Urban Design Brief - london.ca · On behalf of Yossie Lavie, Zelinka Priamo Ltd. has prepared this...
Transcript of Urban Design Brief - london.ca · On behalf of Yossie Lavie, Zelinka Priamo Ltd. has prepared this...
Urban Design Brief
356 Dundas Street
City of London
Yossi Lavie
April 1, 2015
Urban Design Brief April 1, 2015 356 Dundas Street
Zelinka Priamo Ltd. i
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 ................................................................... 4
1.4.1 Official Plan Urban Design Principles ......................................................... 5
1.4.2 Near Campus Neighbourhoods Area Urban Design Criteria ....................... 7
1.5 Spatial Analysis .................................................................................................. 10
CONCLUSIONS ............................................................................................................ 12
2.0 DESIGN PRINCIPLES AND DESIGN RESPONSES ......................................... 12
2.1 Concept Design .................................................................................................. 12
2.2 Public Realm ...................................................................................................... 14
3.0 COMPATIBILITY REPORT ................................................................................ 15
3.1 Built Form Elements ........................................................................................... 15
3.2 Massing and Articulation ..................................................................................... 16
3.3 Architectural Treatment ...................................................................................... 16
Urban Design Brief April 1, 2015 356 Dundas Street
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INTRODUCTION
On behalf of Yossie Lavie, 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 THE SUBJECT LANDS
The subject lands are comprised of a single, irregularly shaped parcel, located on the
north side of Dundas Street, between Waterloo Street and Colborne Street (Figure 1).
The lands have an area of 1,237m2 (0.31 ac), with a frontage along Dundas Street of
20.19m (66.25ft), and a maximum depth of 65.6m (215.2ft). The lands are currently
vacant and are used for a commercial parking lot (Figure 2)
Figure 1 – Subject Lands
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Figure 2 – View of Subject Lands from Dundas Street
Figure 3 – View of lands on the south side of Dundas Street, across from Subject Lands
Figure 4 – North side of Dundas Street, west of Subject Lands
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1.2 THE PROPOSAL
The subject lands are proposed to be developed for a 6-storey apartment building
containing a total of 69 one-bedroom units at a density of 558 UPH (Figures 5-6). This
development is seeking approval under the federal Investment in Affordable Housing
program in order to offer all of the proposed units for social housing in the Downtown
Area.
The proposed site design shows a “U” shaped building at the streetline with 0.0m side
yard setbacks and a 1.5m rear yard setback. An internal courtyard and rear landscaped
area provides outdoor amenity space for residents of the proposed building.
Access to the proposed building is provided directly to Dundas Street from two separate
entrances. One entrance leads to the main foyer of the building, while the other, more
discrete entrance, provides access to the internal garbage storage area.
The exterior of the building incorporates a variety of materials and colours with multiple
windows into each of the units facing the street. The southeast corner of the building
contains a vertical element different from the remaining building, breaking up the front
façade and articulating the stairwell internal to the building.
Figure 5 – Proposed Development
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Figure 6 – Proposed Main Floor plan
The building is proposed to be 17.5 metres (57.4 ft) in height, similar to the adjacent
building to the east.
Given the economic profile of the residents this development is designed to serve, the
location of the site in the pedestrian Downtown Area, the direct and easy access to
public transit, no accessory parking is proposed to be provided for the apartment
building.
1.3 DESIGN GOALS AND OBJECTIVES
Given that the subject lands are located in the downtown core, adjacent to existing
residential and commercial development, the design goals are related to providing a
visually interesting architectural design and animated street frontage to assist in the
following:
visually integrating the new building into the surrounding environment and
established street frontage; and
enhancing the Dundas Street streetscape.
1.4 DESIGN RESPONSE TO CITY DOCUMENTS
The subject lands are designated “Downtown Area” according to Schedule ‘A’ – Land
Use (Figure 7) and are located within the Near Campus Neighbourhoods Area according
to Figure 3-1 in the City of London Official Plan. Dundas Street is a Primary Collector
road according to Schedule ‘C’ – Transportation Corridors and is a Transit corridor
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according to Figure 18-1 in the City of London Official Plan. The subject lands are zoned
“Downtown Area 2 (h-3*DA2*D350)” in Zoning By-law Z-1. A Zoning By-Law
Amendment application is required to increase the density permitted on the lands to
provide a reduced rear yard setback, and to eliminate the need for required parking.
Figure 7 – City of London Official Plan
1.4.1 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 described in the following;
iv) High Design Standards
The proposed development provides a strong architectural presence that compliments
the surrounding uses. A variety of cladding materials are utilized, and strategic
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architectural elements are included in the building design, including a vertical element on
the southeast corner and decorative cornice lines along the top floor.
v) Architectural Continuity
The proposed building maintains a mid-rise (6-storey) massing, with a similar height as
the adjacent residential building to the east, and incorporates architectural features
present in the area.
vii) Streetscape
The proposed building has been positioned on the subject lands along the established
street line, thereby completing this section of the Dundas Street streetscape. Pedestrian
oriented features, including benches and planters, are proposed to enhance the
pedestrian experience. Large windows are proposed at street level, allowing views into,
and out of, the building.
viii) Pedestrian Traffic
Pedestrian traffic will be enhanced through the strengthening of the street line.
ix) Access to Sunlight
Generous amounts of windows are proposed for the north and south elevations.
Windows on the south elevation are intended to maximize the amount of sunlight
penetration into the building. Windows on the internal courtyard on the westerly elevation
allow sunlight penetration to internal units.
x) Landscaping
Due to the limited potential for landscaped elements on Dundas Street, planters are
proposed close to the building to enhance the pedestrian experience. More extensive
landscaped open space features are provided by a mid-building landscaped courtyard
and a landscaped area in the rear yard. Both areas are accessible and will be provided
with seating areas for the building’s residents.
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xi) Building Positioning
The proposed apartment building is placed along the established street line at the front
lot line. This position enhances the streetscape by providing a strong street edge.
xiii) Parking and Loading
A special zoning provision is being sought to allow for the development of the site with
no accessory parking spaces.
xiv) Privacy
The proposed building has been designed to minimize the loss of privacy for existing
residential developments to the north and east. No windows are proposed for the
easterly elevation, adjacent to the building to the east.
xv) Outdoor Space
The rear yard and internal courtyard will provide landscaped outdoor amenity area for
the building’s residents.
xix) Waste Management
Waste and recycling are to be stored within the proposed building and brought to the
curb at pick-up day.
xx) Resource Conservation
Where practical the proposed building will make use of appropriate sustainability
techniques.
1.4.2 Near Campus Neighbourhoods Area Urban Design Criteria
Section 3.5.19.13 in the City of London Official Plan lists the urban design criteria that
will be applied in the review of all planning applications for new buildings that facilitate
residential intensification in the Near Campus Neighbourhoods Area.
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i) Height
The proposed building is 6-storeys and approximately 18m (59ft) in height, similar to the
adjacent 6-storey building to the east. Other buildings in the area vary from single storey
structures to over 20 storeys. As such, the mid-rise height of the building is compatible
with the heights in the surrounding area.
ii) Roof Slopes and Shapes
The proposed building has a flat roof with decorative cornice lines that are consistent
with the existing roof styles in the neighbourhood.
iii) Scale
The scale of the proposed development is in keeping with the adjacent building to the
east; it is smaller than many of the other high-density residential and hotel buildings in
the vicinity, and modestly larger than the adjacent buildings to the west.
iv) Massing
The proposed building is mid-rise (6 storeys) with a moderate footprint that is compatible
with the massing of the existing downtown neighbourhood. Massing is consistent with
the existing building to the east.
v) Fenestration
Incorporated into the north (rear) and south (front) building elevations are ample-sized
windows that correspond to living rooms and bedrooms. Large, patio door-style windows
are provided for each unit on the south elevation, which include Juliette balconies.
Windows corresponding to the internal staircase in the southeast corner are offset, as to
be between stories. This interrupts the regular fenestration pattern to visually delineate
the function of this portion of the building.
Ground floor fenestration includes two sections of windows that correspond to an
internal common room on the westerly side of the building, and a large window section
around the front entrance. Windows are proposed to be of typical floor-to-ceiling window
construction, and include large transom windows.
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vi) Building Materials
The cladding materials (masonry, brick, and stucco) correspond to the range of materials
found in the neighbourhood. The masonry cladding creates a 1½ storey base that gives
way to predominately brick cladding above, up to the 5th floor where stucco begins.
Masonry continues up the southeast corner of the building to the 6th floor, providing a
visually distinct portion of the building that corresponds to the internal staircase.
The final colour of the cladding materials will be selected based on the range of colours
found in the neighbourhood later in the approval process. Equal attention will be paid to
all elevations in terms of the materials, colours and architectural treatments.
vii) Building Orientation
The proposed building is positioned on the subject lands along the existing street line. All
units are accessed via the main entrance on Dundas Street.
viii) Architectural Style
Although the proposed building does not adhere to a specific architectural style, it does
incorporate several traditional architectural features found in the neighbourhood.
ix) Architectural Features
Architectural features that are provided include decorative cornice lines on the upper
floors, Juliette balconies, large windows on the ground floor, and the vertical masonry
element on the southeast corner of the building.
1.4.3 Downtown Design Guidelines (May 1991)
The Downtown Design Guidelines contain urban design guidelines for the downtown
area to encourage high quality building and public environment design. Many of the
policies contained in this docment have been included in the urban design policies of the
Official Plan. The proposed development is consistent with the Downtown Design
Guidelines (1991) for the following reasons:
The proposed development contributes to the transition in residential density
from west to east in the downtown;
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The proposed height is consistent with recommended heights (14-18m) at the
building line, and matches the height of the building adjacent to the east;
The building is proposed at the established building line;
Large windows are proposed at ground level, with approximately 50% of the front
elevation containing windows;
The proposed new construction is visually distinct from the existing adjacent
structures;
Street furniture, including benches, are proposed for the main entrance area of
the building; and
No loading area is proposed.
1.5 SPATIAL ANALYSIS
Figure 8 shows the subject lands and notable features and land uses within 400m and
800m radii. The two radii represent walking distances of 5 and 10 minutes. The subject
lands are located along a Primary Collector road (Dundas Street), proximate to other
Primary Collector and Arterial Roads. The area is well served by transit, and is well
suited to active transportation.
Amenities within 400m include the YMCA of London, the London Convention Centre,
Campbell Memorial Park, two secondary schools, and a wide variety of commercial
establishments, as well as various restaurants and entertainment establishments.
Land uses within 400m include a mix of medium and high density residential,
commercial uses, institutional and mixed use buildings. Victoria Park lies just outside the
400m radius of the subject lands.
Additional land uses within the 800m radius include commercial/industrial lands along
the CN railway line (including the Via Rail station), and low density residential uses to
the north. The majority of the downtown area is within the 800m radius, including
Richmond Street, Covent Garden Market, St. Peter’s Cathedral Basilica, and Citi Plaza.
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Figure 8 – Spatial Analysis (400m and 800m)
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CONCLUSIONS
The proposed development meets the City’s Urban Design requirements by remaining
consistent with the existing built form and enhancing the streetscape along Dundas
Street. The Dundas Street elevation provides extensive glazing and will make use of the
‘eyes-on-the-street’ approach to public safety. Architectural elements include a masonry
base and masonry vertical element on the southeast corner of the building, as well as a
decorative cornice line at the same height as the adjacent building to the east. The scale
and massing of the proposed building is compatible with the surrounding area, and will
not create undue adverse impacts on the adjacent office and residential uses to the
north. The proposal introduces an attractive, architecturally pleasing building along the
street frontage, with street oriented features to enhance the pedestrian environment.
2.0 DESIGN PRINCIPLES AND DESIGN RESPONSES
2.1 CONCEPT DESIGN
The proposed development provides for a visually stimulating 6-storey building design,
making use of a variety of cladding materials and extensive glazing (Figures 9-11).
The ground floor features large sections of glazing, allowing sunlight penetration into the
building. Pedestrian oriented features, such as benches and planters, will be
incorporated into the public sidewalk environment. This provides an inviting pedestrian
experience in front of the building, and an enhancement to the Dundas Street
streetscape. Furthermore, cladding materials on the main floor consist of decorative
masonry, adding to the visual interest of the streetscape.
Above the first floor, cladding material changes to brick, with masonry continuing up the
southeast corner of the building, visually delineating the internal staircase. Each unit on
the Dundas Street frontage receives a patio door-style window with Juliet balcony, with
an additional large window to a bedroom. Units facing the internal courtyard and rear
landscaped area receive similar window treatments. As the proposed development abuts
an existing 6-storey building to the east, no windows are proposed along the easterly
elevation, preserving privacy for residents in the adjacent building.
Stucco is proposed to begin at the 5th floor, with a decorative cornice line between the 5th
and 6th floors, making the top floor visually distinct from the rest of the building.
Fenestration on the top floor is altered somewhat, removing the Juliet balconies in favour
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of shorter windows to accommodate the cornice line below. A larger cornice line is
provided on the roof of the building, with added dentils. This feature makes the roof line
visually interesting, complimenting the distinct top floor on the adjacent building.
Although the proposed building is visually distinct from the existing two-storey
commercial/residential buildings, the pedestrian friendly streetscape is maintained
throughout the frontage of the proposed building. Pedestrian oriented features such as
benches, planters, and extensive glazing along the main floor façade provide for an
inviting environment.
Figure 9 – Proposed South Elevation, facing Dundas Street
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Figure 10 – Proposed West Elevation
Figure 11 – Proposed North Elevation
2.2 PUBLIC REALM
The public realm surrounding the subject lands has already been defined by the existing
Dundas Street streetscape. The proposed building acts to enhance the existing public
realm given the relationship of the proposed building to the street and the proposed
pedestrian oriented features.
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Pedestrian oriented landscaping in front of the building, consisting of planters, further
enhances the pedestrian experience in front of the building.
3.0 COMPATIBILITY REPORT
3.1 BUILT FORM ELEMENTS
The proposed infill apartment building has been designed to address Dundas Street in a
manner that is consistent with the existing building to the east. The building has been
positioned at the front lot line for a consistent street line. Massing and cladding materials
are consistent with the range of buildings and materials in the immediate area.
Treatment of grade level is to be compatible and complimentary to the adjacent single
commercial and residential buildings, through the use of extensive fenestration and
masonry cladding.
Figure 12 – Conceptual rendering
Decorative cornice lines are included to visually delineate the top of the building.
Additionally, a vertical element on the southeasterly corner adds to the visual interest of
the southerly elevation. This matches the general form of the building adjacent to the
east.
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Overall, the proposed development provides an opportunity to fill a existing gap in the
streetscape with a well designed apartment building. The proposed development fits in
well with the Dundas Street streetscape and is compatible with the surrounding
neighbourhood.
3.2 MASSING AND ARTICULATION
As the proposed infill development does not include a driveway, the rhythm of street
level openings is consistent with the buildings to the west. The proposed apartment
building maintains the existing street edge along the north side of Dundas Street, as well
as the scale and height of adjacent buildings, and maintains a more constant building-to-
street ratio as established on the remainder of the block.
3.3 ARCHITECTURAL TREATMENT
Architectural treatments for the proposed dwelling reflect the existing range of
treatments and building materials found in the neighbourhood. Large paned windows are
consistent with the variety of windows in the area. The addition of Juliet balconies on the
southerly elevation provides a transition from no balconies to the west, to full balconies
adjacent to the east. The decorative cornice lines on the 5th and 6th floors are consistent
with the effect of existing cornice lines to the west, east, and south. The vertical element
in the southeast corner provides a distinct architectural treatment to the building, making
it a notable, positive addition to the streetscape.