644 & 646 Huron Street · provides a large wooded area with public access for recreational use, as well as green vistas for the subject site. SITE LAYOUT . Topography is relatively

October, 2017

Urban Design Brief

Neighbourhood Character Statement Compatibility Report

644 & 646 Huron Street

Joe Pinhal

TABLE OF CONTENTS

Page No.

INTRODUCTION ........................................................................................................... 3 SECTION 1 – LAND USE PLANNING CONCEPT ........................................................ 3 1.1 The Subject Lands ................................................................................................... 3 1.2 The Proposal ........................................................................................................... 4 1.3 Design Goals and Objectives .................................................................................. 5 1.4 Design Response to City Documents ...................................................................... 6 1.5 Spatial Analysis ..................................................................................................... 12 SECTION 2 – DESIGN PRINCIPLES AND DESIGN RESPONSES ............................ 15 2.1 Conceptual Design ................................................................................................ 15 2.2 Public Realm ......................................................................................................... 16 2.3 Sustainability Techniques ...................................................................................... 16

APPENDIX A – SITE PLAN AND ELEVATION DRAWINGS APPENDIX B – SITE AND SURROUNDING PHOTOS APPENDIX C – NEIGHBOURHOOD CHARACTER STATEMENT APPENDIX D – COMPATIBILITY REPORT

.

INTRODUCTION

On behalf of Jose Pinhal has submitted applications to the City of London to amend the Zoning By-law to permit apartment buildings at 644 & 646 Huron Street. This Urban Design Brief describes the design details of this residential development proposal.

SECTION 1 – LAND USE PLANNING CONCEPT

1.1 THE SUBJECT LANDS

The subject lands are known municipally as 644 and 646 Huron Street. This property contains one existing single family dwelling and six unit apartment building and a large surface parking area. This rectangular piece of land is on the north side of Huron Street just east of Adelaide (Figure 1). Together, the land is approximately 3273.41 square metres in area with approximately 33 metres of frontage.

(Figure 1)

1.2 THE PROPOSAL

Jose Pinhal is proposing to redevelop the property known as 644 & 646 Huron Street for a maximum 32 units, three storey apartment buildings. The design of the buildings will be enhanced to be as compatible as possible with the existing, adjacent land uses and other similar structures within the neighborhood. Full municipal services are available to the site. The applicant is proposing to amend the Zoning By-law to allow apartment buildings to accommodate the proposed apartment buildings special provisions to request a decrease front and side yard setbacks to 2m which is subject to the Ontario building code.

The area is intended to be in a primary transit area in the City and its function as a location for new high density residential will strengthen overtime. One of the Planning objectives for the primary transit area includes, but is not limited to, encouraging growth of the residential population. A variety of high and medium density housing types in the transit area will be supported and residential units may be created through new development. The subject site is located within an area which is mixed with office, retail and residential buildings within close proximity. This development will assist with strengthening the residential development and meeting the objective of increasing the residential population which is contemplated in the Official Plan.

Increases in density will be permitted without amendments to the Official Plan; a Zoning By-law Amendment and Site Plan are required for this proposal. The proposed high density residential apartments will efficiently use existing services; provide compact urban form and provide for a variation of housing types in the transit Area.

Figure 2 – Proposed Development

1.3 DESIGN GOALS AND OBJECTIVES

The overall goal of the project is to redevelop a site in a highly urbanized area in a manner that respects the character of the existing community.

The design objectives of the project include establishing a built form and site design which;

• is visually integrated into the surrounding community; • provides a useful outdoor amenity area; and • does not adversely impact neighbouring uses; • maintains the streetscape environment; and • Visually addresses adjacent roadways.

1.4 DESIGN RESPONSE TO CITY DOCUMENTS

Strategic Priorities

The City’s Vision as detailed the Strategic Priorities are;

“1. Economic Prosperity

2. Infrastructure Renewal and Expansion

3. Community Vitality

4. Environmental Leadership

5. Creative, Diverse and Innovative City

6. Progressive Transportation System

7. Managed and Balanced Growth

8. Financial Stability”

The design of the proposed development is consistent with these priorities. It would have the most noticeable effect of improving community vitality through the sensitive redevelopment of a site within an established neighbourhood.

Official Plan

The City of London Official Plan includes design criteria 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 specific development, depending on the location and characteristics of each proposal. How the proposed development addresses the relevant design principles is addressed in the following;

v) Architectural Continuity

The surrounding neighbourhood has no distinctive and attractive visual identity. The proposed residential buildings have been designed to maintain the character of the area, and generally reflect the character of the existing buildings that they will replace.

x) Landscaping

The proposed site plan includes an existing landscaped area in the perimeter of the property and the front area, in addition prosed in between the buildings and in the view terminal in the

center of the site it creates an interesting and usable feature, screens the parking area from Huron Street and also enhances the appearance of the development.

xi) Building Positioning

The proposed buildings are positioned in a way that defines a secure open space area and offers a reasonable measure of privacy to each dwelling unit.

xiii) Parking and Loading

The proposed parking facilities have been designed to facilitate maneuverability on the site.

xiv) Privacy

The proposed buildings are of a similar height and building position to the existing residential buildings, and will not cause loss-of-privacy impacts.

xvii) Recreation Facilities

There is an existing playground/park just to the North of the subject property. The proposal creates a courtyard area that serves as outdoor amenity space.

xix) Waste Management

Waste and materials for recycling will be stored outdoors, and collected privately.

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 the neighbourhood character statement.

The site is relatively flat. The building is situated along Huron Street, which will minimize obstruction to the adjacent buildings. 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 deciduous shade trees proposed along the side and rear on the west side of the property, and an existing chain link 1.8 metre fence will be enhanced with planting species that provide privacy to the residents and visually screen the parking lot from adjacent properties. A variety of plant and tree species will be proposed into the landscape plan, which enhance the pedestrian realm and open space features on the subject site.

STREET NETWORK Active transportation is supported via 1.5 to 2.0-metre-wide sidewalks from the main buildings to the existing sidewalk on Huron Street, and provides safe access to the rear parking lot. 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 Huron Street and from the adjacent property to the east at the rear. Huron street(Urban Corridor) which provides commercial and retail, including restaurants, bank, hair salons, grocery store are located within a short walk from the site (within 30 metres). Emergency services may be provided from Huron Street (access to the building through the main entrance). The proposed 3 storey residential buildings will provide for a variety of housing options within the neighbourhood. Currently, a mix of commercial, office, low, medium, and high density residential buildings are located within the immediate vicinity of the site.

STREETSCAPES Huron Street is classified as a transit street. 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 left and right turning lane, existing 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. Buildings consists of varied materials (stone, architectural mosaic stone, 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 the rear and Huron Street. 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, perimeter areas are defined with plantings between the fence, onsite sidewalks, and the building frontage; shade trees provided in the open space area east of the buildings and between buildings.

PUBLIC SPACE

Open space features are provided between buildings and on the east side of the building, to be accessed via a 1.5 m sidewalk. These areas will be landscaped with a variety of plantings, including large shade trees, low growing shrubs, and perennials. The sidewalk propose along the entire buildings, providing pedestrian access to the building, adjacent building, Huron Street, parking area, and open space areas. An open space area is located west of the subject site which is linked to path system of the Thames River. This open space feature provides a large wooded 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 Huron Street and the parking areas. The siting of the proposed buildings preserves the view of the treed area opposite the site. The building is proposed to front along Huron Street, 2 metres from the property limit to establish a sense of enclosure and comfortable pedestrian environment. Building in the front will be aligned closely with Building in the rear to provide for a consistent wall. Parking and the Garbage Staging Area are located in between the buildings, with minimal negative visual impact from Huron Street. A direct pedestrian connection is provided from the building main entrance to the sidewalk along Huron Street. Pedestrian connectivity is provided on-site via a 1.5-metre sidewalk between Buildings.

BUILDING

The proposed 3 storey apartments will provide 26 units, complementing the existing 2 storey (6 unit) 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, doors, alternating wall materials stone and brick on the three storeys.

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: 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 within 50 meters 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: The subject lands are not currently zoned for the existing and proposed land 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

Threats: There are no perceived threats at this stage of the development

1.5 SPATIAL ANALYSIS

An appropriate scale for the spatial analysis of the subject lands would include an area generally extending from Lands within this roughly 800 metre radius include existing low and medium and high residential areas mixed with commercial areas, office and institutional uses along the major arterial roadways. The regional scale area is largely comprised of parts of the areas known as Kipps lane area and the Huron and Adelaide area. Figure 3- Spatial Analysis

The subject site is located within an area which is mixed with office, retail and residential buildings within close proximity. This development will assist with strengthening the residential development and meeting the objective of increasing the residential population which is contemplated in the Official Plan.

Increases in density will be permitted without amendments to the Official Plan; a Zoning By-law Amendment and Site Plan are required for this proposal. The proposed high density residential apartments will efficiently use existing services; provide compact urban form and provide for a variation of housing types in the transit Area.

Figure 3 – Site Spatial Analysis

Commecial shopping center

ELEMENTRY SCHOOL

SHOPPING CENTER

PARK/MULTI PATH SYSTEM

POLUTION PLANT

ELEMENTRY SCHOOLS

SECTION 2 – DESIGN PRINCIPLES AND DESIGN RESPONSES

2.1 CONCEPTUAL DESIGN

The proposed development consists of two new 3-storey residential buildings and maintaining existing apartment building containing a total of 32 dwelling units. Access to an on-site parking area containing minimum 40 parking spaces is provided via a driveway access on Huron Street. The buildings are of a similar scale and character to the existing buildings in the area, and particularly to the existing buildings on the site. Internal walkways provide connections from the building entrances to the City sidewalk, to the courtyard, and to the parking area.

The buildings have been designed with a combination of stone and brick exterior which incorporates front doors with verandahs. The gable roof designs reduce the visual appearance of the building height. Front and rear facing entrance areas to provide direct access to the individual dwelling units, with a barrier free access provided from the street and parking areas. Huron Street frontage to provide a higher level of architectural detail to

elevations and to provide additional outdoor amenity for residents. The proposed windows are to reflect existing development and are primarily provided on the west and rear façades.

2.2 PUBLIC REALM

Huron Street is an arterial road and a major transit route. The positioning of the proposed

building at 2 meters from Huron Street ultimate road widening improves the relationship of

the building to Huron Street and reinforces the established building pattern in the area.

Pedestrian corridors in the area are maintained, and the additional walkways ensure a positive

relationship is maintained between the site, site users and the general public.

2.3 SUSTAINABILITY TECHNIQUES

The proposed development will make use of the ‘best-practice’ techniques of current construction practices to ensure the resulting building is energy efficient. No LEED or other certification is currently anticipated.

The proposal would increase the residential density of the subject lands, from a total of 32 units, and is considered to be an intensification project. As such, this development will make good use of existing infrastructure.

2.4 HERITAGE INITIATIVES

The subject lands are not within an identified heritage district and the subject lands have not been identified by the City as having potential heritage value.

APPENDIX A – SITE PLAN AND ELEVATION DRAWINGS

.APPENDIX B – SITE AND SURROUNDING PHOTOS

Looking north at current frontage

Subject Lands as Viewed from the North East – Existing building front

Existing house – looking north

Looking west about in the middle of site

Looking east in the middle of the site

Looking North West in the middle of site

Looking north east in the middle of site

Looking south in front of site – lands facing the proposed site

Looking south lands in front of site

Looking east on Huron St

Looking West on Huron St

Looking North view terminal

Looking north existing surface parking

Looking south east in the middle of site

Looking south west from the rear of site

Adjacent land uses on the west side of site –looking northwest

PROPOSED 3 STORY19 UNITS

300m2 PROPOSED 3 STORY7 UNITS120m2

EXISTING 2 STOREY 6 UNITSBUILDING

HU

RO

N S

T.

33.

16m

PROPERTY LINE

PROPERTY LINE

EX

IST

ING

PR

OP

ER

TY

LIN

E

CONCRETE CURB

CONCRETE CURB

CONCRETE CURB

CONCRETE CURB

GRASS

NEW PROPOSED BUILDINGS

SIDEWALK

LEGEND

98.66m

20

00

20

00

30000

10

000

12

34

56

78

91

0

12

13

14

15

16

11

19

20

21

22

17

18

29 30 31 32 33 34 35 36 37 38 39 40 41 42

LOT AREA 3,273.40m2

REQUIRED PROVIDED

FRONTAGE 30m

LANDSCAPE 30% MIN.

HEIGHT -

COVERAGE 30% MAX.

FRONT SETBACK 8m

SITE DATA

1,000.00m2

33.22m

30%

15m

RESIDENTIAL TYPE: APARTMENT BUILDINGS - R9-3 ZONE

19%

SIDE SETBACK 4.5m

REAR SETBACK

2m

2m

7m 39.7m

PR

OP

ER

TY

LIN

E

33.

223m

N19°47'27"W

PARKING 40 (1.25 / UNIT) 47

# OF UNITS 32 MAX

N68

°21'

44"E

N19°49'10"W

N68

°26'

50"E

98.71m

EXISTING TREE

EX

IST

ING

CO

NC

RE

TES

IDE

WA

LK

3 STOREY BUILDING

3 STOREY BUILDING

4443

39 40

NEW TREE

EXISTINGCONCRETE CURB

NE

WP

RO

PE

RT

Y L

INE

12000

60

00

NORTH

23

24

25

26

27

28

45 46 47

EXISTING TO BE DEMOLISHED

6 E

QU

AL

SP

AC

ES

6 E

QU

AL

SP

AC

ES

500

16

190

970

17

230

970

10

EQ

UA

L S

PA

CE

S

R 2000

R 5

720

R 129

25

6 EQUAL SPACES

17 EQUAL SPACES

R 127

1

66984857841103934857350 16460

20

00

2000 16151 2761

R 2000

SE

TB

AC

K L

INE

3 E

QU

AL

SP

AC

ES

PA

RK

ING

TY

PE

A

PARKING TYPE B

10

170

20

00

295322000

41

42

39741

20

001

144

0

245.50

245.75

246.00

245.75

245.75

245.50

245

.25

24

6.00

EXISTING SANITARY MANHOLE

2000

BIKE PARKING

BICYCLE PARKING 24 (.75 per UNITY) 24

32

Scale

Project number

Date

Drawn by

Checked by

CONTRACTOR SHALL CHECK ALL DRAWINGSON THE WORK AND REPORT ANYDISCREPANCY TO THE ARCHITECT BEFOREPROCEEDING. ALL DRAWINGS ANDSPECIFICATIONS ARE THE PROPERTY OF THEARCHITECT AND MUST BE RETURNED AT THECOMPLETION OF THE WORK. DRAWINGS ARETO BE READ AND NOT SCALED.

SITE KEY MAP

644 HURON STRoll number: 030610021000000646 HURON STRoll number: 030610020000000

1 : 200

9/1

8/2

017

6:1

0:3

7 P

M

A101

SITEPLAN

103-2017

644-645 Huron St

Jose Pinhal

Issue Date

RS

LC

No. Description Date

1

ELEVATION SCHEDULE

ASPHALT SHINGLES REF: DRIFTWOOD,OAKRIDGE BY OWENS CORNING

1

STONE VENEER w/ MOSAIC PASTERN REF:SHOULDICE WALL FINISH FRAMED2

BRICK VENEER, SOLDIER COURSE REF: NEWPORTPREMIER, BACK BY HOOKS & LATTICE3

4 BRICK VENEER, RUNNING COURSE REF:NEWPORT PREMIER, BACK BY HOOKS & LATTICE

5

CONCRETE FOUNDATION WALL5

2

4

3

6

SPLITE FACE ARCHITECTURAL BLOCK ROCKSTONE FINISH

6

1

5

2

4

36

Scale

Project number

Date

Drawn by

Checked by


SITE KEY MAP


1 : 50

9/9

/20

17 1

2:0

1:5

6 P

M

A102

ELEVATIONS SOUTH& EAST

103-2017

644-645 Huron St

Jose Pinhal

Issue Date

RSANTOS

LC

1 : 501 SOUTH ELEVATION

1 : 502 EAST ELEVATION


ELEVATION SCHEDULE

ASPHALT SHINGLES REF: DRIFTWOOD,OAKRIDGE BY OWENS CORNING

1

STONE VENEER w/ MOSAIC PASTERN REF:SHOULDICE WALL FINISH FRAMED2

BRICK VENEER, SOLDIER COURSE REF: NEWPORTPREMIER, BACK BY HOOKS & LATTICE3

4 BRICK VENEER, RUNNING COURSE REF:NEWPORT PREMIER, BACK BY HOOKS & LATTICE

CONCRETE FOUNDATION WALL5

SPLITE FACE ARCHITECTURAL BLOCK ROCKSTONE FINISH

6

2

6

3

5

1 1

5

3

66

2

Scale

Project number

Date

Drawn by

Checked by


SITE KEY MAP


1 : 50

9/9

/20

17 1

2:0

2:1

9 P

M

A103

ELEVATIONS NORTH& WEST

103-2017

644-645 Huron St

Jose Pinhal

Issue Date

RSANTOS

LC

1 : 501 NORTH ELEVATION

1 : 502 WEST ELEVATION
