Proposed Mosque (‘Noor Gardens’) Muslim Association of Canada · mosque; comprised of assembly hall/worship space, a gymnasium and wellness centre, a daycare and children’s

457 SOUTHDALE ROAD WEST

London, ON

URBAN DESIGN BRIEF Proposed Mosque (‘Noor Gardens’)

Muslim Association of Canada

Prepared by MHBC Planning 630 COLBORNE STREET

SUITE 202 LONDON, ON N6B 2V2

MAY 2017

Our File: 12100’A’

Renderings and Plans Provided by ROA Studio Inc.

TABLE OF CONTENTS

Section 1 1.1 Introduction

1.2 Site Description

1.3 Surrounding Neighbourhood Context

1.4 Design Goals and Objectives

1.5 Design Response to the City of London Documents

1.6 Regional Spatial Analysis

1.7 Site Spatial Analysis

Section 2 2.1 Proposed Design

2.1.1 Site Design 2.1.2 Built Form, Massing and Articulation 2.1.3 Architectural Treatment 2.1.4 Access and Service Areas 2.1.5 Character and Image 2.1.6 Lighting and Signage

2.2 Public Realm

2.3 Height Transition

2.4 Sustainability Techniques

2.5 Conclusion

Appendices

A Site Plan

B Building Elevations

C Building Sections

D Pedestrian Connectivity Plan

E Conceptual Landscape Master Plan/Typical Street Section

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1.1 INTRODUCTION MHBC has been retained by the Muslim Association of Canada to assist with a Site Plan Approval application respecting a proposed mosque (‘Noor Gardens’) planned for lands addressed as 457 Southdale Road West, London. The subject lands are situated on the south side of Southdale Road West corridor, approximately 350 m (1,148 ft) west of Wonderland Road South. ROA Studio Inc. has prepared a design concept for the proposed multifunctional mosque; comprised of assembly hall/worship space, a gymnasium and wellness centre, a daycare and children’s recreational area, kitchen facilities and a bistro, offices, conference centre facilities, common indoor and outdoor amenity areas and enhanced landscaping elements. The site design also includes accommodation for future expansion areas adjacent to the north and south façades. The proponent intends to progress these facilities in future development phases. The purpose of this Urban Design Brief is to illustrate the design approach for the proposed mosque. This Brief has been prepared according to the City of London Urban Design Brief Terms of Reference (2009) and provides guidance on how the site should be developed. Additionally, this Brief is intended to be submitted as part of the aforementioned Site Plan Approval Amendment (SPA) application and is intended to be reviewed in conjunction with other supporting materials, including detailed landscape and site servicing plans. 1.2 SITE DESCRIPTION The subject lands (Site) have an irregular, linear shape and measure approximately 5.29 ha (13.1 ha) in area. These lands incorporate approximately 58.8 m (192.8 ft) of frontage along Southdale Road West and approximately 601.0 m (1971.8 ft) of lot depth. The Site also has approximately 95.0 m (311.7 ft) of frontage on the future Bradley Avenue extension (refer to the following figures). Adjacent to the Site, Southdale Road West includes two traffic lanes and a centre (painted) median. Both Southdale Road West and Bradley Avenue are classified as ‘arterial roads’ according to Schedule ‘C’ (Transportation Corridors) of the existing City of London Official Plan. Additionally, as set out in the City’s 2030 Transportation Master Plan, dated January 2013, Southdale Road West is to widened in the future to a four lane cross-section configuration. There is currently a temporary Goodwill donation drop-off centre on the northern portion of the Site. The balance of the lands are vacant of buildings. Further, the property is generally flat and does not contain any designated natural areas.

Section 1

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SITE CONTEXT SOUTHDALE ROAD WEST CORRIDOR

SUBJECT LANDS

Wonderland Road Community Enterprise Corridor

SUBJECT LANDS

Southwest Community

Centre

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The property is also located within proximity of London Transit Commission (LTC) bus service, with stops currently provided at the Southdale Road West/Wonderland Road South intersection east of the property and along the Dalhousie Drive corridor northwest of the property. It is anticipated that LTC bus service will be extended along Southdale Road West in the near term to provide transit connectivity to the Southwest Community Centre. Accordingly, a bus stop may be located within convenient walking distance of the Site in the foreseeable future. 1.3 SURROUNDING NEIGHBOURHOOD CONTEXT The subject lands are located entirely within the City’s Urban Growth Boundary and form part of the Southwest Planning Area. Development of these lands is subject to the policies of the approved Secondary Plan for this community; the ‘Southwest Area Plan’ (SWAP). This Secondary Plan delineates a series of neighbourhoods within the planning district and defines specific polices for each area. The site is located within the SWAP’s ‘Bostwick Residential Neighbourhood’. As previously illustrated, the Site is proximate to regional retail/service commercial uses associated with the Wonderland Road Community Enterprise Corridor, as well as existing and planned residential development areas and the future Southwest Community Centre. Surrounding land uses are summarized as follows and presented on the following figures: TO THE NORTH: Union Gas easement, Southdale Road West corridor, electric transformer

station, townhouse cluster TO THE EAST: Electric transmission corridor (high voltage), existing new format

shopping centre integrating various retail and service commercial uses, Wonderland Road South corridor

TO THE SOUTH: Future Bradley Avenue corridor, cultivated farmland, open space,

woodlots TO THE WEST: Natural gas easement and substation; future development lands,

Southwest Community Centre (under construction)

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View south from street frontage

View east from project site frontage

View west from project site frontage

SUBJECT LANDS SOUTHDALE ROAD WEST CORRIDOR

Source: Google Street View (February 25, 2017)

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Future development lands/Southwest Community Centre site (west of project site)

Electric Transmission Corridor/Wonderland Road Community Enterprise Corridor (east of project site)

Multiple-unit residential development (northwest of site)

SURROUNDING USES SOUTHDALE ROAD WEST CORRIDOR

Source: Google Street View (February 25, 2017)

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1.4 DESIGN GOALS AND OBJECTIVES The overall goal of this project design is to establish a prominent, multifunctional mosque on the Site that is contemporary in design, compatible with surrounding land uses and complementary to the local development context. The following core objectives have been identified to help achieve this design goal: 1. Design a building form that effectively integrates religious, community-oriented and

recreational space while also creating a focal point for the Bostwick neighbourhood. 2. Redevelop the Site in a manner that enhances the visual qualities of the streetscape

and contributes positively to the built form in the immediate area. 3. Integrate project elements that are supportive of transit and alternative transportation

modes, including provision of an enhanced walkway from Southdale Road West to the building entrances.

4. Incorporate enhanced amenity space for the congregation, visitors and employees

including a variety of indoor common areas and outdoor courtyards/terraces. 5. Develop a vehicular ingress/egress arrangement that: ensures safe pedestrian/vehicular

traffic movement through the Site; provides direct access to Southdale Road West and the future Bradley Avenue; and accommodates future vehicular and pedestrian connections with adjacent developments.

6. Align with the design direction set out in the City’s existing and new Official Plans and

applicable guideline documents, where practical and appropriate.

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1.5 DESIGN RESPONSE TO CITY OF LONDON DOCUMENTS CITY OF LONDON OFFICIAL PLAN (EXISTING) The Site is designated ‘Multi-Family, High Density Residential’ on Schedule ‘A’ (Land Use) of the existing (in force) Official Plan. Permitted uses in this designation include high-rise apartment buildings, homes for the aged, community facilities, commercial recreation facilities and small scale office developments. In our opinion, the community-oriented uses intended for this property are consistent with the permissions of this designation. As discussed in Section 2 of this Brief, the proponent is proposing to redevelop the Site for a multifunctional mosque with expansion areas planned for future project phases. For the purposes of this Brief, the urban design principles set out in the existing Official Plan have particular relevance to the design approach of this project. Chapter 11 of the Official Plan provides direction for matters relating to the visual character, aesthetics, compatibility of land use and to the qualitative aspects of development. Section 11.1.1. itemizes a series of urban design principles. to be considered in the preparation of development proposals. The following principles set out in Section 11.1.1. have particular relevance to this redevelopment proposal and reflect the core design objectives identified in Section 1.4 of this Brief: iv) 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.

v) The massing and conceptual design of new development should provide for continuity and

harmony in architectural style with adjacent uses which have a distinctive and attractive visual identity or which are recognized as being of cultural heritage value or interest.

vi) The relocation or replacement of incompatible land uses and the redevelopment of derelict

properties will be encouraged. viii) In pedestrian traffic areas, new development should include street-oriented features that

provide for the enhancement of the pedestrian environment, such as canopies, awnings, landscaped setbacks and sitting areas.

ix) The design and positioning of new buildings should have regard for the impact of the

proposed development on year-round sunlight conditions on adjacent properties and streets. In reviewing proposed developments, access to sunlight for adjacent properties should be maximized to enhance the potential for energy conservation and the amenity of residential areas and open space areas, such as parkettes and outdoor plazas.

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x) 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.

xiii) Parking and loading facilities and driveways should be located and designed to facilitate

manoeuvrability on site, between adjacent sites where appropriate, and to reduce the traffic flow disruption resulting from turning movements to and from the property.

It is our opinion that the site plan, building elevations, architectural renderings and conceptual landscape master plan prepared for this proposal demonstrate that the project has regard for the above-referenced principles. The merits of the proposal in the context of these principles is also presented in Section 2 of this Brief. CITY OF LONDON OFFICIAL PLAN (NEW) Status City Council adopted a new Official Plan (‘The London Plan’) on June 23, 2016. The London Plan was subsequently submitted to the Ministry of Municipal Affairs (MMA) for approval. The Ministry issued its approval of the new Official Plan, with modifications, on December 30, 2016. Certain policies and designations of the approved new Official Plan have been appealed to the Ontario Municipal Board and are not in effect (including the core land use policies applying to the Site). Notwithstanding, the following discussion describes how the proposed mosque aligns with the policy direction and development provisions of The London Plan, as approved by the MMA. Land Use Permissions Under the new Official Plan, the project site is designated ‘Neighbourhood’ on the land use schedule; Map 1 (‘Place Types’). Policy 916 defines an overall vision for development in the Neighbourhoods place type to be achieved by the end of the planning period (2035), “… our neighbourhoods will be vibrant, exciting places to live, that help us to connect with one another and give us a sense of community well-being and quality of life.” Additionally, Southdale Road West and Bradley Avenue are classified as Civic Boulevards on Map 1 (‘Street Classifications’). Tables 10 and 11 of the new Official Plan state that lands in the Neighbourhood fronting ‘Civic Boulevards’ (local streets) may be developed for a range of low density residential types (e.g., single detached, semi-detached, duplex dwellings, townhouses, low-rise apartments), as well as small scale community facilities. In our opinion, the proposed mosque is consistent with the permitted uses set out in the referenced Tables.

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City Design The ‘City Design’ component of London Plan (Policies 189 to 306) defines those urban design principles and policies that are intended to guide the character and form of development. The overarching objectives of these policies are outlined in Policy 193:

193_In all of the planning and development we do and the initiatives we take as a municipality, we will design for and foster: A well-designed built form throughout the city.

1. Development that is designed to be a good fit and compatible within its context.

2. A high-quality, distinctive and memorable city image.

3. Development that supports a positive pedestrian environment.

4. A built form that is supportive of all types of active mobility and universal accessibility.

5. High-quality public spaces that are safe, accessible, attractive and vibrant.

6. A mix of housing types to support ageing in place and affordability.

7. Sustainably designed development that is resilient to long-term change.

8. Healthy, diverse and vibrant neighbourhoods that promote a sense of place and character.

Section 2 of this Report demonstrates that the proposed multifunctional mosque has been designed to achieve these broad objectives, where applicable. Moreover the project design is in keeping with the intent of the character, street network, streetscape, public space and site layout policies set out in the City Design section of the new Official Plan. Notwithstanding that this section of the London Plan is largely under appeal, the design principles provided in the applicable City Design policies is generally consistent with the direction set out in the existing Official Plan, the SWAP and the City’s Placemaking Guidelines (outlined in this Brief).

CITY OF LONDON SOUTHWEST AREA PLAN (SWAP) Context As discussed, development of these lands is subject to the policies of the approved Secondary Plan for the Southwest Planning Area (i.e., the SWAP). This Planning Area incorporates all of the designated Urban Growth Area south of Southdale Road, east of Dingman Creek and north of Provincial Highways 401 and 402. In this regard, the subject lands are situated in the northwestern quadrant of the Southwest Planning Area. The Secondary Plan includes land use policies which serve to implement the planning vision and objectives developed for this study area. The document also discusses how the detailed Secondary Plan policies would integrate into the policy framework of the Official Plan. Further, Schedule ‘A’ of the existing Official Plan was amended to reflect the SWAP land use pattern.

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Bostwick Residential Neighbourhood The Secondary Plan delineates a series of neighbourhoods within the planning district and defines specific polices for each area. As discussed, the subject lands forms part of the Bostwick Residential Neighbourhood. Section 20.5.9 i) of the Secondary Plan sets out the intended function of the Bostwick community:

The Bostwick Neighbourhood will provide for residential development with the highest intensity of all of the Residential Neighbourhood Areas in the Southwest Planning Area, to support activities in the Wonderland Boulevard Neighbourhood. The focus for new development is to be on a mix of low to mid-rise housing forms, ranging from single detached dwellings to low rise apartment buildings within individual subdivisions and throughout the neighbourhood. …

Further, with respect to development character, it is noted in Subsection ii) that residential areas will, “… develop as traditional suburban neighbourhoods, with characteristics similar to those found in the older areas of the city, reflecting a compact development, a diversity of building types, and walkable amenities”. The following sets out key SWAP development policies applicable to the proposed mosque. It is important to note that the permitted use policies of the SWAP prevail over those prescribed in the Official Plan where more detailed or alternate direction is provided in the Secondary Plan. This policy applies to both the existing and new Official Plans. Development Permissions The Site is designated ‘High Density Residential’ under the SWAP which, in the context of the Bostwick Residential Neighbourhood, permits: a number of intensive residential housing types (e.g., high-rise residential forms, homes for the aged); convenience commercial uses; and secondary permitted uses in the existing Official Plan (e.g., community centres, community facilities, churches). The permitted use policies are set out in Section 20.5.9.2 of the Secondary Plan In our opinion, the proposed mosque is consistent with the permitted use policies of the SWAP. Urban Design Policies The layout of the multifunctional mosque was prepared with regard for the urban design policies detailed in Section 20.5.3.9 of the SWAP. The following summarizes several key merits of the proposal which demonstrate (1) consistency with relevant SWAP design policies and (2) consideration for the planned function of the Bostwick Residential Neighbourhood: Integrates a compact, transit-supportive building form within proximity of existing bus

routes.

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Provides a civic area that will form an important, community-oriented meeting place. Locates an institutional complex in close proximity to Wonderland Road Community

Enterprise Corridor to support the range of retail/service commercial activities in this mixed-use development area (thereby helping to strengthen the function of the Corridor).

Enhances the Southdale Road West view corridor by providing a second prominent civic development along this street section (in addition to the Southwest Community Centre currently under construction).

Employs a driveway arrangement that will help to establish vehicular and pedestrian linkages with the existing arterial road system and, potentially, a local street network (if local roads are ultimately constructed in the immediate area).

Utilizes outdoor amenity areas as core organizing elements for the development layout. Aligns with Safe Community Design objectives by siting developments and outdoor

amenity features in a manner that limits unobstructed views of parkettes and walkways from adjacent roads, internal driveways, parking areas and the mosque.

Incorporates a comprehensive landscape plan: to enhance the Southdale Road West streetscape, public open spaces and pedestrian walkways; to frame important views and focal points of the development; and to screen off-street parking and loading areas.

CITY OF LONDON PLACEMAKING GUIDELINES The City of London Placemaking Guidelines are intended to promote liveable communities, an identifiable character and a sense of place. Notwithstanding that this Guideline is generally focused on large scale ‘greenfield’ development, a number of goals and themes set out in this document are relevant to redevelopment proposals. The following summarizes the principal (core) Placemaking Guidelines that provided design direction for this project as presented in Section 2 of this Brief: Core Placemaking Guidelines Site Context and Community Elements

Establish key social, pedestrian and public transit connections between new development and the existing fabric of the city.

Develop an overall concept plan which clearly identifies the relationship between land uses, built form and natural features of the community.

Develop the concept plan with specific built form types and requirements in mind while allowing for future flexibility.

Develop a circulation plan identifying where linkages will be established to support pedestrian, automobile, cycling movements throughout the community.

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Pedestrian Environments

Use landscaping strategically to enhance the pedestrian environment. Design pedestrian environments that provide a sense of safety and separation from

automobile traffic. Design roadways so that they calm traffic and keep car speeds to a minimum Orient buildings, their massing, architectural elements and habitable areas so that they

promote an eyes-on-the-street approach to streetscapes and public spaces. Use architectural and landscape design to enhance visually prominent locations. Design buildings and spaces to encourage social interaction.

Focal Points, Public Realm and Residential Design Utilize paving and landscaping treatments in the design of visual focal points. Design convenient pedestrian linkages to focal points and public transit. Plan institutional uses so that their building forms complement the streetscape and

contribute to the design concept. Where appropriate, design for roundabouts with high quality landscaping. Employ exterior building materials and colours that are stylistically appropriate. Avoid architectural designs that are ubiquitous and non-descript because they do not

contribute to a sense of place. 1.6 REGIONAL SPATIAL ANALYSIS A Regional Analysis was conducted around the subject lands at a 400 and 800 metre radius as illustrated on the following figure. The 400 metre radius, which incorporates a large portion of the Bostwick neighbourhood and the Wonderland Road Community Enterprise Corridor, contains a variety of land uses including low, mid and high rise dwellings, offices, retail/service commercial and institutional uses, agricultural lands and open space areas. Most notably, several medium and high density residential areas are planned in close proximity to the Site. Transit routes along Wonderland Road South and Dalhousie Drive also fall within this radius. A broader range of land uses are encompassed within the 800 metre radius including a greater diversity of retail/service commercial uses associated with the Wonderland Road corridor. Additional LTC transit stops are also situated within this larger radius.

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1.7 SITE SPATIAL ANALYSIS A Local Analysis was conducted to understand the Site’s relationship with the surrounding uses in the immediate area. The key findings of the analysis are summarized below and illustrated on the following figure: An active frontage zone has been identified along Southdale Road West (recognizing

that there is currently no street frontage along Bradley Avenue). Appropriate landscaping and screening elements will be provided along this frontage to enhance the existing streetscape and to complement the proposed mosque;

A zone of sensitivity has been identified where the subject lands directly abut other

lands designated for residential and open space features. Section 2 of this Brief provides details on the design response along these interfaces;

As illustrated, the Southwest Community Centre (under construction) and several large-

scale commercial buildings associated with the Wonderland Road Community Enterprise Corridor are situated in close proximity to the Site. The proposed mosque is generally similar in scale to these large structures.

The Site is located in the vicinity of several LTC transit routes operating along

Wonderland Road South (to the east) and Dalhousie Drive (to the north).

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2.1 PROPOSED DESIGN The ROA Studio design for the mosque is illustrated on the following pages and in the plans provided in the Appendices. These graphics, and others included in this Brief, illustrate the layout, scale and character of the intended development. Core Design Elements

A two-storey mosque incorporating a total building area of 8,240 m2 (88,694 ft2) and accommodating the following principal components: A large multifunctional events hall located on the main level and

providing space for religious, social, educational and community-oriented activities;

A multifunctional gymnasium situated on the lower level, immediately below the events hall;

A main level atrium extending along the length of the north (front) façade and integrating extensive glazing and common seating areas;

A main level kitchen and bistro (lounge) located in the eastern quadrant of the building supporting food services and event catering;

A female wellness centre (fitness and aerobics studio) situated in the western quadrant of the lower level;

A daycare (preschool) facility in the southern quadrant of the main level; A children’s recreational zone extending along the south (rear) façade of

the lower level; Ablution space in the lower level, adjacent to the gymnasium facilities; A main level lounge and an open seating area and a lounge on the

lower level; Conference centre facilities located in the south quadrant of the lower

level; and Administrative (office) space in the lower level; Multiple building entrances accessible from street walkways, including a

main entrance feature along the south façade positioned in close proximity to accessible parking facilities, bicycle parking, a drop-off area and vehicular parking.

Enhanced building design, landscaping elements and outdoor amenity spaces (e.g., courtyard features in prominent locations, lower-level outdoor terraces, weather protected entryways, landscaping enhancements at key interfaces).

An internal driveway arrangement integrating: access from Southdale Road West and future access from Bradley Avenue; pedestrian walkways; landscaped islands and boulevards, drop-off areas, extensive tree planting to screen/shade parking areas and from Southdale Road West and the main driveway/walkway and an enhanced landscaped gateway feature to help facilitate efficient and safe circulation.

At-grade parking areas providing a total of 350 spaces, as well as an integrated loading/service area and bicycling parking.

A 1.3 ha (3.2 ac) raised bed septic system located at the southern limit of the

Section 2

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SITE DEVELOPMENT CONCEPTUAL RENDERINGS (WITH FUTURE PROJECT PHASES)

SOUTH FAÇADE PERSPECTIVE

PLAN VIEW

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PUBLIC/PRIVATE REALMS CONCEPTUAL RENDERINGS (WITH FUTURE PROJECT PHASES)

MAIN ENTRANCE

NORTH COURTYARD/LOWER LEVEL TERRACE

NORTH COURTYARD

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2.1.1 Site Design The site plan, elevations, architectural renderings and conceptual landscape master plans presented in this Brief demonstrate that this proposal incorporates a series of elements which collectively promote a high quality form of urban design. Key components of the design are summarized below: The proposed mosque is positioned on the Site in a manner that optimizes the

development potential of this irregularly-shaped property while also supporting an enhanced streetscape and a pedestrian orientation (refer to Appendix ‘A’).

The architectural treatment of the building is intended to be sympathetic to the Bostwick community yet provide a very distinctive character; the result being an attractive, modern design that complements the local development context (refer to Appendix ‘B’ and ‘C’).

Building height and massing is designed to be compatible with the existing large format commercial developments east of the Site and the Southwest Community Centre and future high density residential development planned west of the property. The proposed setback from Southdale Road West will also help to facilitate visual separation and privacy for the mosque.

Extensive glazing and indoor/outdoor common areas are intended to maximum exposure to light and views into the mosque. Further the relatively low building height (11 m) and central positioning of the structure on the Site will help to minimize shadowing effects on adjacent lands.

The building lobby will be directly accessible to pedestrians with entrances accessible from the parking areas by paved sidewalks and plaza features. The building design will also incorporate measures to help facilitate universal accessibility and weather protection.

The site layout includes an internal circulation system to support vehicular and pedestrian accessibility from Southdale Road West, the planned extension of Bradley Avenue and, potentially, a local street network (if local roads are ultimately constructed in the immediate area).

An enhanced walkway access from the Southdale Road West corridor to the building entrances is proposed to support pedestrian mobility and site connectivity (refer to Appendix ‘D’). The walkway incorporates landscaped boulevards, additional lighting, tree planting, pedestrian crosswalks (with hard surface treatments) and signage at street crossings.

Multiple bus routes accessible from Southdale Road West service the immediate area and provide connectivity throughout the City and to regional transportation facilities (e.g., London International Airport, VIA Rail Station).

Enhanced landscaping will be provided in the public realm, including multiple outdoor terrace and patio areas, landscaped areas and parking islands and extensive tree planting along driveway boulevards, the Southdale Road West frontage and the interfaces with adjacent properties (refer to Appendix ‘E’).

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2.1.2 Built Form, Massing and Articulation The massing, orientation and articulation incorporated into the proposal is contemporary in character and designed to create a comfortable and engaging pedestrian environment. The design is also intended to contribute positively to the Southdale Road West streetscape and to be compatible with, and sensitive to, the existing development context. The architectural renderings presented in this Brief illustrate the proposed building massing which has been broken up by a series of projections and recessions, as well as horizontal and vertical elements. Additionally, a significant level of visual articulation is achieved through the use of variations in materials, distinctive (discrete) wall and roofline elements, and extensive glazing. Collectively, these elements contribute to a modern, attractive design that, in combination with the Southwest Community Centre, will help to enhance the Southdale Road West streetscape in the vicinity of the Wonderland Road Community Enterprise Corridor. The proposed design is further illustrated in building elevations and building sections prepared by ROA Studio and included as Appendices to this Brief. 2.1.3 Architectural Treatment The design incorporates a unique, contemporary façade style for the entire mosque. As discussed, extensive glazing and horizontal/vertical articulations are used on the façades in order to break up the continuous mass of this large structure. Further, enabling the internal amenity spaces to be visible from the main level courtyards, walkways and access driveway extends the public realm into the building. 2.1.4 Access and Service Areas At this time, one point of vehicular access will be provided to the Site providing ingress/egress from Southdale Road West. A future access will be provided to Bradley Avenue following construction of a street or driveway extension. Parking areas will be provided for the congregation, visitors and employees, with bicycle parking accommodated in close proximity to building entrances. A service/loading area is also proposed at the rear of the building (east side) in order to help minimize traffic disruptions to the internal site circulation. Additionally, the loading area will be largely screened from pedestrian view by the mass of the structure and landscaping elements. As discussed, the design integrates an enhanced walkway access from the Southdale Road West corridor to the building entrances to support pedestrian mobility and site connectivity. The walkway design includes landscaped boulevards, additional lighting and landscaping features, extensive tree planting, hard surfaced pedestrian crosswalks and signage at street crossings. .

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2.1.5 Character and Image The proposal represents a contemporary response to the site context that is sensitive to the character of the surrounding area and will contribute positively to the Southdale Road West corridor. Moreover, in conjunction with development of the Southwest Community Centre, this project will help to establish this development area as a prominent, community-oriented gathering place and focal point for both the Bostwick Residential Neighbourhood and the larger Southwest Planning Area. 2.1.6 Lighting and Signage A lighting scheme is being prepared for the proposed development. In general, the lighting plan will ensure illumination of entranceways, walkways and driveways by way of contemporary elements (e.g., unobstructive ceiling lighting, step illumination). The main entryway along the south façade will have appropriate lighting strategically located to delineate this entry point. On-site lighting will be designed at a pedestrian scale and will ensure safe movement at night. Reasonable amounts of outdoor lighting will be used for safety, utility and security. However, glare from exterior luminaries will be reduced and minimized through the use of full cut-off lighting. Signage has not yet been determined to date. However, the associated lighting will be refined and backlit. 2.2 PUBLIC REALM The proposed development has been designed to reflect, and integrate with, the existing development context at the pedestrian level. Most notably, the design elements incorporated into the main level reinforce the public and private realm along the access walkways and driveway. Further, large windows and entrance features help to promote an active street frontage particularly along the north, west and south façades. The combination of natural stone panels, high performance cladding and glass materials incorporated into each of these façades also further animate the public realm along the sidewalk. Pedestrian access to building entrances is provided from street level via the adjacent sidewalks and main level courtyards.

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2.3 HEIGHT TRANSITION The two storey structure has been designed at a maximum height of 11 m (36 ft), with building height varying to add visual interest and functionality to internal spaces. Building height is generally in keeping with the larger buildings situated in close proximity to the Site, which will to help to maintain the overall continuity of the streetscape along Southdale Road West. 2.4 SUSTAINABILITY TECHNIQUES The proposed development will be designed and built with consideration for suitable sustainability techniques, materials and systems. In this respect, landscape plans for common outdoor amenity areas will consider several sustainable design elements, including (1) hard landscape elements and drought resistant landscaping to reduce water consumption and (2) strategic planting of landscaped areas to provide further shading opportunities. Additionally, congregation members, visitors and employees wishing to seek alternative forms of transportation will have options for walking, biking and transit. These options will be encouraged through provision of pedestrian connections to the existing sidewalk system along Southdale Road West, a future connection to Bradley Avenue and potentially, a local street network (if local roads are ultimately constructed in the immediate area). The proposed development will also support existing transit service provided along the Wonderland Road South and Dalhousie Drive corridors.

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2.5 CONCLUSION The proposed multifunctional mosque presented in this Urban Design Brief represents an attractive, modern, contemporary building form designed to integrate effectively into the project site and the existing development context. Moreover, the proposal is designed to provide a prominent presence within the Southdale Road West corridor and to accommodate a range of religious, community-oriented and recreational space to support the Bostwick Residential Neighbourhood. In the framework of the building design, particular attention is paid to architectural elements, amenity features and the engagement of common spaces with the public realm. Collectively, the design elements of the concept plan demonstrate sensitivity to the local development context and adjacent land uses, apply contemporary urban design principles and include measures to minimize potential land use conflicts. The design approach is also in keeping with the policies and design direction set out in the City’s existing and new Official Plans, Southwest Area Plan and Placemaking Guidelines. In light of these considerations, in our opinion the proposed redevelopment plan is appropriate for this location and will contribute positively to the character and built form of the Bostwick community and the larger Southwest Planning Area.

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APPENDIX ‘A’ SITE PLAN

urban design brief 457 Southdale Road West London, ON

NOOR GARDENS457 SOUTHDALE ROAD WEST

LONDON, ONTARIO

APPENDIX ‘B’ BUILDING ELEVATIONS


APPENDIX ‘C’ BUILDING SECTIONS


APPENDIX ‘D’ PEDESTRIAN CONNECTIVITY PLAN


MHBC PLANNINGP: 519 858 2797 F: 519 858 2920

DATE: March 01,2017

N.T.S.

APPENDIX ‘E’ CONCEPTUAL LANDSCAPE

MASTER PLAN/ TYPICAL STREET SECTION


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