Urban Design Brief 27 Centre Street London, ON Prepared for: The Escalade Property Corp. Box 37 Lambeth Station London ON N6P 1P9 Prepared by: Stantec Consulting Ltd. 600-171 Queens Avenue London, ON N6A 5J7
Table of Contents 1.0 LAND USE PLANNING CONTEXT...1.1 1.1 INTRODUCTION... 1.1 1.2 SUBJECT LANDS... 1.2 1.3 PROPOSED DEVELOPMENT... 1.4 1.4 SPATIAL ANALYSIS... 1.5 1.4.1 Site Spatial Analysis (400 metres)... 1.6 1.4.2 Site Spatial Analysis (800 metres)... 1.7 2.0 DESIGN PRINCIPLES & DESIGN RESPONSES...2.1 2.1 PROJECT GOALS AND OBJECTIVES... 2.1 2.2 DESIGN RESPONSE TO CITY DOCUMENTS... 2.1 2.2.1 High Density Residential Policies... 2.1 2.2.2 The London Plan, 2016 (adopted by City Council)... 2.2 2.2.3 The London Plan, 2016 City Design Policies... 2.2 2.3 SWOT ANALYSIS... 2.5 3.0 CONCEPTUAL DESIGN...3.1 3.1 SITE DESIGN ELEMENTS... 3.1 3.2 DESIGN PRECEDENTS... 3.5 4.0 LANDSCAPING...4.1 5.0 PUBLIC REALM...5.1 6.0 NEIGHBOURHOOD CHARACTER STATEMENT AND COMPATIBILITY STUDY...6.1 7.0 SUSTAINABILITY...7.1 8.0 CONCLUSION... A.1 9.0 CLOSING...9.1 LIST OF APPENDICES SITE PLAN... A.1 LANDSCAPE PLAN... B.1 ELEVATIONS... C.1 ma v:\01614\active\161413292\design\report\udb\161413292_udb_01mar17.docx i
1.0 LAND USE PLANNING CONTEXT 1.1 INTRODUCTION This Urban Design Brief has been prepared by Stantec Consulting Ltd. on behalf of The Escalade Property Corporation in support of the development proposed at 27 Centre Street, west of Wharncliffe Road South, in London Ontario. The purpose of the Design Brief is to outline the design approach for the proposed Phase 2 high density residential building. The Design Brief has been prepared in accordance with the City of London Urban Design Brief Terms of Reference (January, 2009), the London Plan City Design Policies (2016), and provides clear direction on how the site should be developed. This has been submitted as part of a complete Site Plan application and is intended to be read in conjunction with other background reports. v:\01614\active\161413292\design\report\udb\161413292_udb_01mar17.docx 1.1
1.2 SUBJECT LANDS The subject site is approximately 0.9 ha (2.3 ac) in a rectangular shape with 120 metres of frontage along Centre Street, located approximately 140 metres west of Wharncliffe Road. The site is bound by Centre Street to the north, commercial to the north and east along Wharncliffe Road, and a mix of low, medium, and high density residential west of the property. The lands directly west of the commercial areas along Wharncliffe Road South, surrounding and including the subject lands, are designated multi-family high density residential in the City of London Official Plan, 2006 Consolidation. The site is not located within any conservation authority regulated limits as per Schedule B and C of the Official Plan, and Maps 5 and 6 of the London Plan. Figure 1 Site Location 1.2 v:\01614\active\161413292\design\report\udb\161413292_udb_01mar17.docx
Figure 2 View looking south towards the subject site from Centre Street Figure 3 View looking east along Centre Street. Site is located on the right side of the photo. v:\01614\active\161413292\design\report\udb\161413292_udb_01mar17.docx 1.3
Figure 4 Google Maps satellite view of the subject site and adjacent lands 1.3 PROPOSED DEVELOPMENT The Site Plan Application for the phase one (Building A), 8 storey, 60-unit apartment building was approved in 2013. Phase two (Building B) proposes a similar building footprint on the east portion of the subject site. Building B is comprised of a 77-unit 10 storey building, setback 9 meters from Centre Street, in line with Building A. Phase one and two developments conform to the multifamily high density residential designation of the Official Plan (Consolidation 2006) and with the exiting R9-7/H42 zoning. Buildings A and B will be in close proximity to Centre Street with surface parking internal to the site and accessed off Centre Street. The existing and proposed vegetation, and privacy fencing will visually and physically screen the parking lot from adjacent development. Full municipal services are available to the site. The design of the buildings will be compatible with the existing medium and high density residential properties within the Cove Pond Lakes neighbourhood. A compatibility study is included in Section 6 of this report to highlight efforts to comply with local vernacular. 1.4 v:\01614\active\161413292\design\report\udb\161413292_udb_01mar17.docx
The Escalade Property Corporation is submitting a Site Plan Application for the phase two apartment building, which is complimentary with locational policies within the Official Plan for high density residential. The proposed development conforms to the Official Plan (2006 Consolidation) land use designation and Zoning By-law designation. Existing Proposed Land Use Official Plan Land Use (Consolidated 2006) High Density Residential High Density Residential Zoning Bylaw Designation R9-7 H42 R9-7 H42 1.4 SPATIAL ANALYSIS The subject site is comprised of rectangular parcel located within a concentration of high density residential developments within the urban growth boundary. The lands east of the property along Wharncliffe Road South are existing commercial uses. The existing mixed use community located further west and north of the subject lands includes low and medium density residential, and an open space feature. Figure 5 Land use designations per Schedule A of the Official Plan (2006 Consolidation) v:\01614\active\161413292\design\report\udb\161413292_udb_01mar17.docx 1.5
1.4.1 Site Spatial Analysis (400 metres) Figure 6 Site context within a 400 metre radius Within the 400 m radii, Centre Street provides active frontage, transit connectivity (automobile, cycling and pedestrian), and access to the subject site. Landscaping in the area, opportunities for tree preservation, paths and barriers are discussed in Section 4.0, and identified in Appendix B (Landscape Plan). The community context within 400m of the subject lands is a mix of developed and open space land. There is open space designated land located northwest of the subject site which is linked to a tributary of the Thames River. This open space feature provides a grassed area 1.6 v:\01614\active\161413292\design\report\udb\161413292_udb_01mar17.docx
with public access for recreational use, as well as green vistas for the subject site. Existing developments directly adjacent to the subject lands are designated medium density residential; however, single-detached dwellings exist directly west of the site. Medium density residential land extends west and south approximately 400-500m from the property. East of the site, a neighbourhood commercial and community commercial corridor extends north and south along Wharncliffe Road South. A small block south of the site between Baseline Road and Commissioners Road on the edge of the 400 m radius is designated Office Space. 1.4.2 Site Spatial Analysis (800 metres) Figure 7 Site context within an 800 metre radius The community context within 800m of the subject lands is similar in that it contains a mix of developed residential and commercial land. Medium density residential developments primarily occur west and southwest of the subject site; however, small pockets are also present along the v:\01614\active\161413292\design\report\udb\161413292_udb_01mar17.docx 1.7
south east limit of the 800m radius. High density residential land primarily occurs south of the site along Commissioners Road West, with two small pockets located directly adjacent to the medium density residential lands west and south of the subject site. The neighbourhood commercial land extends north and south along Wharncliffe Road, and the community commercial extends north, between the 400m and 800m boundaries. Transportation hierarchies and neighbourhood activity areas can be seen in the 800 metre radii map above. Transportation is attainable within 200 metres of the subject site, as bus stops are abundant along Wharncliffe Road and Baseline Road. The open space feature connects to a tributary of the Thames which flows north outside of the 800m radius. As previously mentioned, the Thames River parks provide green vistas for the subject site. 1.8 v:\01614\active\161413292\design\report\udb\161413292_udb_01mar17.docx
2.0 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 complement existing features and align with the vision for the community; Locating the building closer to the street to support an urban image for the streetscape; Creating an attractive interface between the building and the street by designing an enhanced landscape that compliments the building and transitions the residential land use to the public realm; Maximizing the available capacity within existing infrastructure or infrastructure planned for construction in the near term; and Implementing a land use that is consistent with the City of London Official Plan policies. 2.2 DESIGN RESPONSE TO CITY DOCUMENTS The design policies relevant to the proposed development are taken from the London Plan City Building Policies. The proposed development conforms to the existing high density residential zoning (R9-7), and as such, will be recognized as Multi-Family High Density Residential under the City of London Official Plan (2006 Consolidation). The policies that are relevant to the proposed development are outlined below. 2.2.1 High Density Residential Policies The Official Plan (2006 Consolidation) establishes the following policies with regard to Multi-family, High Density residential development: i) Support the development of multi-family, high density residential uses at locations which enhance the character and amenity of a residential area, and where arterial streets, public transit, shopping facilities, public open space, and recreation facilities are easily accessible; and where there are adequate municipal services to accommodate the development. ii) iii) Provide opportunities for the development of multi-family, high density residential buildings at locations adjacent to major public open space areas where compatibility with adjacent land uses can be achieved. Promote, in the design of multi-family, high density residential developments, sensitivity to the scale and character of adjacent land uses and to desirable natural features on, or in close proximity to, the site. v:\01614\active\161413292\design\report\udb\161413292_udb_01mar17.docx 2.1
2.2.2 The London Plan, 2016 (adopted by City Council) The Draft Official Plan outlines several Directions in the Our Strategy section to give focus and clear path to lead the City to its vision for 2035. 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 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. 2.2.3 The London Plan, 2016 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 is relatively flat. The building is situated along Centre Street, which will minimize obstruction to the adjacent treed areas north and west of the site. The building has been designed with the intent of ensuring compatibility through building design, massing and providing a sense of place. The siting of the building, parking and landscaped areas provide for safety and accessibility for all abilities. The landscape plan provides for a high aesthetic quality and visual screening to adjacent properties. The coniferous trees and deciduous shade trees proposed along the south and 2.2 v:\01614\active\161413292\design\report\udb\161413292_udb_01mar17.docx
east portion of the property, and a 1.8 metre wood fence will provide privacy to the residents and visually screen the parking lot from adjacent properties. A variety of plant and tree species have been incorporated into the landscape plan, which enhance the pedestrian realm and open space features on the subject site. Additional details are provided in Section 4.0 of this report. STREET NETWORK Active transportation is supported via 1.5 to 2.0-metre-wide sidewalks: o from the main buildings to the future sidewalk on Centre Street, o connects Buildings A and B, o provides safe access to the rear parking lots, and o encircles building A and B, providing pedestrian access to the open space features on the external portions of the site. Secure bicycle areas are provided on site, and transit stops are located within a short walking distance. Parking is located to the rear of the site and accessed from Centre Street. Wharncliffe Road (Urban Corridor) which provides commercial and retail, including restaurants, bank, hair salons, grocery store (at Base Line Road), are located within a short walk from the site (within 350 metres). Emergency services may be provided from Centre Street (access to the building through the main entrance). The proposed 10 storey residential building will provide for a variety of housing options within the neighbourhood. Currently, a mix of low, medium, and high density residential buildings are located within the immediate vicinity of the site. STREETSCAPES Centre Street is classified as a Neighbourhood Street (Map 3). The proposed streetscape development will support the planned vision for the parameters for the street character (Table 6, Street Classification Design Features). Such features include existing on-street parking, future standard sidewalks, street trees, pedestrian scaled lighting, and grass boulevard. 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 is provided at the rear of the site and will be aesthetically screened from the street by the building and landscaping such as low growing shrubs and deciduous shade trees. Building consists of varied materials (precast, painted concrete, shale brick, headers, etc.) to provide visual interest and aesthetic streetscape. Crime Prevention Through Environmental Design features in the proposed site design include eyes on the street to the wide pedestrian pathways and rear parking lot by providing clear sight lines, appropriate lighting and fencing to limit access onto the site from Centre Street. v:\01614\active\161413292\design\report\udb\161413292_udb_01mar17.docx 2.3
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 provide a visual and physical barrier to the adjacent properties for resident privacy. Specifically, pedestrian areas are defined with plantings between Centre Street, onsite sidewalks, and the building frontage; shade trees provided in the open space area east of the buildings and throughout the parking area enhance pedestrian comfort and soften visual impact of the parking lot. PUBLIC SPACE Open space features are provided on the east and west side of the building, to be accessed via a 2.0 m sidewalk. These areas will be landscaped with a variety of plantings, including large shade trees, low growing shrubs, and perennials. The sidewalk encircles the building, providing pedestrian access to the building, adjacent building, Centre Street, parking area, and open space areas. A large open space area is located northwest of the subject site which is linked to a tributary of the Thames River. This open space feature provides a large grassed area with public access for recreational use, as well as green vistas for the subject site. SITE LAYOUT Topography is relatively flat across the site. Built form will be consistent, and entrances will be well-defined and accessible from Centre Street and the parking areas. The siting of the proposed building preserves the view of the treed area opposite the site, and large public open space (Euston Park). The building is proposed to front along Centre Street, 9 metres from the property limit to establish a sense of enclosure and comfortable pedestrian environment. Building B will be aligned closely with Building A to provide for a consistent street wall. Parking and the Garbage Staging Area are located at the rear of the building, with minimal negative visual impact from Centre Street. A direct pedestrian connection is provided from the building main entrance to the future sidewalk along Centre Street. Pedestrian connectivity is provided on-site via a 2-metre sidewalk between Buildings A and B, and around the perimeter of the entire building. BUILDING The proposed 10 storey apartment will provide 77 units, complementing the existing 8 storey (61 unit) Phase 1 building. Small variations between the two apartments in scale, mass and materials will provide visual interest and variation, yet compliment the site as a unified development. The proposed building materials will provide texture and scale, utilize variable materials to break up massing and provide visual interest. The building base provides for an aesthetic human-scale façade, including windows with light-bronzed transparent glass, alternating shale brick and painted concrete horizontally 2.4 v:\01614\active\161413292\design\report\udb\161413292_udb_01mar17.docx
along the first two to three storeys, precast header along the top of the windows, finished with black flashing along the lower ledge. The middle storeys will comprise of two shades of grey painted concrete to provide variation and interest, while maintaining a distinctive difference from the base and top. The finishing treatment along the light grey roof line and tenth storey corners will be complete with black metal cap flashing. The mechanical penthouses will be screened. 2.3 SWOT ANALYSIS An analysis of the Strengths, Weaknesses, Opportunities and Threats (SWOT) presented by the neighbourhood context and the proposed development can be summarized as follows: Strengths: The subject lands are currently zoned for the proposed land use. Designed in accordance with the Official Plan (2006 Consolidation) policies and urban design guidelines. Supports the Official Plan and London Plan objectives to increase compact urban residential housing. Provides for affordable housing units Appropriate location for type and scale of development, adjacent to similar-scaled residential developments and contributing to intensification. Efficiently uses existing infrastructure and land resources in the City. Proximity to Urban Corridor; easily accessible by vehicle, bicycle, and on foot. London transit bus stops are easily accessible from the subject site. Built form defines interface between the site and the public realm, and is oriented and massed to create a pedestrian-friendly accessible living space. Building is sited to maximize open views into open space areas and existing treed areas. Parking is located at the rear of the site to maximize open space and enhance streetscape. Landscape features support the site design intent and mitigate undesirable impacts of development. Close proximity to amenities and services. Weaknesses: There are no perceived weaknesses, as the site is zoned for the proposed use. Opportunities: Opportunity to contribute to a transit-friendly, compact development with pedestrian linkages to the Urban Corridor. Provide an appropriate street presence through the use of accepted urban design principles. Opportunities to utilize sustainable techniques and materials to enhance environmental sustainability and set a precedent for future residential developments. v:\01614\active\161413292\design\report\udb\161413292_udb_01mar17.docx 2.5
Threats: There are no perceived threats at this stage of the development. 2.6 v:\01614\active\161413292\design\report\udb\161413292_udb_01mar17.docx
3.0 CONCEPTUAL DESIGN The overall design objectives for the subject lands are: I. Create a development that is sympathetic to the land uses, both existing and planned, in the neighbourhood and the broader community. II. III. Create a development that will adhere to a high standard of urban design and architectural principles, and complement the vision of the City Building Design Policies of the London Plan for this area by implementing the Urban Design Objectives. Provide well-connected landscape treatment and employ appropriate landscape and architectural design principles to enhance the shared public streetscape. This includes but are not limited to minimal site parking, optimizing open views into the adjacent treed areas and open space features. The goals outlined above have been achieved throughout the conceptual design process by considering building scale and placement, inclusion of landscape features, active transportation, and support of the public realm. 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 Zoning By-law and Official Plan land use designation. The site fronts onto Centre Street, within proximity to Wharncliffe Road, an arterial road. Building orientation maximizes unit views to the adjacent vegetated area and tree retention. Vehicular and pedestrian corridors are designed for efficient ingress and egress, as v:\01614\active\161413292\design\report\udb\161413292_udb_01mar17.docx 3.1
Design Element Site Response well as the circulation of pedestrians through the shared public realm. Public safety has been taken into consideration when designing layout and landscape components of the conceptual site plan. Built Form Built form across the site will be consistent, and appropriately scaled for pedestrians at grade. Building entrances will be well defined and accessible from Centre Street and the rear parking lot. The mechanical penthouse will be setback and will not be visible from at grade. The mechanical penthouse match the upper portion of the building. Massing and Articulation The building will be massed and oriented parallel to Centre Street to create an aesthetic streetscape. The building will be linked to the public realm by hardscape/concrete sidewalks and provide barrier-free access. Character and Image The overall character and anticipated precedent of the subject site will be in keeping with its designated land use, be compatible with the aesthetic of nearby structures, and be considerate of the shared public realm. Architectural Treatment Details, materials, themes, and colours, etc. contributing to architectural treatment of the proposed building complement and synchronize with the overall architectural character of neighbouring buildings, and in 3.2 v:\01614\active\161413292\design\report\udb\161413292_udb_01mar17.docx
Design Element Site Response consideration of the shared public realm and affiliated views. The building base alternates shale brick and painted concrete horizontally along the first two to three storeys, precast header along the top of the windows, finished with black flashing along the lower ledge. The glass balconies will be slightly tinted with a light bronze to provide privacy for the ground level units. The middle will comprise of two shades of grey painted concrete to provide variation and interest, while maintaining a distinctive difference from the base and top. The finishing treatment along the light grey roof line and tenth storey corners will be complete with black metal cap flashing. The mechanical room will match the building, and will be setback from the perimeter of the building, not visible from eye level. The balconies and larger surfaces of glass soften the building mass. The materials of walls and treatments at grade are varied to promote interest at a pedestrian scale. Lighting Lighting will be provided where necessary and in accordance with standard guidelines with respect to public safety. Site lighting will be designed to direct to the ground and not to the sky to avoid light pollution. Signage Signage will be strategically and considerately placed for visibility from the public realm and used to introduce the site, v:\01614\active\161413292\design\report\udb\161413292_udb_01mar17.docx 3.3
Design Element Site Response demark ingress/egress, and establish sense of place. Servicing Infrastructure necessary to service the site is readily available within the adjacent right-ofway. Internal surface parking will be provided. Public transit is available within close proximity to the subject property. 3.4 v:\01614\active\161413292\design\report\udb\161413292_udb_01mar17.docx
3.2 DESIGN PRECEDENTS Anticipated design of the site layout, architectural elements, and landscaping of the proposed development will reflect existing precedents in the surrounding and similar communities, but will also strive to build on successful elements to create a new design model for future growth in the neighbourhood. Figure 7 Precedent site design elements: 1024 Commissioners Road West Villa Park Place employs modern architectural elements that are sympathetic to the streetscape experience, wide pedestrian corridor, varied paving materials and textures, direct pedestrian circulation, and provide a protective medium for plant material including shade trees, and lowmaintenance shrub / perennial beds. v:\01614\active\161413292\design\report\udb\161413292_udb_01mar17.docx 3.5
Figure 8 Precedent architectural and site design elements: 89 Ridout Street The medium density apartment at 89 Ridout Street enhances the building with a corniced roofline, walk-up ground level balconies, contrast building material to stimulate visual interest and a palette of drought-tolerant plant material with year-round attention. A complementary paving pattern provides a visual cue announcing the transition between the public and private realm and contributing to a sense of place. 3.6 v:\01614\active\161413292\design\report\udb\161413292_udb_01mar17.docx
4.0 LANDSCAPING The landscape plan will enhance the subject site in many ways; by providing visual and physical screening, defining pedestrian circulation and connections, enhancing the public realm, and by creating cohesion between Phase 1 and 2 of the development. The coniferous trees and deciduous shade trees proposed along the south and east portion of the property visually screen views to and from adjacent properties. A 1.8 metre wood fence, softened with trees, will provide privacy to the residents and visually and physically screen the parking lot from adjacent properties. Tree and shrub plantings will complement the building design, streetscape, and parking areas, for the use and enjoyment of the residents of the complex. Planting of trees will add canopy cover and aesthetic and will soften views, while maintaining sightlines to promote safety. On the south of the building, a mulched planting bed, including ornamental shrubs, and perennials will provide privacy for ground floor residents and screen views to the parking lot. On the north side of the building, mulched planting beds will screen ground floor patios from Centre Street. Establishing pedestrian walkways around the building and parking lot will provide security by promoting pedestrian use. Pedestrian connections will also be made from these walkways to the City sidewalks at the time the City extends the sidewalk along Centre Street. Planting has been used to highlight the pedestrian connection to the streetscape. Throughout the site, plant material is low maintenance, tolerant of urban conditions and drought, and will provide year-round interest through colour, foliage, flowers, and texture. A variety of plant and tree species have been incorporated into the landscape plan, which enhance the pedestrian realm and open space features on the subject site. Elements repeated from Phase 1 landscaping include deciduous shade trees along streetscape, enhancing pedestrian access from future City sidewalk through shrub and perennial plantings, inclusion of the 1.8m height wood privacy fencing, and coordinated parking lot plantings, all of which combine to enhance the proposed development. 5.0 PUBLIC REALM Pedestrian access to the building from the public realm will be facilitated by direct sidewalk connections to Centre Street and to the adjacent Phase One apartment building. Access will be offered to vehicles from Centre Street, and on-site bicycle storage will be provided for residents. v:\01614\active\161413292\design\report\udb\161413292_udb_01mar17.docx 5.1
6.0 NEIGHBOURHOOD CHARACTER STATEMENT AND COMPATIBILITY STUDY The design of the 27 Centre Street 10 storey building includes a variety of architectural treatments used to express a combination of contemporary and traditional characteristics that help the building contribute positively to its surrounding context. The first two to three stories use shale brick alternating with painted light and dark grey-coloured concrete. The contrast of the building materials will provide an interesting active face that is friendly and well-portioned relative to the street. The precast headers project out along the top of the base-level windows, and large glass provides for an attractive street level interface. The building creates a datum that is consistent with the adjacent apartment to the west, which complements the context by using a variation of building materials to combine contemporary and traditional details. The large glass windows and glass balconies contribute to the contrast of the dark first three storey shale brick and alternating light and dark grey-coloured painted concrete. The colour difference adds depth to the building. The glass will be slightly tinted light bronze to provide more privacy for the residents. With the roof line flashing, projected precast headers, the contrast of colour and large glass variation, the building design draws visual interest into the site. The height of the building conforms to the scale of the existing neighbouring apartment to the west. The combination of contemporary and traditional architectural design results in a building that creates an appealing composition that is both varied and contextual, and aesthetically enhances its surroundings. v:\01614\active\161413292\design\report\udb\161413292_udb_01mar17.docx 6.1
7.0 SUSTAINABILITY Sustainability measures for the proposed development include strategies listed below: Transit-friendly compact development with pedestrian linkages to the village core. Installation of low maintenance and drought tolerant plants where feasible. Planting of street trees that will contribute to overall canopy cover. Landscaped islands in the parking lot will create shade, reducing urban heat island effect. 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. 8.0 CONCLUSION The proposed ten storey apartment building will contribute to the quality and character of the Cove Pond Lakes Community, with the intensification on Centre Street; providing a high quality, attractive building; assisting with the enhancement and variation of residential opportunities contributing to a pedestrian-friendly live-work neighbourhood; and enhancing the pedestrian realm with landscape and streetscape design elements. v:\01614\active\161413292\design\report\udb\161413292_udb_01mar17.docx 8.1
9.0 CLOSING This document has been prepared in collaboration with information provided by various contributors including Project Architect, Patrick David Trottier, and Landscape Architect, Emily Brown, OALA, CSLA. This information is respectfully submitted in support of the proposed 10 storey (77 unit) apartment building on behalf of Escalade Property Corporation. Sincerely, STANTEC CONSULTING LTD. Andrea McCreery, MCIP, RPP Planner 600-171 Queens Avenue London ON N6A 5J7 Phone: 519-675-6651 andrea.mccreery@stantec.com Chris Hendriksen, P.Eng Project Manager 600-171 Queens Avenue London ON N6A 5J7 Phone: (519) 675-6606 chris.hendriksen@stantec.com v:\01614\active\161413292\design\report\udb\161413292_udb_01mar17.docx 9.1
SITE PLAN v:\01614\active\161413292\design\report\udb\161413292_udb_01mar17.docx A.1
N 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. Legend File Name: 13292_R-SP-P2 Concept 3 Permit-Seal AB BB RT 17.02.14 Dwn Chkd. Dsgn. YY.MM.DD Client/Project ESCALADE PROPERTY CORP. 27 CENTRE STREET Title London, ON Canada PHASE TWO CONCEPTUAL SITE PLAN 3 ORIGINAL SHEET - ANSI D Project No. Scale 161413292 1:250 Drawing No. Sheet Revision 1 1 1 1
LANDSCAPE PLAN v:\01614\active\161413292\design\report\udb\161413292_udb_01mar17.docx B.1
ELEVATIONS v:\01614\active\161413292\design\report\udb\161413292_udb_01mar17.docx C.1