Urban Design Brief - london.ca · will be guided by the urban design principles described in this...

Urban Design Brief

March 2019

610 Princess Avenue, London, Ontario, N6B 2B9 T: (519) 686-1300 | F: (519) 681-1690 E: [email protected] | W: www.mbpc.ca

London, ON

mbpcMonteith Brownplanning consultants

Proposed Mixed-Use CommunityNorthwest Crossings

1176 & 1200 & 1230 Hyde Park Road

H O L D I N G S C O R P O R A T I O N

Monteith Brown Planning Consultants P a g e | i

Table of Contents Introduction ................................................................................................................................................................................................................... 2

I. Purpose ............................................................................................................................................................................................................. 2

II. Site Description ................................................................................................................................................................................................. 2

III. Development Vision .......................................................................................................................................................................................... 3

Section 1 ....................................................................................................................................................................................................................... 7

1.1 Design Goals and Objectives ............................................................................................................................................................................. 7

1.2 Design Response to Policies .............................................................................................................................................................................. 7

1.3 Spatial Analysis ................................................................................................................................................................................................ 11

Section 2 ..................................................................................................................................................................................................................... 15

2.1 Conceptual Design .......................................................................................................................................................................................... 15

2.2 Conclusions ..................................................................................................................................................................................................... 16

Northwest Crossings Urban Design Brief

Monteith Brown Planning Consultants P a g e | 2

Introduction I. Purpose

Monteith Brown Planning Consultants (MBPC) was retained by Farhi Holdings Ltd. to prepare an Urban Design Brief for a proposed mixed-use development at 1176, 1200 and 1230 Hyde Park Road (“the subject lands”) in the City of London. The proposed Draft Plan of Subdivision consists of twelve blocks, which are proposed to be used for mixed-use residential and medium-density residential development, along with open space lands, road widening allowance for Hyde Park Road and 1 foot reserves. The intent of this brief is to analyze the proposed subdivision and its context within the surrounding community, identify key issues and opportunities, and provide guidance on the preferred design for the entire site, having regard to the City of London’s planning and design documents including the City of London Official Plan; the approved, appealed and partially in-effect London Plan the Hyde Park Community Plan; Urban Design Guidelines; and the City of London Zoning By-law. It should be noted that an Urban Design Brief will be required for each development block within the Draft Plan of Subdivision, as part of the Site Plan Approval process. Those Urban Design Briefs will discuss building mass and articulation and architectural treatment in greater.

II. Site Description The subject lands are located in northwest London, in an area bounded by the Stanton Drain and Kelly Stanton Environmentally Sensitive Area (ESA) to the west, Hyde Park Road to the east, CN Rail Line to the south, and the Moffatt & Powell RONA London store to the north (See Figure 1). The applicant owns approximately 9.7 Ha (24 acres) (area outlined in red in Figure 1) which includes a sanitary sewer easement bisecting the properties but does not include the municipally-owned corridor with an area of 0.37 Ha that separates the central and west parcels. The corridor was previously dedicated to the City of London through a lapsed Draft Plan of Subdivision. The combined area of the subject lands and the City-owned lands is 10.07 Ha (26.4 acres). The subject lands have approximately 267.7 m of frontage on Hyde Park Road. The subject lands are comprised of three parcels which were previously subject to a lapsed draft plan prepared in 2003. The east parcel fronts on to Hyde Park Rd., known municipally as 1230 Hyde Park Rd., and extends west to a sanitary trunk sewer easement (the Hyde Park Spur Line Trunk). The central parcel is located between the sanitary trunk sewer easement to the east, and a 15m wide corridor owned by the City to the west. The corridor bisects the property, before running east along the southern

border of the subject lands and connecting to Hyde Park Road (see Figure 1). The corridor was previously dedicated to the City for a multi-purpose pathway that would extend the ‘London-Hyde Park Rotary Link’ pathway from Canterbury Park to the intersection of Hyde Park Road and Sarnia Road. However, the pathway has not been built. Instead, a multi-purpose walkway extends along the sanitary trunk sewer easement. The west parcel is located between the City-owned strip of land to the east and the Stanton Drain to the north, and is known municipally as 1176 Hyde Park Rd. All three parcels, together with the City owned corridor, are currently used primarily for agricultural purposes to grow field crops. Figure 1 – Aerial View of Subject Site

Figure 3 – View of the subject lands looking northwest from Hyde Park Road

Figure 2 – View of the subject lands looking southwest from Hyde Park Road



III. Development Vision The Northwest Crossings community is envisioned as a mixed use, walkable community campus with mid-rise apartment buildings, trails, and green space for the local neighbourhood. The community will feature mixed use residential buildings with active uses such as restaurants, coffee shops, grocery stores, and pharmacies to serve the needs of the local residents and animate the street level pedestrian environment. The draft plan of subdivision (see Figure 4) includes twelve blocks, with the following proposed uses:

Block 1: 2.42 Ha, mixed-use residential (maximum 6 storeys); Block 2: 0.57 Ha, mixed-use residential (maximum 6 storeys); Block 3: 1.10 Ha, residential (maximum 4 to 6 storeys); Block 4: 0.57 Ha, residential (maximum 3 storeys); Block 5: 0.86 Ha, residential (maximum 3 storeys); Block 6: 1.17 Ha, residential (maximum 3 storeys); Block 7: 0.60 Ha, residential (maximum 3 storeys); Block 8: 0.70 Ha, safety berm; Block 9: 0.90 Ha, parkland & multi-use trail, to be dedicated to the City of

London; Block 10: 0.03 Ha, road widening for Hyde Park Road; Block 11: 1 foot reserve; and Block 12: 1 foot reserve south of Street A.

The proposed Draft Plan of Subdivision provides blocks of housing for older persons in the form of a continuum of care campus in Block 1. The development of Blocks 2 to 7 will be guided by the urban design principles described in this brief, with detailed development plans discussed in upcoming site plan approval applications and Urban Design Briefs. The proposed development will strengthen the City of London and the Hyde Park community by increasing the availability of housing for older persons and medium-density residential dwellings in Hyde Park within a reasonable distance from institutional, recreation, park and open space, and employment land uses, in accordance with Section 1 of the Provincial Policy Statement. Site Characteristics

Site Area: 9.7 Ha (24 acres), plus 0.37 Ha (0.9 acres) of City-owned land Frontage on Hyde Park Road: approximately 267.7 metres Lot Depth: approximately 328 metres

Proposed Development Characteristics The preliminary concept plan (see Figure 5) envisions the following development characteristics for the mixed-use and medium-density blocks:

Block 1: Phase 1 – Continuum- of Care Facility with three 5 to 6 storey buildings terraced back from Hyde Park Road and connected via one-storey walkways. Phase 2 - potentially three 4 storey apartment buildings,

Block 2: one six-storey mixed-use apartment building, Block 3: one 6 to 4 storey terraced apartment building, Block 4: one 3-storey apartment building, Block 5: two 3-storey apartment buildings, Block 6: one 3-storey apartment building, and Block 7: 3-storey townhomes, with a total of 20 units.

One crescent-shaped public road, Street ‘A’, is proposed to be build around Block 1, over the sanitary sewer easement, a right in/right out at the southerly intersection with Hyde Park Road. Further details regarding the private road network will be discussed in future site plan applications. Block 9 is proposed to be dedicated to the City in exchange for the previously-dedicated lands between the west and central parcels. These blocks are proposed to be used for open space parkland, to extend the Hyde Park Rotary Link multi-use trail along the eastern boundary of the Kelly Stanton ESA and north of the Ontario Quebec Railway in accordance with the approved but appealed Map 4 – ‘Active Mobility Network’ of the London Plan. The proposed subdivision design incorporates a 30-metre setback from the rail corridor along the southern boundary of the site, in accordance with the City of London Zoning By-law. As a safety and noise mitigation measure, a 2.5-metre-high derailment berm will be constructed along the southern boundary of the site adjacent to the CN right-of-way on Block 8. A 3.0-metre-high noise wall on top of the berm will be required to create a combined 5.5-metre-high barrier to reduce sound levels in outdoor living areas. The proposed subdivision design also incorporates a 30-metre setback from the Kelly Stanton ESA North to the proposed apartment building in Block 6, in accordance with the recommendations of the EIS and City of London Guidelines for Determining Setbacks and Ecological Buffers.



Proposed Development Features

The preliminary concept proposes the construction of a campus of 3 to 6-storey medium-density residential and mixed-use buildings, with building design characteristics to be addressed in separate applications as the individual blocks are developed

Access to the new subdivision will be provided from two intersections, both from Hyde Park Road.

Pedestrian linkages will be incorporated throughout the site, and the proposed multi-use trail will connect pedestrians and cyclists to the Hyde Park Rotary Link trail

A combination of surface and underground parking will be provided throughout the site

The buildings in Block 1 will be oriented towards Hyde Park Road and Street A



Not to scale

Figure 4 – Proposed Draft Plan of Subdivision



Not to scale

Figure 5 – Preliminary Concept Plan



Section 1 This section identifies the design goals and objectives of the proposed development, provides an analysis of relevant planning and design documents and details a spatial analysis of the subject site.

1.1 Design Goals and Objectives The design goals and objectives of the proposed development include:

Develop a mixed use residential campus with a focus on continuum-of-care including assisted living apartments.

Increase the range and mix of housing types available in the Hyde Park community,

Incorporate a range of retail and service-oriented commercial uses and small-scale office uses on the ground floor of the proposed apartment buildings,

Tie into pre-planned development with higher buildings and higher residential densities closer to Hyde Park Road,

Provide open-space amenity areas, Provide a multi-use trail to connect the proposed development to the Hyde

Park Rotary Link trail. Conform to the policies in the 1989 Official Plan, the London Plan, and the

Zoning By-Law, Provide a functional road design for vehicular travel to and from the

subdivision, and Minimize negative impacts on adjacent land uses.

The proposed Draft Plan of Subdivision provides new housing options for London seniors, in the form of retirement homes, continuum-of-care facilities, nursing homes, and apartment buildings, along with a variety of medium-density and mixed-use buildings throughout the site. The proposed plan also provides for the ultimate development of lands to the north, with internal road and servicing access provided.

1.2 Design Response to Policies

City of London Official Plan The majority of the subject lands are currently designated as ‘Auto-Oriented Commercial Corridor’, and the portion west of the trail corridor is designated as ‘Open

Space’ on Schedule ‘A’ of the 1989 City of London Official Plan. The Auto-Oriented Commercial Corridor designation is intended to permit larger scale commercial uses that cater to vehicular traffic and single-purpose shopping trips, and are generally located along arterial roads. The Open Space designation permits public open space uses including district, city-wide, and regional parks; and private open space uses such as cemeteries and private golf courses. Official Plan Amendment No. 672, which came into force and effect in March 2018, maintains the existing ‘Auto-Oriented Commercial Corridor’ and ‘Open Space’ designations but also allows for low- and mid-rise mixed-use development on the subject lands. In the site-specific Open Space designation, townhouses, stacked townhouses, triplexes, fourplexes, and apartment buildings up to 3-storeys in height may be permitted. The proposed development conforms with the site-specific Auto-Oriented Commercial Corridor designation, as listed in Section 10.1.3, policy cxlxii) of the Official Plan: In the Auto-Oriented Commercial Corridor designation located no more than 100 metres west of the widened Hyde Park Road right-of-way, mixed-use buildings up to 6-storeys in height which consist of retail and service-oriented uses commercial use and small-scale office uses on the ground floor together with residential use may be permitted through the Bonus Zoning.

Three up to six-storey mixed-use residential buildings are proposed to be built on Block 1, within 100 metres of the Hyde Park Road right-of-way,

One 4 to 6 storey mixed-use residential building is proposed to be built on Block 2, with the 6 storey being within 100 metres of the Hyde Park Road right-of-way, and 4 storey west of the 100m

In the Auto-Oriented Commercial Corridor designation located greater than 100 metres west of the widened Hyde Park Road right-of-way, and east of the westerly limit of the new public street, and south of the southerly limit of the new public street, townhouses, stacked townhouses, triplexes, fourplexes and apartment buildings may be permitted up to 4-storeys in height.

Three four-storey apartment buildings are proposed to be built on the western portion of Block 1, and

One four-storey apartment building is proposed to be built on the western portion of Block 3.

In the Auto-Oriented Commercial Corridor designation located west of the westerly limit of the new public street and north of the northerly limit of the new public street, townhouses, stacked townhouses, triplexes, fourplexes, and apartment buildings may be permitted up to 3-storeys in height.

The preliminary concept plan proposes to build three-storey apartment buildings and townhomes on the remaining blocks, located west and north of the new public street, in accordance with the OPA 672

Further details for these subdivision blocks will be discussed in upcoming site plan applications



Schedule ‘B-1’ of the Official Plan identifies the subject lands as being located immediately east of the Kelly Stanton Environmentally Sensitive Area (ESA), along with a Significant Corridor and Max Hazard Line associated with the valley around the Kelly Stanton Drain. The subject lands are also identified as being part of the “Big Picture Meta Cores and Corridors”. Schedule ‘C’ of the Official Plan designates Hyde Park Road as an Arterial Road. Urban Design Policies Section 11 of the City of London Official Plan contains Urban Design Principles to be considered in the preparation and review of development proposals. The following policies have been identified as being applicable to the new development: i) Natural Features: The form and design of new development shall complement and protect any significant natural features such as river valleys, ravines, wooded areas and parklands that form part of, or are located adjacent to, the site.

The Stanton Environmentally Significant Area (ESA) is the primary existing natural feature associated with the site as determined by the stable slope and erosion hazard limits, as well as an Environmental Impact Study (EIS). The development proposal includes a 30 metre separation between the development and the edge of the woodlot on the subject lands,

A Geotechnical Study, an EIS, a Water Balance Study, and a Stormwater Management Report have been completed in accordance with the requirements of the UTRCA to ensure that the proposed development will not have a negative effect on natural features

iii) High Design Standards: Emphasis will be placed on the promotion of a high standard of design for buildings to be constructed in strategic or prominent locations such as within, and at the perimeter of, the Downtown, near the edge of the river valleys, or along the major entryways to the City

All proposed buildings on the subject lands will be well-designed, with a particular emphasis on high design standards for buildings facing Hyde Park Road, a major City corridor

Building design for each block will be discussed in the applicable Urban Design Brief

vii) Streetscape: A coordinated approach should be taken to the planning and design of streetscape improvements in commercial areas, including the upgrading of building facades, signage, sidewalks, lighting, parking areas and landscaping.

Trees and vegetation will be planted throughout the site to improve the streetscapes

x) Landscaping: Landscaping should be used to conserve energy and water, enhance the appearance of building setback and yard areas, contribute to the blending of new and existing development and screen parking, loading, garbage and service facilities from adjacent properties and streets.

Trees and shrubs will be planted throughout the site, with an emphasis on screening parking, garbage, and loading areas

xi) Building Positioning: Where a proposed development consists of a grouping of buildings, the buildings should be positioned to define usable and secure open spaces on the site and to afford a reasonable measure of privacy to individual dwelling units.

Buildings ‘A’, ‘B’, and ‘C’ are staggered and situated at a reasonable distance from each other to maintain privacy for residents of each building

The building positioning allows for the provision of usable and secure open space between each building

xiii) Parking and Loading: Parking and loading facilities and driveways should be located and designed to facilitate maneuverability on site, between adjacent sites where appropriate, and to reduce the traffic flow disruption resulting from turning movements to and from the property

Parking and loading facilities are designed to facilitate maneuverability throughout the site

Underground parking will be incorporated into the site design where appropriate

The primary parking areas will be oriented to the side and rear yards, so that buildings and landscape elements are the dominant features

xvii) Noise Attenuation: Where residential development is affected by adverse noise conditions, the use of urban design features such as building orientation, location of outdoor open space relative to the noise sources and noise attenuation measures will be encouraged, subject to policy 19.95., 19.9.6, and 19.9.7 of this Plan

Central air conditioning, noise reduction building components, and noise barriers will be installed on the site

As a safety and noise mitigation measure, a 2.5-metre-high derailment berm will be constructed along the southern boundary of the site adjacent to the CN right-of-way on Block 8

A 3.0-metre-high noise wall on top of the berm will create a combined 5.5-metre-high barrier to reduce sound levels in outdoor living areas



The London Plan The adopted, but appealed and partially in-effect, London Plan designates the eastern portion of the subject lands as a ‘Shopping Area’, the central portion as ‘Neighbourhood’, and the western portion as ‘Green Space’. The Place Types support both the proposed mixed commercial-residential use fronting on to Hyde Park Rd. and the use of other portions of the site for residential purposes. The ‘Shopping Area’ place type permits a broad range of retail, service, office, entertainment and residential uses and encourages mixed use buildings, with a standard maximum height of 4 storeys and a maximum height of 6 storeys with Type 2 Bonus Zoning. The ‘Neighbourhood’ place type primarily permits low and medium density residential uses including single and semi-detached houses, and low-rise apartments. The ‘Green Space’ designation under the London Plan permits public parks, recreational spaces and private open spaces. In March 2018, a number of site-specific amendments to the London Plan were proposed for 1176, 1200, and 1230 Hyde Park Road. The three readings to enact the amendments have been withheld until such time as the London Plan is in force and effect. (As a result, Map 1 of the London Plan has not been updated.) The proposed amendments will change the Place Type of lands located at 1176 Hyde Park Road from the Green Space Place Type to the Neighbourhoods Place Type, permit mixed-use development having a low-rise to mid-rise profile within the Neighbourhoods Place Type on the site, and add a specific policy area for the lands located at 1176, 1200, and 1230 Hyde Park Road to Map 7 -- ‘Specific Policy Areas’. The proposed site-specific Neighbourhoods Place Type policies are as follows: In the Neighbourhoods Place Type located greater than 100 metres from the widened Hyde Park Road right-of-way and east of the westerly limit of the new public street and south of the southerly limit of the new public street, stacked townhouses, triplexes, fourplexes and low-rise apartments will be permitted fronting onto a Neighbourhood Street up to 4-storeys in height.

As noted above, three four-storey apartment buildings are proposed to be built on the western portion of Block 1, and one four-storey apartment building is proposed to be built on the western portion of Block 3.

In the Neighbourhoods Place Type located west of the westerly limit of the new public street, and north of the northerly limit of the new public street, townhouses, stacked townhouses, triplexes, fourplexes and low-rise apartments will be permitted fronting onto a Neighbourhood Street up to 3-storeys in height.

The Draft Plan of Subdivision proposes to build medium-density residential housing on the blocks located west and north of the new public street, in accordance with OPA 672

Further details for these subdivision blocks will be discussed in upcoming site plan applications

Hyde Park Community Plan The subject lands are situated within the Hyde Park Community Planning Area. The Hyde Park Community Plan (dated November 2001, hereinafter, “HPCP”) sets out a vision for the Hyde Park Planning Area: “the creation of a healthy, functional and aesthetically pleasing community that is similar to or better than the established traditional residential neighbourhoods of London”. The HPCP encourages new urbanism design features, such as neighbourhoods with identifiable centres and edges, pedestrian-friendly grid street patterns, mixed use areas, compact urban forms, and place making “to create a vibrant, high quality pedestrian-oriented living and working environment”. In accordance with the HPCP, the proposed draft plan of subdivision incorporates:

High-density housing close to community focal points such as commercial uses and open space;

Street-oriented residential development along arterial and local roads, and A trail connection to the London-Hyde Park Rotary Link north of the subject

lands. Hyde Park Community Plan Community and Urban Design Guidelines The proposed draft plan of subdivision is compatible with the following HPCP Community and Urban Design Guidelines, included in Appendix 1 of the HPCP: 3.1 Street Network Guidelines

1. The street network should recognize the access requirements of automobile traffic, public transit, pedestrians and cyclists and promote easy way finding through road alignments and the creation of neighbourhood landmarks. 4. Pedestrian connections should be provided along streets, and through mid block pedestrian walkways where pedestrian connections are not possible along streets.

3.2 General Streetscape Guidelines

1. Buildings should generally be oriented to the street to define the public space of the streets and achieve a more urban development character. 6. Sidewalks should be provided along one side or both sides of the street, as per City policy.

4.1 Building Design Guidelines

2. Buildings should be oriented to the street to define the public space of the streets and achieve a more urban development character



5.3 Creek Corridors and Stormwater Management Pond Guidelines 6. A 30m buffer should be provided along section of the Stanton Drain as recommended in the natural heritage strategy

City of London Zoning By-Law The central and eastern parcels of the subject lands are currently zoned as a number of Retail Restricted Service Commercial (RSC) zones: RSC1(13), RSC2(9), RSC3(11), RSC4(8), RSC5(6), and RSC6(4) (See Figure 3). This permits the site to be used for a variety of retail and service uses including: pharmacies, medical offices, home improvement stores, restaurants, automobile sales and service, and many other commercial uses. The westerly parcel of the site is zoned Open Space 1 (OS1), which permits public and private parks, conservation lands and facilities, golf courses, campgrounds, and agricultural cultivation. A Zoning By-Law Amendment has been submitted concurrently to permit the proposed residential-commercial mixed-use buildings fronting on Hyde Park Rd, as well as the proposed mid-rise apartment buildings located across the remainder of the site and requested Bonus Zoning for the mixed use blocks for Height and Density increase. Proposed Zoning By-Law Amendment

BCD2(*) zone adding additional uses to special provision to permit continuum-of-care facilities, senior citizens apartment buildings, a nursing home, and a retirement lodge. Front and exterior side yard depth minimum – 0m Front yard depth maximum – 3m Interior side and rear yard – 3m plus 1.2m for each 3m of building height above 3m. Exclude Section 3.9.2 from Zoning By-Law for 0m side yard on zone boundary. Density – Gross maximum density of 75 u/ha calculated using total site area (as per OPA 672) Height maximum - 22m (6 storey) Lot coverage maximum – 60%

R5-7 (*) & R5-7(**) zone Density – Gross maximum density of 75 u/ha calculated using total site area (as per OPA 672) Height maximum - 14m (4 storey) R5-7(*) & 12m (3 storey) R5-7(**) Lot area minimum – 1000m² Lot frontage minimum – 30m² Front yard setback minimum– 6m Coverage maximum – 45% Interior side and rear yard – 3m plus 1.2m for each 3m of building height above 3m. Exclude Section 3.9.2 from Zoning By-Law for 0m side yard on zone boundary.

R6-5 (*) and R6-5 (**) zones

Density – Gross maximum density of 75 u/ha calculated using total site area (as per OPA 672) Height maximum - 14m (4 storey) R6-5(*) & 12m (3 storey) R6-5(**) Lot area minimum – 850m² Lot frontage minimum – 10m² Front yard setback minimum– 6m Coverage maximum – 45% Interior side and rear yard – 3m plus 1.2m for each 3m of building height above 3m. Exclude Section 3.9.2 from Zoning By-Law for 0m side yard on zone boundary Setback from OS5 zone – 30m

R7(*) and R7(**) zones Density – Gross maximum density of 75 u/ha calculated using total site area (as per OPA 672) Height maximum - 14m (4 storey) R7(*) & 12m (3 storey) R7(**) Lot area minimum – 1000m² Lot frontage minimum – 10m² Front yard setback minimum– 6m+1m / 10m of height above 3m Coverage maximum – 35% Interior side and rear yard – 1.2m / 3m of building height above 3m. Exclude Section 3.9.2 from Zoning By-Law for 0m side yard on zone boundary Setback from OS5 zone – 30m

R8-4(*) and R8-4(**) Density – Gross maximum density of 75 u/ha calculated using total site area (as per OPA 672) Height maximum - 14m (4 storey) R8-4(*) & 12m (3 storey) R8-4(**) Lot area minimum – 1000m² Lot frontage minimum – 10m² Front yard setback minimum– 6m+1m / 10m of height above 3m Coverage maximum – 35% Interior side and rear yard – 1.2m / 3m of building height above 3m. Exclude Section 3.9.2 from Zoning By-Law for 0m side yard on zone boundary Setback from OS5 zone – 30m

OS1(*) and OS5(*) Lot frontage minimum – 0m Lot area minimum – 900m²



1.3 Spatial Analysis Regional Context A regional analysis was conducted around the subject lands at a 400 and 800 metre radius as illustrated in Figure 9. The subject lands are located within 400 metres of the Stanton Drain and the Kelly Stanton ESA to the west, the CP Rail Line to the north, the CN Rail Line to the south, and an auto-oriented commercial area to the east (including a fitness gym, home décor and furnishing stores, an automobile sales and service shop, and Crossing’s Grill and Pub) (See Figure 7). An extension of the London-Hyde Park Rotary Link runs through the subject lands and extends north towards Gainsborough Road. A paved pathway and a fence and deck store are located to the south (see Figure 8). Several low-density residential subdivisions are located within 800 metres to the north, east, and south of the subject lands. A medium-density residential development is located along Sarnia Road, east of the commercial area at the corner of Hyde Park Road and Sarnia Road (See Figure 6). The lands to the west of the subject lands are used for agricultural field crops.

Figure 7 - Retail Plaza at the Sarnia Rd. and Hyde Park Rd. Intersection Figure 8 - Foran’s Fence and Deck Ltd. & City-Owned Stormwater Management Facility and Pathway

Figure 6 - Medium-Density Residential Development East of the Subject Lands



Figure 9 – Regional Analysis at 400m and 800m



Site Analysis & Surrounding Land Uses This section illustrates the site’s relationship with surrounding land uses, transportation routes for vehicles, and walkability in the immediate area, as illustrated in Figure 12. The subject lands are located within the Hyde Park Neighbourhood which is centred on the intersection of Hyde Park Rd. and Gainsborough Rd. to the north. The subject lands are bounded by the Stanton Drain and Kelly Stanton Environmentally Sensitive Area (ESA) to the west; Hyde Park Road to the east; Foran’s Fence & Deck Ltd. to the southeast (See Figure 8); the CN Rail Line to the south and the Moffatt & Powell RONA London store to the north (See Figure 10). On the other side of Hyde Park Road, to the east of the subject lands, are a number of commercial uses including: a fitness gym; home décor and furnishing stores; automobile sales and service shop; and Crossing’s Grill and Pub (see Figure 11). South of the subject lands and the CN Rail Line is the Oakridge community. The Hyde Park Road commercial corridor continues north to the intersection of Hyde Park Road and Gainsborough Road, the centre of the Hyde Park Neighbourhood, which includes a variety of retail stores, services, and medical offices. Within a kilometre of the subject lands to the north, east and south are several recently developed and still developing residential subdivisions. These are primarily comprised of single detached housing, interspersed with medium density residential developments and high-rise apartment buildings. Areas east of the subject lands, along the north side of Sarnia Road are also being developed for medium density residential uses. A large area northeast of the subject lands near the intersection of Hyde Park Road and South Carriage Road is currently being developed with a mixture of low, medium and high-density residential uses.

Figure 10 - View of the Moffatt & Powell RONA store, looking west from Hyde Park Road

Figure 11 - View of Crossing’s Grill and Pub, looking east from Hyde Park Road



Figure 12 – Site Specific Analysis



Section 2 2.1 Conceptual Design

This section presents the preferred conceptual design of the proposed development and will identify key design considerations for the design and form of blocks within the proposed Draft Plan of Subdivision. Site Design The layout of the site provides for a variety of mixed-use residential and medium-density residential land uses, along with the extension of the Hyde Park Rotary Link through the subject lands. The Draft Plan of Subdivision proposes 3.01 Ha of mixed-use residential (Blocks 1 and 2), 4.37 Ha of residential (Blocks 3 to 7), 1.60 Ha of open space (Blocks 8 and 9), 0.03 Ha for Hyde Park road widening and reserves (Blocks 10 to 12), and 1.06 Ha for Street ‘A’, for a total site area of 10.07 Ha. This Urban Design Brief focuses on the design of the entire subdivision, including the open space, road widening and reserves, and Street A. Site Plan concepts for Blocks 1 to 7 will be discussed in future Urban Design Briefs, following the urban design objectives and principles established through the design and development of the subdivision concept plan. Block 1 will be encircled by a crescent-shaped new public road (Street ‘A’), which enters the subject lands over the existing access easement adjacent to the Rona to the north, turns south and runs over the sanitary sewer easement, and then turns east to return to Hyde Park Road. Vehicular access to Block 1 is proposed to be provided via two entrances: one from the north side of Street ‘A’, and one from the south side of Street ‘A’. Future interior road networks will be discussed in upcoming Site Plan Control applications. Block 9 is proposed to be dedicated to the City in exchange for a previously-dedicated corridor of land between the west and central parcels. This block is proposed to be used as open space parkland to extend the Hyde Park Rotary Link multi-use trail along the eastern boundary of the Kelly Stanton ESA and north of the CN Railway line in accordance with the approved but appealed Map 4 – ‘Active Mobility Network’ of the London Plan. It is important to note that the proposed trail extension (as well as the proposed residential and mixed-use development) is located outside of the stable slope and erosion hazard limits, as established by Exp. Services Inc.

Massing and Articulation One of the principal design goals for this development is to create an attractive and varied streetscape along Hyde Park Road, with higher-density and taller buildings concentrated closer to the roadway in accordance with City planning policies. The buildings are varied in size, shape, and orientation, with podiums and step-downs that create visual interest. Active building elements, such as commercial and retail stores, face on to Hyde Park Road.

Figure 13 – Land Use Sketch



Architectural Treatment

The architectural treatment for the buildings on each block will be determined during the Site Plan Approval process. Public Realm Public Spaces and Plazas The design of public spaces and plazas will be determined on a block-by-block basis throughout the Site Plan Approval process, in accordance with the City’s Urban Design Guidelines and planning policies. Pedestrian Circulation The proposed development concept for Block 1 includes a pedestrian pathway extending around the perimeter of the site, with linkages to the existing sidewalk along Hyde Park Road. Pedestrian linkages will also be incorporated into future development blocks. Linkages to the Surrounding Open Space The extension of the Hyde Park Rotary Link along the eastern border of the Kelly Stanton ESA (outside the stable slope and erosion hazard limits) will connect residents to the ESA, as well as Canterbury Park to the north. Integration with Transit London Transit route number 19 runs along Hyde Park Road, with stops located in close proximity to the proposed development. Landscape Design Landscape design will be determined on a block-by-block basis throughout the Site Plan Approval process, in accordance with the City’s Urban Design Guidelines and planning policies. Public Art The developer will make a monetary contribution to the City for public art, in accordance with past procedures.

Streetscape Improvements Trees will be planted along Hyde Park Road and throughout Block 1 to improve the streetscape of Hyde Park Road and the proposed Street A. The addition of small commercial retail businesses on the ground floor of the proposed apartment buildings, facing Hyde Park Road, will also add an element of visual interest to the streetscape and draw pedestrian traffic. Streetscape enhancements and improvements along the interior road network will be implemented on a block-by-block basis.

2.2 Conclusions In conclusion, the proposed subdivision is consistent with the City of London’s Urban Design policies and the Hyde Park Community Plan Community Urban Design Guidelines, and maintains the general intent of the comments and direction, with respect to the design of the site, received through the Initial Proposal Report Process with City Staff in February 2017. This Urban Design Brief provides general comments on the design and layout of the proposed subdivision. It is anticipated that the site will be developed in phases, with a Site Plan Application and Urban Design Brief submitted for each block, following the design principles and guidelines established in this Brief. Particular attention to building siting, height, form, and mass has been made to ensure that the development is sensitive to the surrounding land uses and contributes to the development of an attractive, vibrant streetscape along Hyde Park Road.

Urban Design Brief - london.ca · will be guided by the urban design principles described in this...

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