Urban Design Brief City of London Treadstone Developments October 31, 2014
Urban Design Brief October 31, 2014 TABLE OF CONTENTS Page No. INTRODUCTION... 1 SECTION 1 LAND USE PLANNING CONCEPT... 1 1.1 The Subject Lands... 1 1.2 The Proposal... 3 1.3 Design Goals and Objectives... 4 1.4 Design Response to City Documents... 5 1.5 Spatial Analysis... 8 1.6 SWOT Analysis... 9 CONCLUSIONS... 10 SECTION 2 DESIGN PRINCIPLES AND DESIGN RESPONSES... 11 1.7 Concept Design... 11 1.8 Public Realm... 11 1.9 Heritage Initiatives... 12 Zelinka Priamo Ltd. i
INTRODUCTION On behalf of Treadstone Developments, Zelinka Priamo Ltd. has submitted an application for Site Plan Approval for two townhouse dwellings adjacent to the existing heritage designated converted dwelling at, north of the intersection with Western Road. As part of that application this Urban Design Brief has been prepared to provide design details of the proposed development. SECTION 1 LAND USE PLANNING CONCEPT 1.1 THE SUBJECT LANDS The subject lands are a single, rectangular shaped parcel with an area of 2,450m 2 (0.605ac), a frontage of 30.8m (101 ft) along the east side of Richmond Street, and a lot depth of 80.6m (264.5 ft). The subject lands lie immediately north of the Richmond Street and Western Road intersection. The lands are accessed from Richmond Street by a 6.78m wide private driveway, which leads into a gravel driveway loop between the street and the existing single detached dwelling. Figure 1 Subject Lands Zelinka Priamo Ltd. 1
Figure 2 Streetview showing front landscaping (Google Streetview July 2013) Lands adjacent to the south of the subject lands are occupied by cluster townhouse dwellings, while lands to the north are occupied by an apartment building (Figures 3-4). Figure 3 Apartment building to north of Subject Lands (1580 Richmond Street) Figure 4 Cluster Townhouse Dwellings to south of Subject Lands (1574 Richmond Street) Zelinka Priamo Ltd. 2
1.2 THE PROPOSAL The proposed development consists of two, 5-unit townhouse buildings to the rear of the existing heritage designated converted dwelling. The 2-unit converted dwelling is to remain in its current position, with the front parking area re-developed to provide parking for the 12 residential units proposed. Landscape treatment along the Richmond Street frontage is to include several largecanopy trees and extensive plantings. This landscape treatment is intended to soften the appearance of the front parking area and rear townhouses and minimize the visual impact of the additional residential density on the lands. The landscape plan has also been designed to maintain the park-like vista as viewed from the street, as recognized as one of the heritage attributes of the site. The proposed landscape plan is shown in Figure 6 at the end of this report. Figure 5 Proposed Development Zelinka Priamo Ltd. 3
Figure 3 Conceptual Rendering (view from Richmond Street)* *Note: Front yard landscaping has not been included in this conceptual rendering to demonstrate the screening effect of the existing building on the proposed townhouse dwellings. Figure 2 shows existing front yard landscaping that will be improved as per the proposed landscape plan. Figure 4 Townhouse Front Elevation Zelinka Priamo Ltd. 4
1.3 DESIGN GOALS AND OBJECTIVES Given that the existing heritage designated converted dwelling is being maintained with the majority of development to the rear of the site, the design goals are primarily related to developing a landscape plan to assist in the following: maintaining an attractive street presence where the existing gravel driveway loop and parking area is to be formalized by hard surface reconstruction and incorporating an interactive landscape area into the design of the new parking area; treat the existing heritage designated dwelling as a primary focal feature; visually integrate the new development into the surrounding environment; maintain the privacy of the adjacent land owners to the north, east and south, as much as possible; screen the reconstructed parking areas from view from the street through improvements to the existing landscaping; and maintain the park-like vista as viewed from the street. 1.4 DESIGN RESPONSE TO CITY DOCUMENTS The subject lands are currently designated Low Density Residential within the City London Official Plan and are located within the Masonville neighbourhood. The design policies relevant to the proposed development are taken from the City of London Official Plan under Section 11.1.1 Urban Design Principles. Given that the existing converted dwelling is proposed to be maintained, and the proposed townhouse buildings will be screened from view, some of the Official Plan policies related to Urban Design are not applicable. These relevant policies are as follows: Urban Design Policies Design Principles (Section 11.1.1): ii) iii) Trees Trees have been retained to the fullest extent possible. Note that the majority of existing trees along the Richmond Street frontage shown in Figure 2 will be retained. Open Views The proposed development does not obstruct any open views from either the subject lands or through the subject lands from adjacent properties. Zelinka Priamo Ltd. 5
iv) High Design Standards The proposed development makes use of a variety of cladding materials and architectural elements to convey a high design standard. Enhanced landscaping along the Richmond Street frontage ensures that the original character and heritage value of the lands is maintained to the fullest extent possible. Views up the driveway will be centered on the heritage dwelling. v) Architectural Continuity Architectural continuity is maintained throughout the vii) viii) ix) area as the proposed townhouse structures are complimentary to the massing, scale, and design of the townhouses to the north and south. The heritage designated converted dwelling is to be maintained as a focal point of views from Richmond Street and Western Road. Streetscape Enhanced landscaping will improve the streetscape along Richmond Street by providing a quality interface with the private realm, screen the proposed reconstructed parking area from view, and allow views into the site focused on the existing heritage dwelling. Pedestrian Traffic Areas Street oriented enhanced landscaping treatments along the Richmond Street frontage will provide an improved pedestrian environment. Access to Sunlight There will be minimal shadow impact on the adjacent single detached dwelling to the east and the adjacent apartment building to the north, given the proposed 11.9m height of the buildings. x) Landscaping As shown on the attached landscape plan, existing areas of xi) landscaping will be improved, and additional landscaping will be incorporated, including: A hard surfaced patio with benches and raised planters between the proposed townhouse dwellings; A reconstructed and formalized parking area featuring new garden beds and concrete curbing; Improved landscaping along the Richmond Street frontage; Hard surfaced pathways leading from the proposed reconstructed parking area, around the existing converted dwelling, to the proposed townhouse dwellings; and Additional plantings throughout the subject lands. Building Positioning The proposed townhouse dwellings are sensitive to the adjacent townhouses to the north and south, and the adjacent single Zelinka Priamo Ltd. 6
xii) xiii) xiv) xviii) xix) xx) xxi) detached dwellings to the east. The proposed buildings have been positioned to maintain privacy, provide outdoor living areas, and minimize exposure to Richmond Street, while retaining the existing heritage dwelling. The proposed arrangement provides for additional density in a manner that is respective of the existing conditions and surrounding uses. Parking and Loading The existing parking area is to be re-constructed with an asphalt surface and concrete curbs, bordered by gardens and hard surface pathways. The parking area is to be located to the front of the subject lands, as vehicular access around the converted dwelling is not possible. The parking area will be screened from view by the enhanced landscaping along Richmond Street. Privacy Privacy is maintained to the fullest extent possible by limiting glazing on sensitive building elevations. No windows are proposed along the easterly elevations to ensure privacy for the rear yards of the adjacent single detached dwellings. Appropriate fencing currently exists along the property lines, and no additional fencing is required. All activity has been directed internal to the site, away from property lines. Outdoor Space New outdoor living areas are provided between the proposed townhouse dwellings in the form of a hard surface patio with benches and planters. Existing outdoor space surrounding the heritage dwelling is to be enhanced through hard surfaced walkways and additional plantings and gardens. Noise Attenuation Building positioning and landscaping features are intended to reduce traffic noise generated from Richmond Street. The existing converted dwelling reduces noise for the proposed townhouse dwellings. Waste Management A Molok deep collection waste system is proposed for the northerly side of the driveway, and is screened from Richmond Street by existing and proposed landscaping. This system reduces the visual impact of waste management on the lands and provides a centrally located waste collection system. Resource Conservation The proposed townhouse dwellings will incorporate energy saving features and recycled materials, wherever possible. Gateways Although the subject lands do not lie at a formal gateway, their position in proximity to the intersection of Western Road and Richmond Zelinka Priamo Ltd. 7
Street make them a noticeable feature. As such, the proposed enhanced landscaping is intended to provide a positive and aesthetically pleasing view from both roads, and allow views into the site to the existing heritage dwelling. Views of the proposed townhouse dwellings will be minimized as sightlines are largely blocked by the existing dwelling, as shown in Figure 2. 1.5 SPATIAL ANALYSIS The subject lands are located along a major arterial corridor (Richmond Street) and are already developed, containing a heritage designated dwelling and detached two-car garage. The garage is to be demolished as part of this application to accommodate the easterly townhouse dwelling. The existing gravel driveway loop and parking area in front of the converted dwelling are to be reconstructed to provide sufficient parking for the proposed development. The majority of existing gardens surrounding the parking area and converted dwelling are to be retained and enhanced. A 3.0m City owned laneway abuts the subject lands along the east property line. Within the 400m area surrounding the subject lands is low density residential uses to the east and west, with medium density residential dwellings to the north and south in the form of a low-rise apartment building and cluster townhouses, respectively. A low rise apartment complex lies further to the north, at the northeast quadrant of Richmond Street and Sunnyside Drive. Further to the north lies Masonville Place which forms a significant portion of the larger regional commercial node, centered at Fanshawe Park Road and Richmond Street. Sidewalks are accessible on both sides of Richmond Street and Western Road, and the north side of Sunnyside Drive. Lands to the south, on the east side of Richmond Street are occupied by additional cluster and stacked townhouses, while the west side of Richmond Street is low density, single detached dwellings. Lands to the east and west are dominated by low density single detached dwellings fronting onto local or secondary collector roads. Lands within the 800m radius continue to be predominately residential uses, with the notable addition of more commercial lands to the north, and the inclusion of Western Research Park and Western University to the south. Zelinka Priamo Ltd. 8
Figure 5 Spatial Analysis (400m and 800m) 1.6 SWOT ANALYSIS An analysis of the strengths weaknesses, opportunities and threats presented by the combination of the neighbourhood context and the proposal can be summarized as: Strengths The proposed development maintains the existing converted dwelling, and with it, the existing built form along Richmond Street. The new townhouse dwellings bring attention to and awareness of the heritage building. Enhanced landscaping will help to buffer and minimize any impacts from the proposed development on the surrounding residents, and improve the Richmond Street interface. Zelinka Priamo Ltd. 9
The existing gravel parking area is to be reconstructed to a hard surface to provide sufficient parking for the additional residential units, while incorporating additional plantings. The visual impact of additional residential units is mitigated through building positioning and landscaping. A 3.0m laneway to the east of the subject lands separates the proposed development from the existing single detached dwellings to the east. Weaknesses Several large trees will be removed to accommodate the proposed townhouses and parking area. Noting however, that the majority of these trees are in poor health. Opportunities The incorporation of the existing heritage designated converted dwelling will promote awareness of other heritage designated buildings in the Masonville area. Threats A failure to establish a sustainable, compatible reuse of the property and existing building, such as that proposed, can lead to uncertainty and transient use of the building, leading to demand for other land uses which may not respect the character of the neighbourhood as well. CONCLUSIONS The proposed development meets the Urban Design requirements by maintaining the existing built form and streetscape along Richmond Street and incorporating a heritage building within the proposed development. All of the existing exterior building features on the heritage designated converted dwelling will be maintained. The proposed townhouse dwellings to the rear of the lands are compatible with and maintain the character of adjacent dwellings. Zelinka Priamo Ltd. 10
SECTION 2 DESIGN PRINCIPLES AND DESIGN RESPONSES 1.7 CONCEPT DESIGN The proposed development will maintain the existing heritage designated dwelling and place two 5-unit townhouse buildings to the rear of the property. The townhouse units will be accessed via hard surface walkways from the reconstructed parking area at the front of the property. Enhanced landscape treatment is proposed for the Richmond Street frontage, existing garden areas, and around the proposed townhouse dwellings. The main site alterations that will be visible from the Richmond Street frontage are the reconstruction of the existing gravel parking area and extensive landscaping along the frontage and parking area. The townhouse buildings will largely be screened from view by vegetation and the existing heritage dwelling. The design of the proposed townhouse dwellings is complimentary to the design, scale, and massing of the adjacent townhouse dwellings to the north and south. A stone veneer base clads the 1 st storey, and alternating brick and high quality siding clad the 2 nd and 3 rd storeys. The brick and siding alternate across the building so as to delineate each unit. The buildings incorporate peaked hip and gable roof lines with dormer windows and decorative louvers. A hard surface patio area is proposed between the townhouse dwellings to provide outdoor amenity space. The patio includes benches, planters, and landscaping. This also provides a common area for residents living in different units. Generous amounts of glazing on the front elevations of the townhouse dwellings ensures constant eyes on the patio area. Additional landscaping along the Richmond Street frontage will help to minimize the visual impacts of the larger parking area. The proposed landscape treatment will assist in maintaining visual focus on the existing heritage building through direct views up the driveway. 1.8 PUBLIC REALM The public realm surrounding the subject lands has already been defined by the existing landscaping, which consist of raised planted areas and large trees. The existing vegetation is thick enough to restrict views into the subject lands. Proposed landscaping Zelinka Priamo Ltd. 11
will allow views into the subject lands but in a manner that screens the reconstructed parking area, thereby placing the focus on the existing heritage building. As such, the proposed landscape plan will enhance the pedestrian experience along Richmond Street. The subject lands are located between existing apartment and townhouse developments, each of which address Richmond Street with large masonry walls. The subject lands provide a respite along the easterly sidewalk of Richmond Street, in that no walls exist and pedestrians are greeted with quality landscaped features, including large canopy trees and flowering shrubs. It is the intent of the proposed landscape plan to enhance the already positive public realm in front of the subject lands. 1.9 HERITAGE INITIATIVES The proposed development retains the existing converted dwelling, which is designated as a heritage building under the Ontario Heritage Act. Of note is the building s Tudor Revival architecture. All existing features on the exterior of the building will be maintained. Zelinka Priamo Ltd. 12
Figure 6 Landscape Plan Zelinka Priamo Ltd. 13