Pol Associates Inc.

66 Byron Avenue EastLondonUrban Design Brief

CITy OP LOND•ANNING ;ERVICES

RECEIVED APR 1 2016FILE NO

SUBS LNTC FOR ACTjjC FOR INFORMAT FiLEC FOR REPo

William Pol, MCIP, RPPDecember 2015Revised April 2016

Contents1.0 Introduction .3

2.0 Proposed design principles and Spatial Analysis 3

2.1 Design Goals and Objectives 3

2.2 Design Response to Goals and Objectives 3

2.3 Regional Spatial Analysis 4

Regional Spatial Analysis Plan 5

2.4 Site Spatial Analysis 6

Site Spatial Analysis Plan 7

Byron Avenue East and Euclid Avenue Streetscape Photos 8

3.0 Conceptual Design 9

3.0 Proposal 9

Conceptual Design 10

Conceptual Site Plan 11

3.2 Design Principals and Design Response 12

Conceptual Elevation Euclid Avenue 13

3.1 Public Realm 14

3.2 Sustainability Techniques 15

3.4 Heritage Initiatives 15

21 Page

1.0 IntroductionPol Associates Inc. has been retained to prepare and submit a zoning by-law amendment application to recognizethe existing converted four dwelling unit at 66 Byron Avenue and allow the construction of a single detacheddwelling onto Euclid Avenue because the lot is a through lot. This Urban Design Brief is submitted in fulfillment ofthe matters set out in the pre-consultation meeting with the City of London Planning Division on April 8, 2014 andin accordance with the Official Plan policies for infilling and intensification.

This report constitutes the Urban Design Brief and supports the amendment application. It includes in Part 2.0Design Goals and Objectives; Design Response to City Documents; and Spatial Analysis. Part 3.0 incudesConceptual Design, Public Realm; Sustainability Techniques; and Heritage Initiatives. Based on the analysis ofthese features, the proposed design is sensitive to, compatible with and a good fit within the surroundingneighbourhood.

2.0 Proposed design principles and Spatial Analysis

2.1 Design Goals and ObjectivesThe design goals and objectives are as follows:

• Provide a form of housing that is complementary to the existing single detached dwellings, semidetached dwellings and converted dwellings

• Reinforce the design framework of lotting and buildings existing in the Wortley Village neighbourhood

• Strengthen the street wall and enhance the public realm long Euclid Avenue

• Minimize the impact of the building and parking areas on the surrounding residential uses

2.2 Design Response to Goals and ObjectivesThe following are design responses to the goals and objectives:

• The existing converted dwelling is compatible with the surrounding residential buildings in form, massing,fenestration and location on the lot thereby retaining the urban design along Byron Avenue East.

• The proposed single detached dwelling replaces a conflicting three bay garage with a two storey singledetached dwelling and a single bay garage creating a building form, massing, fenestration and locationthat is consistent with similar single detached dwellings along Euclid Avenue.

• The consent to divide the through lot is consistent with six similar consents on surrounding through lotson the south side of Euclid Avenue, reinforcing the established lotting and building pattern in the WortleyVillage neighbourhood.

• The single detached dwelling setback 1.2 m from the street line will enhance the established street wallon the south side of Euclid Avenue defined by residential buildings to the west and east.

• The location and design of the building will enhance the pedestrian realm with “eyes” on the street, adefined building entrance; reduction to one bay and recessing of the garage away from the sidewalk.

• Removal of the three bay garage and replacement with a single detached dwelling introduces acompatible land use activity consistent with the dwellings along Euclid Avenue and relocates the vehicular

access away from the street.

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2.3 Regional Spatial AnalysisThe Regional Spatial Analysis Plan (following page) shows the 400 m radius and the 800 m radius from 66 Byron

Avenue East. These distances show the five minute and ten minute walk from the site to surrounding commercial,

employment, public transit and recreational opportunities. Thames Park, Belvedere Park, Victoria Public School

on Wharncliffe Road and Wortley Village are regional landmarks located within a 5 minute walk. Regional

landmarks within an 800 m ten minute walk include Downtown London and the Forks of the Thames northeast;

Springbank Park and the Coves ESA to the west; St. Martin Separate School, and the former Normal School (future

YMCA facility) southeast. This site has convenient access to rich variety of regional amenities.

Significant shopping, community resource, employment, public spaces and transit hubs between five and 10

minute walk are shown on the Regional Spatial Analysis Plan including Wortley Village, Downtown London, the

Normal School and associated village green, Thames Park and swimming pool, Springbank Park and the ThamesValley Trail. These features support intensification of this site with easy access to a wide array of employment,

shopping and recreational opportunities.

The former Normal School has been restored and is in the process of being converted to a YMCA. The site is

shown on the Regional Spatial Analysis Plan and has a unique tower visible from many parts of Old South London

and functions as a focal point for the community. The building and the surrounding green spaces functions as an

important community hub with convenient access for this location on Byron Avenue\ Euclid Avenue.

With respect to transportation, the site has pedestrian access with sidewalks on both Byron Avenue East and

Euclid Avenue providing continuous connection along streets throughout the neighbourhood. An On Street Bike

Route is shown on Byron Avenue East; Elmwood Avenue East; and Ridout Street as well as access to the Multi-Use

Pathway along the Thames River. This extended network provides easy access to the neighbourhood and the city.

Bus routes and bus stops within 400 m and 800 are shown on the Regional Spatial Analysis Plan. They include

Wharncliffe Road South to the west; Horton Street to the north; Ridout Street to the east; and Elmwood Avenue

E.\ Bruce Street\ Edward Street and Cathcart Street to the south. Combined this location has access to six different

bus routes within a five minute walk and easy public transit access across the city.

There are no significant views to or from 66 Byron Avenue at the regional scale because the site is located on local

streets and there are no significant landmarks or natural features at the terminus of the streets. Furthermore the

orientation of the lot facing single detached dwellings does not provide for nor infringe on any significant views.

At a regional scale, the surrounding lotting pattern comprises a range of small, large, narrow and wide lots within

individual access to public streets. This mix of lot size is attributed to the evolution of large estate lots being

subdivided into smaller and smaller lots over time. The surrounding urban fabric is compatible mix of single

detached, duplex and converted dwellings, and a wide variety of architectural styles reflective of the time in which

they were built. The area provides for a variety of housing choice in a low density residential setting.

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2.4 Site Spatial AnalysisThe Site Spatial Analysis Plan (following page) provides information on the immediate context of the area. TheOfficial Plan designation for this location and all the lands north to Horton Street; west to Wharncliffe Road South;east to Wortley Road; and south to Elmwood within a 400 m radius is designated Low Density Residential. TheCity of London Zoning By-law Z.-1 zones the subject site and a majority of the residential properties within a 400m radius Residential (R2-2) which permits single and two unit dwellings.

The topography of the site is flat sloping slightly to the north and east towards the Thames River Valley. There isone mature tree located on the easterly property boundary and will be removed to allow for construction of thedwelling. An abutting mature tree to the east is on adjacent lands and will not be impacted by the new dwelling.Both the existing and proposed site have access to full municipal sewer, water and storm sewer services. Thereare no constraints to development based on topography or existing vegetation.

The photographs on the following pages are a representation of the view corridors and streetscapes on 1) thenorth side of Byron Avenue East; 2) the south side of Euclid Avenue and 3) the north side of Euclid Avenue. Theexisting dwelling at 66 Bryon Avenue is being retained and will therefore not change the existing view corridor toor from the site. The replacement of a three bay garage with a two storey dwelling will enhance the view corridoralong Euclid Avenue, extending the street wall from 2 Birch Street and reduce the gap in the wall between81\83\85\87 Euclid Avenue to the east. The proposed two storey dwelling will enhance the site spatial character.

The surrounding urban pattern consists of modified street grid pattern with a predominantly east west orientationprovide good solar access to either the front façade of south facing buildings or the rear façade of north facingbuildings. The block pattern ranges from 200 — 300 m in length providing good connectivity through theneighbourhood. The predominant land uses ate single detached and duplex dwellings in one and two storeybuildings. On the street opposite the proposed dwelling are two storey buildings with a variety of cladding, brick,fenestrations, and architectural styles. Many of the buildings have been modified to the owners’ personal tastescreating a mix of building styles. Homes are built close to the front lot line with reduced front yards. While thereare examples of parking in front of the dwelling, driveways and garages are generally accessed through a side yarddriveway access. The lotting pattern on Euclid Avenue is predominantly small lots for single detached dwellings.This pattern has evolved historically in Old South from large estate lots being subdivided and large lots beingsubdivided into the variety of lot sizes. The proposed lot is consistent with the pattern where through lotsbetween Byron Avenue East and Euclid Avenue have been divided in two (see 81—87 Euclid Avenue).

Accessibility and connectivity to the site is convenient for all forms of transportation including sidewalks forpedestrians; on street cycling routes for bicycles; six bus routes within five minute walk; and a grid pattern of localstreets providing easy vehicular access to the site. The strength of the public transit, cycling and walking supportsthe zoning request to reduce the need for onsite vehicular parking for the converted dwelling.

Landscaping in the area includes both mature trees on the public right of way and on private property. This is asignificant amenity to the immediate neighbourhood. Only one mature tree will be removed to build the subjectbuilding and can be replaced with new trees through the site plan approval. Wharncliffe Road South forms a edgeto the west and Thames Park creates a node and barrier due to the steep slope into to the Park.

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3M Conceptual Design

3.0 ProposalThis section presents the proposed development of the property through a zoning by-law amendment from

Residential (R2-2) to a Residential (R3-1) with special provisions to recognize the lot area and building setbacks.

The proposed development for 66 Byron Avenue East is to retain the legally existing converted four (4) unit

dwelling and replace a three bay garage fronting onto Euclid Avenue with a two storey single detached dwelling

and an attached single bay garage. The lot has frontage of 15.24 m on both Byron Avenue East and Euclid Avenue

and is therefore a through lot. It has a lot depth of 46.8 m and a total lot area of 713.2 m2.

The concurrent consent application proposes to divide an existing lot with frontage on Byron Ave and Euclid Aye,

into two separate lots to permit the construction of a new single detached dwelling on Euclid Avenue. The new

lot will have a frontage of 15.24 m and lot area of 244 m2. The retained lot will maintain the existing legal non

conforming converted 4 unit dwelling. There is sufficient lot area to permit the development of the single

detached dwelling and allow for the function of the converted dwelling. The proposal will construct a two storey

single detached dwelling with an attached garage. The converted dwelling and garage will remain with parking

for one space in the garage and three spaces in the driveway. The conceptual design is shown on the following

page.

Both streets are local residential streets with local volumes of traffic. There are no significant vegetation features

to be preserved or enhanced. No views need to be protected as a result of the single detached dwelling. There

are no sensitive areas between the buildings because the dwelling at 2 Birch Street has a side yard adjacent to the

proposed side yard and a side yard abutting. 68 Byron Avenue East is also a through lot with an existing garage

exiting onto Euclid Avenue. The construction of a privacy fence will establish private outdoor open space for both

the retained and proposed dwelling, consistent with the surrounding land uses.

The block bounded by Byron Avenue East, Wortley Road, Euclid Avenue and Birch Street includes 20 subdivided

lots (excluding the original estate lot) with an average lot area of 385 m2. The range in lot area is from 81 Euclid

Avenue at 167 m2 to 66 Byron Avenue East at 719 m2. The proposed lot area of 242 m2 is the largest area of those

along the Euclid Avenue street frontage.

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London, On.968 2R5

519—439—6262

Do not scale drawings. Work to dimensions shown.The Contractor and all sub—trodes must check theirdimensions ond details prior to start of their work.Report any errors and omissions to EDEN HALLprior to commencement of construction. Thesedrawings area drown in occordonce with the OntarioBuildina Code CO.Rea. 403/97)

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Site Photos 66 Byron Avenue East

Streetscape looking east along Byron Avenue East

66 Byron Avenue 68 Byron Avenue 66 Bryon Avenue

Site Photos Euclid Avenue

Euclid Street frontage, south side looking east

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Rear 68 Byron Avenue Rear 66 Byron Avenue East 2 Birch Street

3.2 Design Principals and Design ResponseThe site design consists of retaining the converted dwelling of four units with access to Byron Avenue. It will

retain the built form, massing and articulation, character and image of Byron Avenue East. Outdoor amenity

space is provided at grade to the rear of the dwelling, landscpaed open space in the fornt yard and on the

adjoining patio. Pedestrian access to the sidewalk is retained from the front entrance, bicycle parking is available

in the garage, and vehicular parking is provided in three spaces at the front yard and one in the garage. There is

no lighting or signage proposed for the site. It will retain the heritage character of Byron Avenue East.

The proposed single detached dwelling on Euclid Aveue is a modern design with an attached recessed garage. The

building is setback 1.2 m from the front lot line consistent with setbacks of residential buildings to the west and

east, thereby filling in a gap in the street wall. The westerly side yard is 1.0 m consistent with the setback of the

existing building. The side yard setback on the east side is 1.8 m as required in the zone regulaitons. The abutting

single detached dwelling to the east has a similar side yard setback adjoining the proposed dwelling. On the east

side the dwelling will adjoin a single car garage. There is sufficient rear yard amenity space for the dwelling of 5.0

m to the rear of the house. The amenity space adjoins similar rear yard amenity space in adjoining dwellings.

The built form of the new dwelling is two storeys with an attached garage and living space above (Se elevations

on the following page). The roof is intended to be flat, sloping to the rear. The building location near the property

line is consitent with dwelling at 2 Birch Street and the dwellings at 81-87 Euclid Avenue. The built form is

consistent with the land uses and built forms surrounding the site. The surrounding dwelings are an eclectic mix

of housing from the turn of the centruy, 1920’s and modern façade designs.

The at grade treatment consists of steps leading to a defined front entrance; large window openings on the main

and second floors taking advantage of the difussed northerly light. The roof and cornice are flat and align closely

with the existing cornice line of the dwelling to the west. The recessed garage improves pedestrian safety allowing

one vehicle to park off the street in front of the grage. The built form provides strong visusal contact with the

public street.

The massing and articulation is consistent with the adjoining building and helps to fill the street wall gap along

Euclid Avenue. There are no shadow impacts because the building has a similar height to the adjoining building.

The scale is the same an no transition is required. The role of the proposed building is to strengthen the character

of the Euclid Street with activity, visual presence and a unique architecture in keeping with the evolution of

dwellings on the street.

The architecutral treatment is a modern style using sand coloured brick and horizontal wood veneer exterior

finish. Details around the windows and doors is dark to accentuate the openings. The large window openings

represent accessibiltiy, and enjoyment of the outdoor amenity.

There is no outdoor lighting or signage proposed. Pedestrian access is provided directly to the sidewalk; bicycle

pakring is available through a side door into the garage and two vehicle parking spaces are available in front and

inside the garage.

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The applicant has completed a similar single detached residential infill project on Kenneth Avenue in Central

London. Photos are provided showing a precdent where the modern architecture complements the existing street

scape. Two buildings were constructed retaining the existing street line; with a detached garage recessed from

the public street.

31 Public RealmThe public realm is considered for both Byron Avenue East and Euclid Avenue. There is no change to the public

proposed along Byron Avenue East. The existing landscaped area will be retained. The existing parking layout

with direct access to the street will be retained.

Along Euclid Avenue the proposed development enhances the public realm by replacing a three bay garage with

a single detached dwelling located 1.2 m from the street line. The existing sidewalk will have “eyes” on the street

and fewer reversals of vehicles across the sidewalk onto the street. The recessed garage will ensure that parked

vehicles do not obstruct the sidewalk. There is a convenient access for pedestrians and cyclists from the street to

the property. The construction of the dwelling will be an extension of the existing street wall along Euclid Avenue

reducing the gap between 2 Birch Street and 81—87 Euclid Avenue. The new dwelling will enhance the residential

character of the dwellings on the north side of Euclid Avenue by replacing a garage with new active residential

uses. Landscaping between the sidewalk and building will be a mix of perennials and annual plants creating a

transition between the sidewalk and the dwelling.

Precedent Photos 30- 32 Kenneth Avenue London; streetscape view of Kenneth Avenue

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3.2 Sustainability Techniques

The new single detached dwelling will apply ‘best-practice’ techniques of current construction practices andBuilding Code energy efficiency requirements. The orientation of the building with a south facing exposureprovides opportunity to encourage passive solar gain. Large window openings in the front and rear allowsignificant light penetration through the building reducing the need for artificial lighting. No specific energyefficiency certification is anticipated.

This conceptual design is the redevelopment of an under-utilized site within an established residentialneighbourhood and therefore constitutes intensification. As such, this single detached dwelling and consent willmake efficient use of the existing municipal services and public transportation infrastructure. There is significantopportunity to reduce the carbon footprint of the residents with convenient access to walking, cycling and publictransit infrastructure.

Being near the Wortley Village and within walking distance of the Downtown, this proposal offers excellentwalkability to existing and future residents’. They are also in proximity to Thames Park, with a variety ofrecreational opportunities and within walking distance of the new YMCA located in the former Normal School inWortley Village.

3.4 Heritage InitiativesIn response to the requirements of the Wortley Village Heritage Conservation District a Heritage Impact

Assessment was completed and submitted for both the existing dwelling at 66 Byron Avenue East and the

proposed dwelling on Euclid Avenue.

The heritage impact assessment concludes there is no impact on heritage character of the Byron Avenue East

because there is no change to the form or character of the existing dwelling. The zoning amendment

application to recognize the existing use is consistent with the Goals, Objectives and Principles of the Wortley

Village Heritage Conservation District adopted by Council in June 2015 and with the Provincial Policy Statement

2014.

The proposed zoning by-law amendment and consent to sever to create a new lot and construct a two storey

single detached dwelling with reduced setback and a recessed attached single car garage, is consistent with the

surrounding land uses, lotting pattern and building form. The resulting building will contribute to an enclosed

feeling and contributes to the comfortable and friendly pedestrian environment of the neighbourhood. The

heritage impact assessment concludes there is no negative impact on the heritage character of Euclid Avenue.

Together the applications allow a consistent scale and setback for residential uses, strengthening the rhythm

and coherent character of both Byron Avenue East and Euclid Avenue. The applications are consistent with the

Goals, Objectives and Principles of the Wortley Village Heritage Conservation District adopted by Council in June

2015 and Provincial Policy Statement 2014.

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