89-97 KING STREET London, ON URBAN DESIGN BRIEF DECEMBER 2016 (REVISED: FEBRUARY 2017)

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1 89-97 KING STREET London, ON URBAN DESIGN BRIEF DECEMBER 2016 (REVISED: FEBRUARY 2017) Prepared by MHBC Planning 630 COLBORNE STREET SUITE 202 LONDON, ON N6B 2V2

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3 Section 1 TABLE OF CONTENTS 1.1 Introduction 1.2 Site Description 1.3 Surrounding Neighbourhood Context 1.4 Design Goals and Objectives 1.5 Design Response to the City of London Documents 1.6 Regional Spatial Analysis 1.7 Site Spatial Analysis Section Conceptual Design Site Design Built Form, Massing and Articulation Architectural Treatment Access and Service Areas Character and Image Lighting and Signage 2.2 Public Realm 2.3 Height Transition 2.4 Sustainability Techniques 2.5 Conclusion Appendices A B C D Preliminary Building Elevations Preliminary Building Sections Ground Floor/Rooftop Plans Shadow Assessment

4 Section INTRODUCTION MHBC has been retained by Market West (London) to assist with an application to amend the City of London Zoning By-Law in order to support a mixed-use development proposal for lands addressed as 89, 93, 95 and 97 King Street. The subject lands are situated on the south side of King Street corridor, approximately 60 m (197 ft) west of Talbot Street. ABA Architects has prepared a design concept in support of this proposal. Generally, the concept plan proposes a 31-storey high rise tower integrating 250 dwelling units, ground and second floor commercial areas, indoor and outdoor amenity space and a multi-level parking area. The purpose of this Urban Design Brief is to illustrate the design approach for the proposed development. This Brief has been prepared according to the City of London Urban Design Brief Terms of Reference (2009) and provides guidance on how the site should be developed. This Brief is intended to be submitted as part of the aforementioned Zoning By-law Amendment (ZBA) application and is intended to be read in conjunction with other supporting documents, including the Heritage Impact Assessment (MHBC, December 2016) and the Planning Justification Report (MHBC, December 2016). 1.2 SITE DESCRIPTION The subject lands (Site) are comprised of four contiguous parcels situated on the south side of King Street (89-97 King Street). The development site has an irregular ( flag ) shape, having approximately 32.2 m (105.7 ft) of frontage along King Street, a maximum depth of approximately 83.4 m (273.6 ft) along the eastern property line and a maximum depth of approximately 45.5 m (149.3 ft) along the western property line. The total area of the development property is approximately 2,157.7 m 2 (23,225.3 ft 2 ). There are currently two commercial buildings on the premises: a two-storey structure located at 89 King Street and a one-storey structure located at 93 King Street. Additionally, 95/97 King Street is currently used as a restaurant patio and an easement exists between 89 and 93 King Street for access to internal areas of the block. The Site is generally flat and does not contain any designated natural areas. The subject lands form part of both the Central London planning area and the City s Downtown as delineated by the City of London Official Plan. The downtown core is generally bounded by Kent Street/Dufferin Street/Princess Avenue to the north, Waterloo and Colborne Streets to the east, the railway corridor to the south and Thames Street/Ridout Street North to the west. 1

5 SITE CONTEXT KING STREET CORRIDOR SUBJECT LANDS 2

6 SUBJECT LANDS PANORAMIC VIEWS View south from King Street View southeast from King Street/Talbot Street intersection View east from adjacent parking lot 3

7 1.3 SURROUNDING NEIGHBOURHOOD CONTEXT The City s downtown core encompasses a diverse mix of intensive land uses (e.g., offices, retail/service commercial enterprises, government activities and recreational, entertainment and cultural facilities, high-rise apartments). The project site is proximate to a variety of these activities including several major civic attractions (e.g., Covent Garden, Budweiser Gardens, The Grand Theatre, Harris Park, Thames Valley Parkway trail system). The Site is also located within convenient walking distance of London Transit Commission (LTC) bus service with stops provided along Dundas Street, Richmond Street, Talbot Street and Ridout Street North. Moreover, in May 2016, City Council endorsed a bus rapid transit (BRT) system which includes routing along Richmond and Dundas Streets in the vicinity of the subject lands. Surrounding land uses are summarized as follows: TO THE NORTH: TO THE EAST: TO THE SOUTH: King Street, Budweiser Gardens ( Golden Jubilee Square, surface parking, arena facility) Downtown (low-rise) commercial forms (e.g., chocolate shop, restaurant; clothing store), Talbot Street Low rise residential/commercial forms, parking areas, York Street TO THE WEST: Parking area with laneway, high density residential tower complex with ground-floor commercial uses ( The Renaissance I and II ), Ridout Street North 4

8 SURROUNDING USES PANORAMIC VIEWS King Street/Talbot Street intersection (north side) : View north from King Street sidewalk (east of Site) Adjacent parking lot, alley and Renaissance apartment complex: View southwest from subject lands at King Street frontage Adjacent parking lot and buildings: View south from subject lands (rear of Site) 5

9 1.4 DESIGN GOALS AND OBJECTIVES The overall goal of this project is to redevelop the Site to create a prominent, intensive high rise form that is contemporary in design, compatible with surrounding land uses and complementary to both the local development context and the larger downtown core. The following objectives have been identified to help achieve the project goal: 1. Integrate a mix of higher density residential units and local commercial uses to collectively support downtown revitalization; 2. Develop a building design that will create a strong visual presence and function as a focal point in the vicinity of King Street/Talbot Street intersection; 3. Create a positive addition to the King Street corridor, by enhancing the visual qualities of the streetscape, further defining the street edge, contributing to the downtown commercial context and having regard for heritage considerations; 4. Provide a development that will be supportive of transit and alternative transportation modes, and will allow residents to walk to nearby commercial uses and public amenities; 5. Incorporate enhanced amenity space for residents including both indoor common areas and outdoor terraces; 6. Develop a vehicular ingress/egress arrangement that minimizes local traffic disruptions and maintains at-grade access to the rear of the property; and 7. Apply the design direction set out in the City s Official Plan and applicable guideline documents, where practical and appropriate. 6

10 1.5 DESIGN RESPONSE TO CITY OF LONDON DOCUMENTS CITY OF LONDON OFFICIAL PLAN The Site is designated Downtown on Schedule A (Land Use) of the Official Plan. Permitted uses in this designation include retail, service, office, institutional, entertainment, cultural, high density residential, transportation, recreational and open space uses. The residential and retail/service commercial uses intended for this site are consistent with the permissions of this designation. As discussed in Section 2.0 of this Brief, Market West (London) is proposing to develop a high-rise apartment on the Site yielding a total residential density of 1,164 units/ha (472 units/ac). This redevelopment plan exceeds the normal residential density permission of the Downtown designation (350 units/ha; 140 units/ac). A bonus permission is therefore necessary to permit the intended residential density in the context of the Downtown designation. Section of the Official Plan states that bonusing for additional density will be considered to support the City's urban design principles and other policies of the Plan. The Planning Justification Report prepared in support of this application provides a detailed assessment of the proposal relative to the Official Plan policy framework and its bonusing permissions. For the purposes of this Brief, the heritage resources policies and urban design principles set out in the Official Plan have particular relevance to the design approach of this project. The following provides an overview of the proposal in the context of these policies and principles. Heritage Resources Policies set out in Chapter 13 of the Official Plan provide a framework to encourage the protection and enhancement of heritage resources; to promote sensitive design; and to guide the designation and maintenance of Heritage Conservation Districts (HCD). The project site is situated within the Downtown Heritage Conservation District. Section of the Official Plan provides an overview of the Downtown HCD. It is noted in this Section that this district encompasses a portion of the Downtown and that this area contains the greatest collection and variety of heritage buildings in the City. Section 3.2 of the Downtown London Heritage Conservation District Plan sets out the physical and social goals/objectives for this Heritage District, including the following which have importance to this proposal: 7

11 Establish the framework for the retention, conservation, and adaptation of the existing stock of significant heritage buildings and spaces within the Downtown District; Influence the renovation or construction of modern era buildings so that it is done with regard to the District and complementary to the character and streetscape. Emphasize the significance of the cultural heritage and its role in defining the sense of place for the Downtown; Increase tourism across the District; Encourage the redevelopment, intensification, and acceptance of the Downtown as the cultural and social focus of the community; The HIA completed in conjunction with this proposal addresses the Official Plan policy framework regarding heritage resources, as well as the principles and guidelines of the Downtown London HCD Plan. With respect to the proposed Site redevelopment, it is generally concluded in the HIA that (1) the removal of the two buildings is supported by the policies of the HCD Plan and that (2) the artist s concepts of the proposed building design also comply with the policies of the HCD Plan in relation to new development. Heritage Considerations In particular, Section of the HIA evaluates Downtown London HCD Plan policies regarding (1) building set back, height and massing and (2) façade composition. Both matters are discussed in the following section of this Brief. a. Setback, Height and Massing The Downtown London HCD Plan provides the following policy regarding setback, height, and massing: Setback, Height and Massing Facades must be a minimum of 2 storeys and no more than the permitted maximum height of 18 metres. The perception of building height from the pedestrian s view on the sidewalk is of the most concern within the HCD. It is desired that the scale and spatial understanding of the Downtown be retained while allowing for new development. Above these heights, it is recommended that buildings be setback from the building line at setback of 2 metres for each two metres of height. Upper floor setbacks are required on buildings that will exceed their neighbouring buildings heights by over one storey. Setback and set -backs are not permitted under 13 meters of building height. New and renovated buildings must maintain and enhance the continuity of the street edge by building out to the front property line. 8

12 New and renovated buildings must build the full extent of the property width fronting the HCD streets. However, double lots must maintain the visual rhythm of single lots by breaking up their facade in some manner. The north elevation podium of the building is proposed at 18 m (59 ft) in height, which is consistent with the policies of the Downtown London HCD Plan. The proposed setbacks meet the intent of the policies of the HCD Plan as it builds out to the front property line and builds the full extent of the consolidated property width fronting the south side of King Street. The setback of the podium from the tower meets the intent of the HCD Plan policies regarding building setbacks. Here, the podium is setback at a distance of 5.8 m (19.0 ft) which demonstrates that these two elements of the design are separate and distinct. The podium is intended to be consistent with the rhythm, scale, and massing of the existing commercial buildings to the east, on the south side of King Street. This separates the pedestrian-level of the development from the tower above. b. Façade Composition The Downtown London HCD Plan provides the following policy regarding facade composition: Façade Composition New and renovated buildings must enhance the character of the street using high quality materials such as brick, stone and slate. Stucco should be avoided as it is not a historically relevant material for the district. Detailing should add visual interest and texture. One storey commercial faces must characterize new and renovated buildings. Storefronts that have a 2-level or greater presence on the street should be avoided Up to 80% glazing is appropriate at-grade; second levels and above should approximate 50% glazing, with not more than 75% glazing and no less than 25% glazing. The horizontal rhythm and visual transitions between floors must be articulated in facade designs. The floor to ceiling height of the ground floor facade must be consistent with the predominant heights of buildings and respect the scale of adjacent buildings. New buildings should respect the significant design features and horizontal rhythm of adjacent buildings. Blank facades are not permitted facing main or side streets (excluding lanes), without exception. 9

13 New and renovated buildings must be designed to be sympathetic to the district heritage attributes, through massing, rhythm of solids and voids, significant design features, and high quality materials. The proposed design of the new mixed-use tower meets the intent of the policies of the Downtown London HCD Plan regarding facade composition. The proposed facade composition employs the use of a variety of materials to enhance the character of the street including concrete, steel and glass. The proposed development does not propose the use of stucco and does not propose a commercial facade above two storeys in height. The proposed glazing percentage is considered appropriate and meets the intent of the HCD Plan. The horizontal rhythm and visual transitions between floors of the proposed facade are articulated with sculptural elements. The floor to ceiling ground height of the facade is complementary to that of the majority of buildings on the east side of King Street towards Talbot Street. The proposed design does not include voids or blank facades, with the exception of the person and vehicular entrances to the building. Urban Design Principles The urban design principles listed within Chapter 11 of the Official Plan are intended to be viewed as guidelines, but are to be contemplated in the preparation and review of development proposals. In our opinion, the following principles set out in Section have relevance to this proposal and have been considered in the project design: iv) Emphasis will be placed on the promotion of a high standard of design for buildings to be constructed in strategic or prominent locations such as within, and at the perimeter of, the Downtown, near the edge of the river valleys, or along the major entryways to the City. v) The massing and conceptual design of new development should provide for continuity and harmony in architectural style with adjacent uses which have a distinctive and attractive visual identity or which are recognized as being of cultural heritage value or interest. viii) ix) In pedestrian traffic areas, new development should include street-oriented features that provide for the enhancement of the pedestrian environment, such as canopies, awnings, landscaped setbacks and sitting areas. The design and positioning of new buildings should have regard for the impact of the proposed development on year-round sunlight conditions on adjacent properties and streets. In reviewing proposed developments, access to sunlight for adjacent properties should be maximized to enhance the potential for energy conservation and the amenity of residential areas and open space areas, such as parkettes and outdoor plazas. 10

14 x) Landscaping should be used to conserve energy and water, enhance the appearance of building setback and yard areas, contribute to the blending of new and existing development and screen parking, loading, garbage and service facilities from adjacent properties and streets. xiii) Parking and loading facilities and driveways should be located and designed to facilitate manoeuvrability on site, between adjacent sites where appropriate, and to reduce the traffic flow disruption resulting from turning movements to and from the property. xvii) The developers of medium or high density residential projects shall be encouraged to provide recreational facilities appropriate to the size of the development and the needs and interests of the intended residents. CITY OF LONDON PLACEMAKING GUIDELINES The City of London Placemaking Guidelines are intended to promote liveable communities, an identifiable character and a sense of place. Notwithstanding that this Guideline is generally intended for large scale greenfield development, a number of goals and themes set out in this document are relevant to redevelopment and intensification plans. The following summarizes the principal (core) Placemaking Guidelines that provided design direction for this project: Core Placemaking Guidelines Site Context and Community Elements Establish key social, pedestrian and public transit connections between new development and the existing fabric of the city. Develop an overall concept plan which clearly identifies the relationship between land uses, built form and natural features of the community. Develop a circulation plan identifying where linkages will be established to support pedestrian, automobile, cycling movements throughout the community. Buildings should be located close to the street and should be architecturally articulated to provide an appropriate level of detail that will visually animate the streetscape. Focal Points, Public Realm and Residential Design Utilize paving and landscaping treatments in the design of visual focal points. Design convenient pedestrian linkages to focal points and public transit. Employ exterior building materials and colours that are stylistically appropriate. Avoid architectural designs that are ubiquitous and non-descript because they do not contribute to a sense of place. 11

15 Where appropriate design for the mutually compatible integration of low, medium and high density residential uses through the effective use of: site planning, building massing and orientation, architectural and landscape design, visual impact analysis. A mix of housing opportunities can accommodate the changing lifestyles of an aging population while allowing neighbours to continue to live in the community. Mix small scale commercial uses with residential areas where mutual viability is possible. Pedestrian Environments Encourage a variety of building forms, architectural styles, public infrastructure, street furniture and lighting. Design pedestrian environments that provide a sense of safety and separation from automobile traffic. Orient buildings, their massing, architectural elements and habitable areas so that they promote an eyes-on-the-street approach to streetscapes and public spaces. Use architectural and landscape design to enhance visually prominent locations. Design buildings and spaces to encourage social interaction. 1.6 REGIONAL SPATIAL ANALYSIS A Regional Analysis was conducted around the Site at a 400 and 800 metre radius as illustrated on the following graphic. The 400 metre radius incorporates a large portion of the City s downtown core and includes a diverse range of land uses (e.g., offices, retail/service commercial enterprises, government activities, recreational, entertainment and cultural facilities, high density residential uses, public open space). Additionally, light industrial uses are situated within this radius south of the railway corridor. Major transit routes along Richmond Street, Oxford Street East and Cheapside Street also fall within this radius. A broader range of land uses are evident within the 800 metre radius including additional downtown development, light industrial areas, schools, parkland and residential neighbourhoods containing low and medium density residential forms. The number of accessible transit routes is also increased within this larger radius. 12

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17 1.7 SITE SPATIAL ANALYSIS A Local Analysis was conducted to understand the Site s relationship with the surrounding uses in the immediate area. The key findings of the analysis are as summarized below: An active frontage zone has been identified along King Street. Appropriate pedestrian walkways, extensive glazing enhanced façade treatments and weather protection will be provided along the frontage to enhance and activate the streetscape; A zone of sensitivity has been identified where the subject lands directly abut other lands designated for residential purposes. Section 2 of this Brief provides details on the design response along this interface; and The Site is well served by transit and is in within convenient walking distance of several LTC transit routes operating along Dundas Street, Richmond Street and Ridout Street North. The site is also located within convenient walking distance of the City s proposed BRT route, which is planned to extend along the Dundas and Richmond Street corridors in the downtown core. 14

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19 Section CONCEPTUAL DESIGN The conceptual design developed for this project is presented on pages 15 and 16 of this Brief. These graphics, and others included in this Brief, illustrate the layout, scale and character of the intended development. Core Design Elements A high-rise apartment accommodating a maximum of 250 dwelling units with a range of unit layouts integrated into the design to meet market demands. The building form would transition (step down) in height from 31 storeys fronting King Street to six (6) storeys at the rear (south) of the property; Ground and second (mezzanine) floor areas collectively providing m 2 (4,695.2 ft 2 ) of gross leasable space for retail/service commercial uses complementary to the main residential use; Enhanced building design, streetscape elements and indoor amenity spaces (e.g., a suspended overhang providing weather protection for the main entrance, an outdoor terrace at the seventh floor, a common room and outdoor terrace at the penthouse level); A multi-level parking area integrating underground, at-grade and deck parking areas, as well as bicycle parking and an internal loading area. Access to the parking garage would be provided at grade from King Street; Main lobby access provided from the King Street entrance and internally via the parking garage; and A 3.0 m (9.8 ft) wide laneway maintaining vehicular/pedestrian access from King Street to the rear of the property Site Design The conceptual site plan, architectural renderings and building elevations presented in this Brief demonstrate that the redevelopment proposal incorporates a series of components which collectively promote a high quality form of urban design. Key elements of the design are summarized below: The proposed apartment building is oriented towards King Street in order to support a pedestrian orientation and to reflect the existing development context. The apartment structure is also positioned to offer residents maximum exposure to light and views, to minimize shadowing effects on adjacent properties and to facilitate visual separation and privacy. High quality materials are intended to fit within the neighbourhood realm yet provide a distinct character; the result being an attractive, modern design that is compatible with, and complements, the local development context. 16

20 17 SITE DEVELOPMENT CONCEPTUAL SITE PLAN

21 SITE DEVELOPMENT CONCEPTUAL RENDERINGS (KING STREET FRONTAGE) ARTIST S CONCEPT ARTIST S CONCEPT 18

22 SITE DEVELOPMENT CONCEPTUAL RENDERINGS (TALBOT STREET FRONTAGE) ARTIST S CONCEPT ARTIST S CONCEPT 19

23 Building height and massing transitions from a higher intensity form along the street frontage facing Budweiser Gardens to a less-intensive form where the Site abuts the rear yards of properties fronting York and Talbot Streets. The apartment building lobby will be directly accessible to pedestrians via walkways from King Street, as well as the underground parking area. Multiple bus routes service the immediate area and provide connectivity throughout the City and to regional transportation facilities (e.g., London International Airport, VIA Rail Station). The building design will also incorporate measures to help facilitate universal accessibility and weather protection. Indoor and outdoor common areas will be provided to enhance the residential amenity of the development. In particular, a large outdoor patio is proposed at the rear of the seventh floor, where the upper floors stepback from the podium, and an indoor common room and outdoor terrace are planned for the penthouse level Built Form, Massing and Articulation The massing, orientation and articulation incorporated into the preliminary concept plan supports a continuous streetscape along King Street that is contemporary in character and designed to create a comfortable and engaging pedestrian environment. This concept plan is also designed to be compatible with, and sensitive to, the existing streetscape and the broader downtown setting. The above-grade component of the building integrates defined podium, middle and top elements as discussed below: Podium Element: The podium encompasses the entire project site and includes the commercial space and at-grade and deck parking. This component incorporates the first six floors of the building and is designed to be: sensitive to, and reflective of, the existing commercial streetscape; sympathetic to nearby heritage buildings; and to effectively screen parking areas from the street. The upper floors are also setback 6.2 m (20.3 ft) from the podium along the street frontage to further define this feature and to help maintain the continuity of the existing street edge. Middle Element. Residential units are massed in a defined middle feature extending from the seventh to 30th floors. This feature includes a core apartment component situated above the deck parking and integrating individual balconies oriented towards King Street, Talbot Street and Ridout Street North. These protruding balconies provide shadowing into and across the building surface. A prominent vertical (box-frame) component is 20

24 21 DEVELOPMENT CONCEPT BUILDING MASSING ILLUSTRATIONS

25 also provided above the parkade entrance/exit and oriented towards King Street. Further, distinctive patterned design elements extend the length of the middle feature along the front portions of the east and west façades. Collectively, the components of the middle element serve to soften the massing of the building while also accentuating its relationship with the King Street streetscape, Budweiser Gardens and the Covent Garden Market. Top Element. The top of the building has been designed to be distinctive and to positively contribute to the downtown skyline. The rooftop element will integrate a large indoor/outdoor amenity area, as well as the mechanical equipment. The architectural renderings presented in this Brief illustrate the proposed building massing, which has been broken up by a series of projections, recessions, window sizes, changes in materials, variations in rooflines and both horizontal and vertical elements. Collectively, these features provide a significant level of visual articulation in keeping with the surrounding mix of architectural residential styles in the area. The proposed design is further illustrated in preliminary building elevations, building sections and ground floor/rooftop plans included as Appendices A, B and C to this brief, respectively. Appendix D to this brief presents the shadow assessment completed for the proposed high-rise form Architectural Treatment The design incorporates a consistent, contemporary façade style for the entire apartment building. Extensive glazing and repetition of lines and windows through horizontal articulations are used on the façades, in order to break up the continuous mass of the apartment structure along the sidewalks of King and Talbot Streets. Enhanced façade treatments will also be employed to effectively screen the at-grade and deck parking and to minimize the impact of the parkade entrance/exit on the streetscape. Further, enabling the ground floor commercial/retail and internal building amenity spaces to be visible from the street extends the public realm into the building Access and Service Areas One point of vehicular access will be provided to the Site providing ingress/ egress from King Street. Parking areas will be provided for residents, visitors and patrons, with secure bicycle parking accommodated in ground floor storage rooms. The ground level of the parking structure also integrates (1) an internal loading area to help minimize traffic disruptions and (2) a laneway to maintain vehicular/pedestrian access to the rear of the property.. 22

26 2.1.5 Character and Image The proposal sets a positive example of a high quality mixed-use intensification project that is sensitive to the character of the surrounding area, is sympathetic to nearby heritage buildings and represents a contemporary response to the site context. Moreover, this project will help to promote neighbourhood stability by diversifying the mix of housing available in the community to better meet the changing needs of local residents over the long term (i.e., to support aging in place opportunities) Lighting and Signage A lighting scheme is being prepared for the proposed development. In general, the lighting plan will ensure illumination of entranceways by way of contemporary elements (e.g., unobstructive ceiling lighting, step illumination). The main entryway on King Street will have appropriate lighting strategically located to delineate the main façade and entry. On-site lighting will be designed at a pedestrian scale and will ensure safe movement at night. Reasonable amounts of outdoor lighting will be used for safety, utility and security. However, glare from exterior luminaries will be reduced and minimized through the use of full cut-off lighting. Signage has not yet been determined. However, the associated lighting will be refined and backlit. 2.2 PUBLIC REALM The proposed development has been designed to integrate with the existing streetscape at the pedestrian level. Most notably, the building podium reinforces the public and private realm along the King Street sidewalk, with large windows and entrance features helping to promote an active street frontage along the north and west façades. The combination of brick, concrete, steel and glass materials incorporated into the north façade also adds a mixture of details to further animate the public realm along the sidewalk. Pedestrian access to the main building entrance and two commercial entrances is provided from the sidewalk paralleling the north façade. A common vestibule provides public access from the main entrance to both the commercial areas and private access to the apartment lobby. The lobby is also accessible from the parking deck. Additionally, an easement is provided through the parking garage to maintain an existing at-grade access from King Street to the rear of the property. 23

27 2.3 HEIGHT TRANSITION The proposed development has been designed at a maximum height of 31 storeys along King Street and facing the Budweiser Gardens and Golden Jubilee Park. Building height is terraced (stepped down) to six storeys to the rear of the parcel, where the Site interfaces with the rear yards of adjacent properties. Additionally, the building podium will be positioned adjacent to King Street to both promote a pedestrian scale of development and enhance the street edge along this arterial road corridor. The upper floors are also setback 5.8 m (19.0 ft) from the podium to further define the podium feature and to help maintain the continuity of the streetscape. 2.4 SUSTAINABILITY TECHNIQUES The proposed development will be designed and built with consideration for suitable sustainability techniques, materials and systems. Residents wishing to seek alternative forms of transportation will have options for walking, biking and transit. These options will be encouraged through provision of future pedestrian connections to the existing sidewalk system and secure bicycle storage on the ground floor of the parking facility. The proposed development will also support existing transit service provided along the Talbot, Dundas and Richmond Street corridors. Landscape plans for common outdoor amenity areas will consider several sustainable design elements, including (1) hard landscape elements and drought resistant landscaping to reduce water consumption and (2) strategic planting of landscaped areas to provide further shading opportunities. The inclusion of architectural features such as awnings/canopies that provide shelter opportunities is also strongly encouraged. Additionally, this intensification project proposes a compact, high-rise apartment building that will use land and services in an efficient manner. In particular, land consumption associated with this proposal is minimized given the height and density of the proposed development relative to less intensive residential and commercial forms. 24

28 DEVELOPMENT CONCEPT HEIGHT TRANSITION ARTIST S CONCEPT ARTIST S CONCEPT ARTIST S CONCEPT The above renderings illustrate how building height terraces from 31 storeys adjacent to King Street to six (6) storeys to the rear of the property. The renderings also illustrate the 5.0 m setback provided from the podium to the upper floors of the building. 25

29 2.5 CONCLUSION The development concept presented in this Urban Design Brief represents an attractive, high-rise apartment form designed to provide a prominent presence within the King Street corridor and to effectively integrate with the existing development context. In the framework of the building design, special attention is paid to architectural elements, amenity features and the engagement of the building with the streetscape. Further, the proposal introduces a range of residential unit types to enhance the mixture of housing types in the downtown and support the existing cluster of retail, service, entertainment, cultural and recreational activities in the vicinity of the subject lands. Collectively, the design elements of the concept plan demonstrate sensitivity to the local development context and adjacent land uses, apply contemporary urban design principles and include measures to minimize potential land use conflicts. This design approach is also in keeping with the policies and design direction set out for downtown redevelopment and intensification in the Official Plan. In light of these considerations, in our opinion the proposed redevelopment plan is appropriate for this location and will contribute positively to the character and built form of the City s downtown core. 26

30 27 ARTIST S CONCEPT

31 89-97 King Street urban design brief London, ON APPENDIX A CONCEPTUAL BUILDING ELEVATIONS

32 NORTH ELEVATION ARTIST S CONCEPT

33 EAST ELEVATION ARTIST S CONCEPT

34 SOUTH ELEVATION ARTIST S CONCEPT

35 WEST ELEVATION ARTIST S CONCEPT

36 MULTI UNIT RESIDENTIAL DEVELOPMENT 91 KING ST CONDOS King St, London, Ontario DESIGN BRIEF 2 MATERIALS 1 Precast Concrete- Colour A Precast Concrete- Colour B Precast Concrete- Colour C 4 Metal Panel Brick Infill Glazing Overhead Door 8 Canopy BUILDING ELEVATIONS SOUTH ELEVATION EAST ELEVATION PROJECT: DATE: SCALE: 1:500 REFERENCE: - PG. 16

37 MULTI UNIT RESIDENTIAL DEVELOPMENT 91 KING ST CONDOS King St, London, Ontario DESIGN BRIEF MATERIALS Precast Concrete- Colour A 2 Precast Concrete- Colour B 3 Precast Concrete- Colour C 4 Metal Panel 5 Brick Infill Glazing Overhead Door 8 Canopy BUILDING ELEVATIONS WEST ELEVATION NORTH ELEVATION PROJECT: DATE: SCALE: 1:500 REFERENCE: - PG. 17

38 89-97 King Street urban design brief London, ON APPENDIX B PRELIMINARY BUILDING SECTIONS

39 THIS DRAWING IS AN INSTRUMENT OF SERVICE & IS THE PROPERTY OF ABA ARCHITECTS INC. & CANNOT BE MODIFIED AND/OR REPRODUCED WITHOUT THE PERMISSION OF ABA ARCHITECTS INC. HISTORIC CENTRELINE OF KING STREET (TYP.) (TYP.) NORTH PROPERTY LINE AMENITY/MECHANICAL RESIDENTIAL LEVELS PARKING LEVELS (ABOVE GRADE) SOUTH PROPERTY LINE EXTENT OF ADJACENT BUILDING IN THE FOREGROUND APPROXIMATE CENTRELINE OF YORK STREET THE CONTRACTOR MUST VERIFY ALL DIMENSIONS ON SITE AND REPORT ANY DISCREPANCIES TO THE ARCHITECT, BEFORE PROCEEDING WITH THE WORK. DRAWINGS ARE NOT TO BE SCALED. No. REVISIONS DATE ## DESCRIPTION OF REVISION YYYY.MM.DD KEY MAP SUBJECT SITE 4850 (TYP.) BUDWISER GARDENS COVENT GARDEN MARKET (BEYOND) KING STREET 3200 (TYP.) PARKING LEVELS (BELOW GRADE) 101 YORK STREET (w VEHICULAR UNDERPASS SUBJECT TO EASEMENT) YORK STREET GREYHOUND BUS STATION 01 SPA.02 NORTH-SOUTH SITE CROSS SECTION 1:500 ISSUED FOR CONSTRUCTION YYYY.MM.DD LAST SAVED BY: Mishaw DATE: December 22, 2016 FILE LOCATION: Z:\2014\ King St Condos\2.0 Site Planning\ SPA Site Plans.dwg APPROXIMATE CENTRELINE OF TALBOT STREET 02 SPA.02 EAST-WEST SITE CROSS SECTION EAST PROPERTY LINE AMENITY/MECHANICAL RESIDENTIAL LEVELS PARKING LEVELS (ABOVE GRADE) 3200 WEST PROPERTY LINE (TYP.) (TYP.) 99 KING STREET SURFACE PARKING LOT 71 KING STREET PARKING LEVELS (BELOW GRADE) 3200 (TYP.) APPROXIMATE CENTRELINE OF RIDOUT STREET NORTH 1:500 PROJECT NAME DRAWING TITLE SCALE BUILDING PERMIT APPLICATION SHEET SIZE 610x914 PROJECT NUMBER ISSUED FOR TENDER SITE PLAN APPLICATION CHRONOLOGY CLIENT KING KING STREET LONDON DRAWING NUMBER YYYY.MM.DD YYYY.MM.DD REZONING APPLICATION :150 SITE CROSS SECTIONS DATE

40 MULTI UNIT RESIDENTIAL DEVELOPMENT 91 KING ST CONDOS King St, London, Ontario DESIGN BRIEF PROPERTY LINE PROPERTY LINE INDOOR AMENITY MEZZANINE COMMERCIAL MECH G KEY PLAN P1 P2 P3 BUILDING SECTION GROSS FLOOR AREA sq.m. / 7,224.7 sq.ft. COMMON SPACE AND CIRCULATION RESIDENTIAL AREA MECHANICAL AREA & PARKING AREA COMMERCIAL AREA PROJECT: DATE: SCALE: 1:750 REFERENCE: - PG. 18

41 89-97 King Street urban design brief London, ON APPENDIX C GROUND FLOOR/ROOFTOP PLANS

42 MULTI UNIT RESIDENTIAL DEVELOPMENT 91 KING ST CONDOS King St, London, Ontario DESIGN BRIEF EXTENT OF SIDEWALK [19' "] [22' "] [20' "] [28' "] [20' "] [23' "] [9'-10"] [21'-4"] [19' "] [19' "] [19' "] [19' "] [20' "] [18' "] EXTENT OF CANOPY ABOVE PROPERTY LINE PROPERTY LINE SECTION KEY [42' "] 6700 [21' "] UP 6% [12' "] UP 15% 6100 [20' "] 600 [1' "] BIKE STORAGE ROOM 5500 [18' "] [6' "] [8' "] BIKE STORAGE ROOM 6100 [20' "] DN 5% 6100 [20' "] 6100 [20' "] LOADING AREA 3000 [9'-10"] [12' "] UP 6% UP 15% UP 6% [12' "] 2375 [7' "] PROPERTY LINE VEST LOBBY [54'-8 1 4"] 7895 [25' "] MAIL ROOM CACF OFFICE GARBAGE ROOM MOVING ROOM 6700 [21' "] COMMERCIAL AREA (279.8 sq.m./ 3,011.7 sq.ft.) 6100 [20' "] 3700 [12' "] DN 15% DN 6% 6895 [22' "] PLANTER PROPERTY LINE [144'-9 1 4"] GROUND FLOOR FLOOR AREA 1,852.9 sq.m. / 19,944.4 sq.ft. VEHICLE PARKING SPACES: 5 BICYCLE PARKING SPACES: 188 COMMON SPACE AND CIRCULATION COMMERCIAL AREA SERVICE ROOMS AREA PROJECT: DATE: SCALE: 1:250 REFERENCE: - PG. 08

43 MULTI UNIT RESIDENTIAL DEVELOPMENT 91 KING ST CONDOS King St, London, Ontario DESIGN BRIEF [19' "] [22' "] [20' "] [28' "] [20' "] [23' "] [9'-10"] [21'-4"] [19' "] [19' "] [19' "] [19' "] [20' "] [18' "] PROPERTY LINE PROPERTY LINE SECTION KEY 6100 [20' "] AMENITY AREA sq.m. (3,610.9 sq.ft.) MECHANICAL sqm. (2,013.6 sq.ft.) 2375 PROPERTY LINE OUTDOOR AMENITY PATIO 6700 [21' "] 7895 [25' "] [7' "] 6700 [21' "] PROPERTY LINE 32nd FLOOR GROSS FLOOR AREA sq.m. / 7,128.9 sq.ft. COMMON SPACE AND CIRCULATION LANDSCAPED AREA MECHANICAL AREA PROJECT: DATE: SCALE: 1:250 REFERENCE: - PG. 14

44 MULTI UNIT RESIDENTIAL DEVELOPMENT 91 KING ST CONDOS King St, London, Ontario DESIGN BRIEF m m m m BALCONY BELOW BALCONY BELOW BALCONY BELOW BALCONY BELOW BALCONY BELOW BALCONY BELOW m m ROOF PLAN PROJECT: DATE: SCALE: 1:250 REFERENCE: - PG. 15

45 89-97 King Street urban design brief London, ON APPENDIX D SHADOW ASSESSMENT

46 March 21: 9:00 am

47 March 21: 12:00 pm

48 March 21: 3:00 pm

49 March 21: 5:00 pm

50 June 21: 9:00 am

51 June 21: 12:00 pm

52 June 21: 3:00 pm

53 June 21: 5:00 pm

54 September 21: 9:00 am

55 September 21: 12:00 pm

56 September 21: 3:00 pm

57 September 21: 5:00 pm

58 December 21: 9:00 am

59 December 21: 12:00 pm

60 December 21: 3:00 pm

61 12

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