Urban Design Brief Woodland Cemetery Funeral Home The Incorporated Synod of the Diocese of Huron April 15, 2016
Urban Design Brief April 15, 2016 TABLE OF CONTENTS Page No. INTRODUCTION... 1 SECTION 1 LAND USE PLANNING CONCEPT... 1 1.1 Woodland Cemetery... 1 1.2 Subject Lands... 2 1.3 The Proposal... 3 1.4 Design Goals and Objectives... 8 1.5 Design Response to City Documents... 9 1.5.1 Official Plan Urban Design Principles... 9 2.0 SPATIAL ANALYSIS... 12 2.1 Conclusions... 13 3.0 DESIGN PRINCIPLES AND DESIGN RESPONSES... 14 3.1 Concept Design... 14 3.2 Public Realm... 15 4.0 COMPATIBILITY REPORT... 16 4.1 Built Form Elements... 16 4.2 Massing and Articulation... 16 4.3 Architectural Treatment... 16 Zelinka Priamo Ltd. i
INTRODUCTION On behalf of The Incorporated Synod of the Diocese of Huron, Zelinka Priamo Ltd. has prepared this Urban Design Brief to provide design details of a proposed development on the subject lands, as required by a Zoning By-Law Amendment application for the property. SECTION 1 LAND USE PLANNING CONCEPT 1.1 WOODLAND CEMETERY Woodland Cemetery is comprised of a single, irregular shaped parcel with an area of approximately 29 ha (68.2 ac) located on the north side Springbank Drive and east side of Wonderland Road South, but does not have corner frontage (Figure 1). The cemetery lands have a frontage of approximately 490m (1,607ft) along Springbank Drive, and a maximum depth of approximately 550m (1,805ft). Woodland Cemetery includes burial grounds, a mausoleum (located at the southeast corner of the site), a crematorium (located in the northeast portion of the site), an administrative office, and maintenance/equipment storage buildings. Most of the topography of the cemetery lands is rolling, with buildings situated on flat areas. Woodland Cemetery has been identified as Priority 1 in the City of London Inventory of Heritage Resources for several mausoleums on the site. Figure 1 Subject lands and surrounding area Figure 2 Main entrance to Woodland Cemetery Zelinka Priamo Ltd. 1
1.2 SUBJECT LANDS The subject lands, shown in red on Figure 1 and in the oblique photo in Figure 3, consist of approximately 0.93ha (2.3ac) immediately west of the main gates shown in Figure 2. Figure 3 Subject Lands These lands are gently sloping from east to west and contain two structures to be removed; the existing maintenance garage and the former administrative office building. Also present on the subject lands are several large trees, the largest of which are to be retained. Zelinka Priamo Ltd. 2
Figure 4 Subject lands from Springbank Drive, looking north (Google Streetview) 1.3 THE PROPOSAL In July, 2012, the Province of Ontario brought into force the new Funeral, Burial and Crematorium Services Act, 2002 which combined the Cemeteries Act and the Funeral Directors and Establishments Act. This change in Provincial Policy permits cemetery owners to have the option of being licensed to operate funeral establishments directly on cemetery lands. (The cemetery must still obtain municipal zoning approval and building permit before submitting an application for a licence and the consent of the Registrar of Cemeteries.). It is expected that, as a result of this Provincial policy direction, funeral home facilities will become an increasingly common component of cemeteries, particularly in large urban areas. Woodland Cemetery proposes to develop a funeral home on the subject lands, in accordance with recent changes to the Funeral, Burial and Crematorium Services Act, 2002. The funeral home will include a chapel area for funeral services, visitation areas, reception areas, and a morgue/preparation area. It is to be located immediately to the west of the main entrance (Figure 5). The proposed development will require demolition of two existing cemetery buildings: a two-storey brick-clad converted house which previously served as the cemetery administration centre; and a one-storey maintenance garage. It will also require the removal of an existing maintenance yard with maintenance material storage and landscaping equipment. The maintenance garage and yard are to be relocated to a discreet and less visible corner of the cemetery. The administration offices were relocated several years ago to a new building on the east side of the cemetery entrance. Zelinka Priamo Ltd. 3
The proposed site for the funeral home facility and its associated parking and landscaping would occupy only a small portion (about 2.5%) of the cemetery lands and would amount to a net additional lot coverage of approximately 0.5%, providing a new lot coverage of 1%, well within the character of an Open Space area. Figure 5 Proposed site plan The proposed funeral home facility will have a main floor/coverage of approximately 1,690m 2 (18,190ft 2 ) with a partial upper floor of 470m 2 (5,060ft 2 ) and basement of 390m 2 (4,1981ft 2 ), for a total floor area of 2,550m 2 (27,450ft 2 ). The main floor features a chapel, two reception areas, and four visitation rooms. The upper floor will house the administrative offices of the funeral home, while the basement will contain the body preparation area. The main floor layout is shown in Figure 6 and conceptual 3D views are shown in Figures 7-12. Zelinka Priamo Ltd. 4
Figure 6 Main Floor Plan Figure 7 Conceptual rendering Zelinka Priamo Ltd. 5
Figure 8 Conceptual rendering of north and east elevations (looking southwest) Figure 9 Conceptual rendering of north elevation (looking southeast) Figure 10 Conceptual rendering of west elevation (looking east) Zelinka Priamo Ltd. 6
Figure 11 Conceptual rendering of east elevation (looking west) Figure 12 Conceptual rendering of north elevation (looking south) Figure 13 Conceptual rendering of west and south elevations (looking northeast) Zelinka Priamo Ltd. 7
Figure 14 Tree preservation plan showing large trees to be retained 1.4 DESIGN GOALS AND OBJECTIVES Given that the subject lands are located within the park-like setting of Woodland Cemetery, the design goals for the proposed funeral home are as follows: Maximize views of the cemetery from inside the building through extensive glazing, building and room orientation, and high ceilings; Maximize sunlight penetration into the building; Retain many of the existing mature trees, including a 100+ year old black walnut tree to be incorporated into a sunken garden to the northwest of the building; Enhance the proposed parking area with high quality landscaping, including large parking islands with trees; Position the building close to Springbank Drive to provide spatial separation from headstones to the north; and, Make use of the existing entrance with its notable gates and stone masonry pillars. Zelinka Priamo Ltd. 8
1.5 DESIGN RESPONSE TO CITY DOCUMENTS Because of their existing cemetery use, the subject lands are designated Open Space, and fall under the policies of Section 8A.2 of the City of London Official Plan (Figure 15). Figure 15 City of London Official Plan This designation extends to include lands north and west of the subject lands, including Greenway Park and the Thames Valley Parkway. The Open Space designation permits a variety of non-intensive land uses on both public and private lands, including parks, golf courses, and cemeteries. The subject lands are zoned Open Space 3 (OS3) Zone in Zoning By-law Z-1. A Zoning By-Law Amendment is being sought to permit the proposed funeral home through a site-specific, special provision Open Space 3 (OS3-(_)) Zone. 1.5.1 Official Plan Urban Design Principles The City of London Official Plan includes design principles that are to be applied to new developments. Section 11.1.1 lists the design principles that are to be promoted in the preparation of development proposals. The individual principles listed do not always apply to each specific development, and are dependent upon the location and characteristics of the proposal. The design principles relevant to this proposed development and how they are addressed is outlined as follows; Zelinka Priamo Ltd. 9
i) Natural Features While predominantly not natural, Woodland Cemetery is a manicured park-like setting that includes many mature trees, particularly in the southwest, northeast, and southeast. The subject lands are located in one of the most open areas of the site, and include existing development to be replaced. The proposed development is intended to provide views out of the building to the north over lands that slope gently away. Many of the existing larger, mature trees are to be retained and incorporated into the proposed site design. ii) Trees While mostly an open area, several large, mature trees are present in the area proposed to be developed for the funeral home. The site has been designed to incorporate as many trees as possible. Of note, a large black walnut tree is to be the centerpiece of a sunken (lower elevation, retaining the existing grade) garden at the northwest corner of the building. The garden and tree will be visible from inside the building. Additional tree plantings are proposed within the landscaped islands that break up the proposed parking area. These plantings will significantly increase the tree cover for the site over what currently exists. Existing trees along the Springbank Drive frontage are to be retained and enhanced with additional plantings. A Tree Preservation Plan has been prepared (Figure 13) which shows the retention of many trees on the site. iii) Open Views Existing open views north from Springbank Drive are maintained with the proposed development, as the proposed building occupies only a small percentage of the Springbank Drive frontage. The proposed development is designed to take advantage of the park-like setting of Woodland Cemetery to provide views out of the building onto the manicured grounds of the cemetery. iv) High Design Standards The proposed development provides a strong architectural presence that is compatible with surrounding buildings and the park-like setting of Woodland Cemetery. Zelinka Priamo Ltd. 10
v) Architectural Continuity The proposed building maintains a low-rise (2-storey) massing, with a height similar to the surrounding residential buildings to the east, and incorporates architectural features that enhance the natural features in the area. vi) Redevelopment The proposed funeral home requires the removal of two existing buildings and will make more efficient use of land and existing infrastructure. vii) Streetscape The proposed building has been positioned on the subject lands close to Springbank Drive and will include a significant number of tree plantings to screen the building from the road. The objective of this building placement and orientation is to increase privacy for the funeral home, given its sensitive function. viii) Pedestrian Traffic The parking area provides sidewalks and pathways to and from the building. Pedestrians can also use the existing laneways throughout the cemetery for walking. ix) Access to Sunlight Generous amounts of glazing are provided on all building elevations allowing ample sunlight penetration into the building. The funeral home will not cast a shadow onto adjacent lands. x) Landscaping In addition to the large, mature trees that are proposed to be retained, many new trees are proposed, both within the parking area and along the Spingbank Drive frontage, significantly increasing the canopy coverage in this area of the cemetery. A detailed landscape plan will be prepared for Site Plan approval. xi) Building Positioning The funeral home is placed at a minimal setback along Springbank Drive. This position enhances the streetscape and provides a strong street edge. Remaining sections of the the Springbank Drive frontage that are not affected by the proposed development will continue to allow views into Woodland Cemetery. Zelinka Priamo Ltd. 11
xi) Enhances Accessibility Standards The proposed building will be fully accessible and will incorporate the City of London Facility Accessibility and Design Standards. xiii) Parking and Loading All required parking spaces are located proximate to the building in order to facilitate safe and efficient pedestrian movement. The parking area is to be screened from Springbank Drive by enhanced landscaping, including a generous amount of new tree plantings. xix) Waste Management Waste and recycling are to be stored within the proposed building and collected by a private waste management service. xx) Resource Conservation Where practical, the proposed building will make use of appropriate sustainability techniques. 2.0 SPATIAL ANALYSIS Figure 16 shows the subject lands and notable features and land uses within 400m and 800m radii. The two radii represent walking distances of approximately 5 and 10 minutes. The subject lands are located along an arterial road (Springbank Drive), which intersects with another arterial road (Wonderland Road) approximately 375m west of the subject lands. The area is well served by transit. Amenities within 400m include a wide variety of commercial establishments on the south side of Springbank Drive, a public elementary school, as well as restaurants and several medical/dental clinics. The easterly entrance to Springbank park and the westerly entrance to Greenway Park lie within the 400m radius. Land uses within 400m include a mix of low, medium, and high density residential, commercial uses, institutional uses, public parks, and open space. The majority of the 400m radius to the north is made up of the remaining Woodland Cemetery lands. Additional land uses within the 800m radius include the Thames River to the northwest which includes the Thames Valley Parkway (TVP) multi-use trail, the Springbank Gardens Community Gardens, and Greenway Park. Additional commercial amenities Zelinka Priamo Ltd. 12
are present to the east along Springbank Drive. The 800m radius also includes additional schools and religious facilities. A minor viewshed is present along Springbank Drive from approximately the location of the subject lands, looking west, towards Wonderland Road. Figure 16 Spatial Analysis (400m and 800m) 2.1 CONCLUSIONS The proposed development meets the City s Urban Design requirements by providing a well-designed building that incorporates natural heritage elements to integrate into the park-like setting of Woodland Cemetery. The building provides excellent views into the cemetery, which will serve as a backdrop to services conducted inside. The south elevation of the building is to be largely screened from Springbank Drive by landscaping and tree plantings. The scale and massing of the proposed building is compatible with the surrounding area, and will not create adverse impacts on the adjacent residential, Zelinka Priamo Ltd. 13
commercial, and open space uses. The proposal introduces an attractive, aesthetically pleasing building to Woodland Cemetery, providing a positive addition to the lands. 3.0 DESIGN PRINCIPLES AND DESIGN RESPONSES 3.1 CONCEPT DESIGN The proposed development provides for a visually stimulating 2-storey building design, making use of traditional cladding materials and extensive glazing (Figures 17-19). The building as a whole is designed to resemble a church, with a centrally located chapel having a two-storey ceiling and a peaked roof for additional ceiling height. Guests in the reception areas and chapel will be afforded views into the cemetery grounds through large, expansive windows on the north elevation. The intent of this design is to convey the peaceful, natural aspects of the cemetery, such as the landscaped grounds and mature trees, into the building to provide a calm and relaxing atmosphere. The extensive use of vision glass allows for pillar-style walls to be used on the north face of the building. This theme is carried through the east and west elevations, where pillars and vertical elements are used. Horizontal elements consist of cornice lines which denote changes in storeys and the roof line. Figure 17 Proposed north elevation, facing south Zelinka Priamo Ltd. 14
Figure 18 Proposed east and north elevations Figure 19 Proposed north and west elevations, showing retained walnut tree 3.2 PUBLIC REALM The public realm surrounding the subject lands has already been defined by the existing Springbank Drive streetscape, with high density residential buildings on the south side of the street and Woodland Cemetery on the north side. The existing traditional fence on the north side of Springbank Drive is to be retained. In keeping with the character of the cemetery, it is intended that the proposed development be separated from the public realm along Springbank Drive in order to protect the privacy and function of the services conducted inside the funeral home. The south elevation of the building and associated parking areas will be screened from Springbank Drive by of tree plantings. Views into the cemetery will be maintained as the funeral home occupies only small portion (22%) of the Springbank Drive frontage. Zelinka Priamo Ltd. 15
4.0 COMPATIBILITY REPORT 4.1 BUILT FORM ELEMENTS The proposed funeral home has been designed to be integrated with the park-like setting of Woodland Cemetery by incorporating large amounts of vision glass, vertical and horizontal elements, and extensive landscaping. The expansive windows on the building allow for ample sunlight penetration and views into and out of the building and promote a visual association with the cemetery grounds outside. The window frames work in conjunction with other vertical elements in the building to reinforce a horizontal and vertical theme present on each building face. The interior of the building features a two-storey vaulted ceiling in the centrally located chapel. This feature provides a peaked roof which breaks up the predominantly flat roof of the building. Porticos on the north and east elevations provide sheltered building entrances which further enhance the look of the building. Given the predominantly concrete slab construction proximate to the subject lands along Springbank Drive, the proposed funeral home provides a positive addition to the streetscape. 4.2 MASSING AND ARTICULATION The funeral home consists of a medium scale massing and a height of two-storeys, with portions including both peaked and slanted roofs. The building is highly articulated, incorporating decorative cornice lines, eaves, large windows, and porticos. The proposed building has a significantly smaller massing than the adjacent apartment buildings to the south, and provides a transition in massing and scale from the south to the north. The funeral home is much more articulated than the adjacent apartment buildings. It is considered compatible with the existing built context. 4.3 ARCHITECTURAL TREATMENT Architectural features on the proposed funeral home are dominated by vertical and horizontal lines made up of fenestration patterns, cornice lines, and pillars. Introducing these elements to the Springbank Drive streetscape will be a positive addition to the area since these elements are not currently highly visible along Springbank Drive. These elements are compatible with the surrounding built form Zelinka Priamo Ltd. 16