORTH ELEVATION 40 York Street, London, Ontario July 17th,

38 URBAN DESIGN BRIEF 32, 36 & 40 York Street, London ON July 18, 2017 FLOOR PLAN D.4

39 A OFFICE EGRESS STAIRS STORAGE B RETAIL C D E F G RETAIL STORAGE H I EGRESS EXIT DN STORAGE STORAGE RAMP DN TO LANDING 5% RESIDENTIAL LOBBY ENTRANCE RESIDENTIAL LOBBY DN ELEV. GARBAGE J STAIRS K UP L RETAIL M N O P Q ELEV. STORAGE STORAGE R OFFICE ENTRANCE OFFICE LOBBY STAIRS RAMP DN TO LOWER PARKING P1 12.5% RAMP DN TO LOWER PARKING P EGRESS EXIT LOWER PARKING ENTRANCE Lower Parking P1 Level - Option 1 1: York Street, London, Ontario July 17th, 2017

40 A B C D E F G ' - 0" ' - 0" H I UP STAIRS UP J ' - 0" ELEV STAIRS ' - 4" K ' - 0" ' - 0" L M N O P Q ELEV R EGRESS EXIT UPPER PARKING ENTRANCE Grade Level - Option 1 1: York Street, London, Ontario July 17th, 2017

41 A GARAGE EXIT B C D E F G STORAGE EXIT H EGRESS EXIT RAMP DN TO LANDING 5% GARBAGE I DN STAIRS J ELEV. UP STAIRS K UP UP L M 6409 N O P Q DN RAMP DN TO LOWER PARKING P1 RAMP DN TO LOWER PARKING P R RESIDENTIAL LOBBY ENTRANCE EGRESS EXIT LOWER PARKING ENTRANCE Lower Parking P1 Level - Option 2 1: York Street, London, Ontario July 17th, 2017

42 A B C D E F G H I UP STAIRS UP ELEV J STAIRS DN K L M N O P Q RAMP UP TO 2ND FLOOR UPPER PARKING R EGRESS EXIT UPPER PARKING ENTRANCE Grade Level - Option 2 1: York Street, London, Ontario July 17th, 2017

43 URBAN DESIGN BRIEF 32, 36 & 40 York Street, London ON July 18, 2017 RENDERINGS E.5

44 Tower View - Option 1 40 York Street, London, Ontario July 17th, 2017

45 Podium View - Option 1 1: York Street, London, Ontario July 17th, 2017

46 PERSPECTIVES OPT 1 40 YORK STREET LONDON, ONTARIO A PROJECT

47 AERIAL VIEWS 40 YORK STREET LONDON, ONTARIO A PROJECT

48 AERIAL VIEW 2 40 YORK STREET LONDON, ONTARIO A PROJECT

49 10:00 11:00 12:00 13:00 14:00 15:00 16:00 17:00 18:00 SPRING/FALL EQUINOX SHADOW STUDY_OPT 1 40 YORK STREET LONDON, ONTARIO A PROJECT

50 10:00 11:00 12:00 13:00 14:00 15:00 16:00 17:00 18:00 SUMMER SOLSTICE SHADOW STUDY_OPT 1 40 YORK STREET LONDON, ONTARIO A PROJECT

51 10:00 11:00 12:00 13:00 14:00 15:00 16:00 17:00 18:00 WINTER SOLSTICE SHADOW STUDY_OPT 1 40 YORK STREET LONDON, ONTARIO A PROJECT

52 Tower View - Option 2 40 York Street, London, Ontario July 17th, 2017

53 Podium View - Option 2 1: York Street, London, Ontario July 17th, 2017

54 PERSPECTIVE OPT 2 40 YORK STREET LONDON, ONTARIO A PROJECT

55 AERIAL VIEWS 40 YORK STREET LONDON, ONTARIO A PROJECT

56 AERIAL VIEWS 2 40 YORK STREET LONDON, ONTARIO A PROJECT

57 10:00 11:00 12:00 13:00 14:00 15:00 16:00 17:00 18:00 SPRING/FALL EQUINOX SHADOW STUDY_OPT 2 40 YORK STREET LONDON, ONTARIO A PROJECT

58 10:00 11:00 12:00 13:00 14:00 15:00 16:00 17:00 18:00 SUMMER SOLSTICE SHADOW STUDY_OPT 2 40 YORK STREET LONDON, ONTARIO A PROJECT

59 10:00 11:00 12:00 13:00 14:00 15:00 16:00 17:00 18:00 WINTER SOLSTICE SHADOW STUDY_OPT 2 40 YORK STREET LONDON, ONTARIO A PROJECT

60 URBAN DESIGN BRIEF 32, 36 & 40 York Street, London ON July 18, 2017 SECTIONS F.6

61 Queens Avenue London ON N6A 5J7 Tel \\CD1217-F01\work_group\01614\active\ \design\drawing\civil\model_files\alignments\ _C-PB.dwg :26 PMby: Lepage, Dan EX. BUILDING FACADE PROPERTY LINE Legend Notes PROPOSED RIVER STONE BUILDING FACADE SOUTH SIDE PROPERTY LINE PODIUM 237 ROLLOVER CURB AND GUTTER 1.8m SIDEWALK PROPOSED ORNAMENTAL TREE ENTRANCE TO LOWER GARAGE LEVELS PROPOSED PLANTING AREA BEYOND BUILDING FACADE NORTH SIDE PODIUM N CENTRELINE OF YORK STREET Client/Project TRICAR DEVELOPMENTS INC. 40 YORK STREET Figure No. Title 1.0 STREETSCAPE SECTION A-A 246 July

62 EXISTING PARKING LOT PROPOSED RIVER STONE Queens Avenue London ON N6A 5J7 Tel \\CD1217-F01\work_group\01614\active\ \design\drawing\civil\model_files\alignments\ _C-PB.dwg :27 PMby: Lepage, Dan Legend Notes PROPERTY LINE BUILDING FACADE NORTH SIDE BUILDING FACADE SOUTH SIDE PODIUM PODIUM N PROPERTY LINE PROPOSED PLANTING AREA BEYOND 1.8m SIDEWALK ROLLOVER CURB AND GUTTER PROPOSED ORNAMENTAL TREE ENTRANCE TO LOWER GARAGE LEVELS Client/Project TRICAR DEVELOPMENTS INC. 40 YORK STREET Figure No. Title 2.0 SECTION B-B CENTRELINE OF YORK STREET July

63 \\CD1217-F01\work_group\01614\active\ \design\drawing\civil\model_files\alignments\ _C-PB.dwg :28 PMby: Lepage, Dan ROLLOVER CURB AND GUTTER PROPERTY LINE 246 PODIUM 1.8m SIDEWALK THAMES STREET Queens Avenue London ON N6A 5J7 Tel Legend Notes Client/Project TRICAR DEVELOPMENTS INC. 40 YORK STREET Figure No. Title 3.0 SECTION C-C PROPOSED TREE BARRIER CURB AND GUTTER NATURAL CONCRETE LANDSCAPED AREA BUILDING FACADE WEST SIDE BUILDING FACADE EAST SIDE PROPERTY LINE PODIUM N RIVER STONE EXISTING PARKING LOT July

64 URBAN DESIGN BRIEF 32, 36 & 40 York Street, London ON July 18, 2017 AMENITY SPACE SUMMARY G.7

65 Memo To: Melissa Campbell, Planner II From: Chris Hendriksen, P. Eng. Stantec Consulting Ltd. Planning Services City of London P.O. Box 5035, 206 Dundas Street, London, ON N6A 4L9 File: 32, 36, and 40 York Street Date: July 5, 2017 Reference: Amenity Space Summary A summary of the amenity space provided in the development proposal at 32, 36, and 40 York Street is provided below: 3 rd Floor Podium Roof: The 3 rd floor podium roof will consist of a green roof on the west and east (40% landscaped, 60% hardscaped) 11 th Floor Roof: The 11 th floor roof will include a green roof (30% landscaped and 70% hardscaped) The 3 rd and 11 th floors will include common amenity rooms that open to the exterior terrace spaces. Additional amenity space may be incorporated into the 1 st floor/lower level within the podium, which may include exercise areas, media room, or a guest suite. If these areas cannot be incorporated into the podium, the 3 rd and 11 th floor common areas would be increased. Chris Hendriksen, P. Eng. Project Manager Phone: (519) Fax: (519) Chris.Hendriksen@stantec.com bh v:\01614\active\ \planning\correspondence\31 planning correspondence\mem_amenity_space_summary.docx

66 URBAN DESIGN BRIEF 32, 36 & 40 York Street, London ON July 18, 2017 BONUS PROVISIONS H.8

67 Memo To: Melissa Campbell, Planner II From: Chris Hendriksen, P. Eng. Stantec Consulting Ltd. Planning Services City of London P.O. Box 5035, 206 Dundas Street, London, ON N6A 4L9 File: 32, 36, and 40 York Street Date: July 5, 2017 Reference: Supplement to the Urban Design Brief for 32, 36, and 40 York Street Bonus Provisions We are requesting density bonusing to permit increased density up to a maximum of 605 units per hectare to be addressed through special provisions, in return for premium services and facilities with regards to the building design and site layout in accordance with Type 2 bonusing. Details on the premium services and facilities are provided in the Table below. Bonusing Provisions Exceptional Site Building and Design Sustainable Forms of Development Details High-quality building design emphasizing a tall building that relates to the surrounding context. Three-storey podium design to create a continuous street wall, and create a pedestrian-friendly scale. Varied building materials will be used to provide interest and an aesthetic streetscape and traditional materials such as brick will be used to reflect overall character of the Downtown Heritage Conservation District. Patterns of recurring bays and traditional fenestration patterns arranged in a manner that helps break up the rhythm of the façade and reflect the historic precedent in the downtown of smaller lots within a consistent street wall. Transit-friendly compact development with pedestrian linkages to the downtown core. Installation of low maintenance and drought tolerant plants where feasible. Planting of street trees that will contribute to overall canopy cover. Lighter coloured roofing/siding materials, which reduces cooling costs and urban heat island effect. Low-flow faucets, toilets, and showerheads will be incorporated throughout the units to reduce water consumption. bh v:\01614\active\ \planning\correspondence\31 planning correspondence\mem_udb_supplement.docx