Urban Design Brief Cover - London, Ontario · Urban Design Brief Fox Hollow Residential Development 1235-1295 Fanshawe Park Road West Proposed Zoning Amendment 16164 City of London

Urban Design Brief

Fox Hollow ResidentialDevelopment

1235-1295 Fanshawe Park Road West

Proposed Zoning Amendment

16164

City of London

May, 2017 (As Amended June, 2017)

Prepared for:

SmartREIT

700 Applewood Cres, Suite 200

Vaughan, ON

L4K 5X3

Prepared by:

GSP Group Inc.

72 Vistoria Street S., Suite 201

Kitchener, ON

N2G 4Y9

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GSP Group Inc. Smart REIT - Foxhollow May 2017 (Amended June 2017) Urban Design Brief

Table of Contents

SECTION ONE .......................................................................................................................... 2

1.1 The Proposal .................................................................................................................... 3

1.2 Design Goals and Objectives ............................................................................................ 4

1.3 Design Response to City Documents ............................................................................... 5

Official Plan Policies ........................................................................................................... 5

Zoning ................................................................................................................................13

1.4 Spatial Analysis ...............................................................................................................14

SECTION 2 ...............................................................................................................................18

2.1 Site Design ......................................................................................................................18

2.2 Built Form and Architecture .............................................................................................20

Building Form and Urban Context ......................................................................................21

Exterior Composition and Detail Design .............................................................................21

2.3 Landscape Design ...........................................................................................................27

SUMMARY ...............................................................................................................................29

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SECTION ONE

The purpose of this Urban Design Brief is to present the design details of the possible residential

development proposed by Smart REIT located on vacant land northeast of their existing commercial

development along Fanshawe Park Road West and Hyde Park Road in the Foxhollow Community,

in the northwest end of the City of London (Image 1).

Image 1: Site Location – Google Earth Arial Imagery (2016)

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1.1 The Proposal

Smart REIT is proposing to amend the zoning for their property municipally known as 1235-

1295 Fanshawe Park Road West in the Fox Hollow community in Northwest London (the “Site”).

The Site is bordered by Fanshawe Park Road West to the south, Hyde Park Road to the west,

Dalmagarry Road to the east and Tokala Trail to the north. The Site is approximately 7.3

hectares (18.04 acres) in size and is located at the intersection of Fanshawe Park Road West

and Dalmagarry Road. The Site has approximately 229m of frontage along Fanshawe Park

Road West, 310m of along Dalmagarry Road and 101m of frontage along Tokala Trail.

The Zoning By-law Amendment seeks to expand the range of permitted uses of this property by

adding a mix of residential uses to this Site in addition to the retail and service commercial uses

permitted on this Site. This is in keeping with London Plan objectives that encourage a mix of

uses in the Shopping Area Place Type, and will contribute additional residential density to the

Fox Hollow Planning Area.

The Site Plan concept provided is intended to demonstrate how the Site could be developed. It

is noted that the ultimate layout and designs may change depending on the final mix of uses

and built form proposed. The design of any future development will be refined through the Site

Plan process.

The concept provided illustrates approximately 682 residential units (130 townhouses and 552

apartment units) and 1,871 square metres (20,138 square feet) of existing commercial floor

area. This translates into a total FSI of 1.13 and a density of 113units/ha. Two centrally located

parkettes are shown, which would provide ample amenity space and areas for potential

landscaping and pedestrian connections.

The northerly portion of the Site, approximately 2.8ha (6.97ac), is located across from an

existing residential subdivision along Tokala Trail. The concept shows townhomes along that

subdivision providing a transition between the existing low to mid-rise residential development

and the higher density apartment buildings.

The southern portion is approximately 3.2ha (7.94ac) and would be developed with four (4)

apartment buildings, each 4-storeys in height, as permitted in the Shopping Area Place Type of

the London Plan. The two (2) larger buildings would provide approximately 198 units each, while

the two (2) smaller buildings would provide 78 units. The apartments are proposed to be a mix

of one and two bedroom units with indoor amenity spaces. The amenity space shown between

the apartment buildings is approximately 0.18ha (0.45acre).

The existing commercial development at the south end of the Site includes two (2) restaurants

(Tim Hortons and Boston Pizza) and two (2) banks (Royal Bank and the Bank of Montreal).

Underground parking could be made available for the apartment units, while visitor parking

could be provided throughout the Site as shown. Internal street would remain private and

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access could be provided to match the proposed subdivision entrance north across Tokala Trail

and across Dalmagarry Road to match the seniors care facility entrance.

Smart REIT’s land holdings in the area are of an ideal size and configuration to intensify and/or

introduce residential development into their commercial/retail development. Given the location

of the Site and the development occurring in the surrounding area, Smart REIT is prepared to

introduce the residential use as an option at this location to make better use of the space and to

contribute to making Fox Hollow a more complete community. The height and lot coverage

regulations requested are appropriate given its proximity to Fanshawe Park Road West, an

Urban Thoroughfare.

A pre-application consultation meeting was held with City Staff on November 24th, 2016 to

discuss the addition of mix of residential uses including 16 strorey residential apartment

buildings. Following this meeting, Smart REIT reduced the proposed height to 6 storeys. A

revised Record of Pre-Application Consultation was completed on April 6th, 2017 reflecting

changes in the proposed development.

Smart REIT’s original design proposal has been modified to accommodate Staff’s

recommendations regarding the height and density. The location of the built form has also been

modified to show how the uses can be transitioned offering an appropriate interface between

the Site and the low density residential uses to the north and the commercial uses to the south.

1.2 Design Goals and Objectives

The overall goal of the project is to permit the development of a well-designed and functional

mixed use block. Although the Site Plan concept is only an example of what could potentially be

developed at this location, the design objectives of any future development will be to establish a

built form and site design that:

Accommodates the needs of residents;

Integrates with the existing commercial development and broader community;

Acts as a transition of density and scale between the commercial lands along Fanshawe

Park Road West and the low density residential lands north of Tokala Trail; and,

Contributes to the creation of a great street edge along Tokala Trail and Dalmagarry

Road.

The proposed design has been developed with these goals and objectives in mind together with

collaboration and input from City Staff.

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1.3 Design Response to City Documents

City of London Official Plan (1989) Policies

The Site Plan concept for 1235-1295 Fanshawe Park Road West provided, aligns with the

urban design policies outlined in London Official Plan (the “OP”). The chart states some of the

main design principles that are achievable through the proposed development of this Site:

Architectural

Continuity

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.

The concept shows townhouses at the edge of

the Site across from the low density residential

development north of Tokala Trail. The

townhomes provide a buffer between the low-

density residential use and the higher density

apartments. The architectural details of the

buildings are currently unknown. However, a

precedent image, Image 11 herein,

demonstrates how the apartments could look.

Streetscape vii) 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

The buildings have been positioned to visually delineate the boundaries to the public streetscape, with building facades along Dalmagarry Road and Tokala Trail. Entrances to the townhomes and the street fronting apartment building have been positions along the street to activate these areas with pedestrian activity.

Landscaping 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

Landscaping improvements are proposed throughout the Site, particularly within the open amenity spaces but also between buildings and along the street edge. Additional vegetation along the street will enhance the space making it more appealing to residents, visitors as well as the broader community.

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facilities from adjacent

properties and streets.

Building

Positioning

xi) Where a proposed

development consists of

a grouping of buildings,

the buildings should be

positioned to define

usable and secure open

space areas on the site

and to afford a

reasonable measure of

privacy to individual

dwelling units.

The proposed buildings are positioned to engage the pedestrian environment along the street edges. This configuration allows the building entrances to be close to the street and shields the view of the parking from the street.

Enhances

Accessibility

Standards

xii) The design of new

buildings should

incorporate the City of

London Facility

Accessibility and Design

Standards to facilitate

access and use.

The detailed development plan will incorporate the City of London Facility Accessibility and Design Standards to facilitate access and use, including the provision of a suitable quantity of accessible parking spaces designed in accordance with the specifications of the document.

Parking and

Loading

xiii) 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.

The Site currently has a right-in/right-out access along Fanshawe Park Road West and right-in/right-out access from Dalmagarry Road. A second access out to Dalmagarry Road exists further north providing full access in both directions. This access could be removed and replaced with an entrance along Dalmagarry Road that is better aligned with the entrance to the seniors care facility across the street. Another access could be established along Tokala Trail that would align with the proposed subdivision across the street. The alignment of these entrances will contribute to creating a well-connected community with appropriate site lines and traffic movement. The separate entrances will reduce site congestion and increase overall maneuverability to access the each of the

parking areas and building entrances through

the site.

Privacy xiv) To the extent

feasible, the design and

positioning of new

buildings should

minimize the loss of

The townhomes shown at the north end of the

site provide a buffer between the proposed

low-density uses across Tokala Trail and the

higher density apartments on site, which

would help maintain privacy for the lower

density uses. However, we note that having a

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privacy for adjacent

residential properties.

four storey development across a collector

road from two storey development is still an

appropriate relationship and would not

interfere with maintaining privacy.

Outdoor Space xv) For multiple forms of

low-rise residential

development, such as

row housing, each unit

should be provided with

adequate and clearly

defined outdoor living

space

Common outdoor amenity space is provided in

the middle of the Site surrounded by the four

apartment buildings. Additional amenity space

is provided in a centralized location between

the rows of townhouse units creating a

welcoming entrance to the block and providing

open space to the residents of these

townhomes. The townhouse units would also

have private amenity space in the rear yard.

For those townhouse units along the street

that also back onto internal roads, second

floor patios could be incorporated above their

driveways to provide usable outdoor space.

An examples of this type of design can be

found in Image 13 herein.

Play Areas xvi) Residential

developments that are

likely to house families

should include an

appropriately sized

outdoor children's play

area that is safely

accessible from all units

in the development

A small play structure can been incorporated,

as seen on the proposed landscape plan, to

provide a centralized space for children to play

safely, and close to home.

Recreational

Facilities

xvii) The developers of

medium or high density

residential projects shall

be encouraged to

provide recreational

facilities appropriate to

the size of the

development and the

needs and interests of

the intended residents.

Two outdoor amenity areas are proposed for

the site. A play structure could be added to

these open spaces. Additional indoor

recreational space may be provided within the

apartment buildings; however, full architectural

layout have not yet been completed.

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The London Plan Policies

The Site Plan concept for 1235-1295 Fanshawe Park Road West provided, aligns with the

urban design policies outlined in London Plan. The following policies relate to the proposed

amendment and were considered as part of the Site Plan concept design:

Our Strategy

The London Plan provide policy direction to lead the City towards their collective vision for 2035

(Policy 54_). Of the key directions outlined in the London Plan is to build a mixed-use and

compact City (Policy 59_). The planning strategies outlined to achieve this direction are as

follows:

1. “Implement a city structure plan that focuses high-intensity, mixed-use

development to strategic locations - along rapid transit corridors and within

the Primary Transit Area.

2. Plan to achieve a compact, contiguous pattern of growth – looking “inward

and upward”.

3. Sustain, enhance, and revitalize our downtown, main streets, and urban

neighbourhoods.

4. Plan for infill and intensification of various types and forms to take

advantage of existing services and facilities and to reduce our need to grow

outward.

5. Ensure a mix of housing types within our neighbourhoods so that they are

complete and support aging in place.

6. Mix stores, restaurants, clean industry, live-work arrangements and

services in ways that respect the character of neighbourhoods, while

enhancing walkability and generating pedestrian activity.

7. Build quality public spaces and pedestrian environments that support

walking.

8. Manage outward growth through the use of an Urban Growth Boundary and

by supporting infill and intensification in meaningful ways.”

The proposed development for 1235-1295 Fanshawe Road West aligns with the City’s strategy

and direction. The addition of a range of residential uses proposed by the Zoning By-law

amendment for the the Site will add flexibility to develop a wider range of permitted uses making

it easier to use the space to the fullest extent.

Infilling the vacant area of the Site, the Applicants will be making better use of the existing

services in the area. The concept plan illustrates the potential to provide mid-rise housing to the

area at higher density proximate to Fanshawe Park Road and transit. The development of this

Site will also help to enhance the Fox Hollow community by providing active building facades

proximate to, and along, Dalmagarry Road and Tokala Trail.

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The mixed-use nature of this development will contribute to the creation of a mixed use

community and the added intensity of the Site will contribute to the use of public transit and bike

lanes along Fanshawe Park Road West and Hyde Park Road.

City Design

The City Design section of the London Plan outlines objectives for planning and development

applications related to: character; street network; streetscapes; public space; site layout; and,

buildings. The following describes how the applicable policies from this section specifically

relate to the proposed development and were considered as part of the Site Plan concept:

Character

Northwest London is a developing area with a mix of commercial development and low, medium

and high density residential development. These uses, along with the City’s services, schools

and other public amenities come together to form the Fox Hollow community. The Site Plan

concept for the Site expresses a site layout that would contribute to the character of this

community. The addition of buildings along the Dalmagarry Road and Tokola Trail frontages will

add vibrancy to the neighbourhood and will stimulate interaction between the developing

subdivision to the north and the developing seniors care facility to the east.

The internal street pattern shown in the concept would enable connectivity with the

neighbouring developments by aligning the entrances with the subdivision to the north and the

seniors care facility to the east. Additional connections can be made to link the potential

residential development to the existing commercial uses along Fanshawe Park Road West,

drawing people to the urban thoroughfare where there is access to bike lanes, public transit and

other commercial uses and services.

Street Network

The Site is located at the corner of Fanshawe Park Road West, which as classified as an Urban

Thoroughfare and Dalmagarry Road, which is classified as a Neighbourhood Connector. Urban

Thoroughfares are intended to move high volumes of traffic, including pedestrians, cyclists and

vehicles (371_4). Neighbourhood Connector roads have a focus on the pedestrian realm while

still providing low to medium volumes of cycle, transit and vehicular traffic (371_7). The design

of the Site will need to implement appropriate pedestrian connections to allow future residents

and/or patrons to adequately access these streets.

The Site currently has a right-in/right-out access along Fanshawe Park Road West and right-

in/right-out access from Dalmagarry Road. A second access out to Dalmagarry Road exists

further north providing full access in both directions. This access could be removed and

replaced with an entrance along Dalmagarry Road that is better aligned with the entrance to the

seniors care facility across the street. Another access could be established along Tokala Trail

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that would align with the proposed subdivision across the street. The alignment of these

entrances will contribute to creating a well-connected community with appropriate site lines and

traffic movement.

The private street network will be designed to maximize convenience for mobility and ensure

high-quality pedestrian environments (Policy 211_). The proposed internal block sizes will be

designed to encourage connectivity and support active mobility including cycling, walking,

blading, boarding and transit and infrastructure to support these modes of mobility will be

incorporated in the Site design, as required in Policy 217_.

Streetscapes

As per Policy 221_, the streetscape design is to support the planned vision for the place type.

The Shopping Area Place Type vision includes the following (Policy 871_):

“871_ Shopping Areas will constitute an important part of London’s complete

communities, providing commercial centres with a wide range of retail, service,

business, recreational, social, educational, and government uses within easy walking

distance for neighbourhoods. Over time, many of these centres will re-format to become

mixed-use areas that include retail, service, office and residential uses. These centres

will also become more pedestrian, cycling, and transit-oriented, and less automobile-

dominated in their design.”

Policy 876_ suggests the Shopping Area designation vision can be realized by:

Allowing for flexibility in use and the intensification of existing centres.

Encouraging the repurposing, reformatting, infill and intensification of existing centres to

take advantage of existing services, use land more efficiently, and reduce the need for

outward expansion.

Introducing mid-rise residential development into these existing centres to intensity their

use, promote activity on these sites outside of shopping hours, and strengthen their role

as neighbourhood centres.

The requested amendment will contribute to re-formatting this centre into a mixed-use area with

options for retail, service, office and residential development. The design and layout of the Site

will contribute to making the area more pedestrian, cyclist and transit-oriented by providing

appropriate connections to sidewalks, bike lanes and bus stops wherever possible. As shown in

the concept, the overall streetscape along Dalmagarry Road and Tokala Trail can be

transformed from its current vacant state into a well-developed property with appealing

structures and welcoming pedestrian environments that will help to build a strong character for

the Fox Hollow community.

Landscaping will be used to define spaces, highlight prominent features and add visual interest,

as required by Policy 235_. Landscaping can also be used to define pedestrian areas, offer visual

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screens from parking areas or utility boxes and improve the aesthetic quality of the

neighbourhood. Trees, including street trees will be an important part of any future design to help

provide a pleasant pedestrian environment that also helps to naturally cool adjacent buildings,

improve air quality and offer wildlife habitat as recommended by Policy 236_ and 237_.

As the Site Plan is only a concept at this stage, landscaping plans will only be provided later on

during the site plan stage.

Site Layout

Policy 252_ states that, “The site layout of new development should be designed to respond to

its context and the existing and planned character of the surrounding area” and should,

“minimize and mitigate impacts on adjacent properties” (Policy 253_). The Site Plan concept

provides a potential layout that would serve as a transition area between the low-density

residential across Tokala Trail to the more intensified commercial uses along Fanshawe Park

Road West. Connectivity will be promoted throughout the site from north to south, east to west,

to ensure safe movement throughout for pedestrians, cyclists, and motorists.

Minimal setbacks have been proposed from public rights-of-way and public spaces in the Site

Plan concept to create a street edge. This will help to create a sense of enclosure and

contribute to the creation of a comfortable pedestrian environment, as requested in Policy 256_.

The concept demonstrates how direct connections can easily be provided from the proposed

buildings to the public side walk.

Concerns were raised through pre-application consultation that because the proposed

townhouses face onto the street and have a driveway at the rear of the property, they would not

have any outdoor amenity space. As a solution, should this type of unit be developed along the

street edge, second floor patios could be built to provide that outdoor amenity space for those

units (Image 10 & 11). The patio would not interfere with the access to the garages and could

be built in such a way that it does not intrude on the privacy of those across the private road.

The concept positions the apartment buildings in a box format to create a centralized park area

and to provide some visitor parking for the site. The parking is mostly hidden by the buildings or

otherwise provided underground, reducing the visual exposure of the parking areas to the

street.

Although not shown on the plan, secure, covered and non-covered bicycle parking could be

incorporated into the site. Areas such as the central amenity spaces and walkways would be

dedicated for pedestrian priority to ensure safe pedestrian connectivity throughout the site.

Landscaping can be used throughout the site not only for visual effect but it could also

potentially be used to help convey stormwater and reduce the heat island effect.

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Buildings

Although the plans are only conceptual at this time, blanks walls will be avoided along the street

edge to support pedestrian activity and safety, and building articulation and variation of

materials will help to create a comfortable relationship between pedestrians and larger

buildings. The apartment buildings could be designed to express a human-scale façade on the

lower levels with a visually cohesive middle and a top portion that integrates or masks any

mechanical penthouse.

Policy 298_ sets out to ensure an appropriate transition of building height, scale and massing is

provided between developments of different intensities, especially at the interface of two

different place types. The Site is located within the Shopping Area place type but needs to be

mindful of the surrounding established or establishing Neighbourhood place types. This is why

the concept provide townhouses at the northern edge of the Site where the neighbouring use

across Tokala Trail is predominantly low-density residential. The townhomes provide an

excellent buffer between the low-density use and the higher density apartments. However, we

note that having 4 storey development across a collector road from 2 storey development is also

an appropriate relationship and is similar.

The buildings themselves have not been designed but could incorporate a diversity of materials

to visually break up massing, reduce visual bulk and add interest to the building design (Policy

301_). Materials are to be selected based on their: scale, texture, quality, durability, and

consistency within their context (Policy 302_).

Intensity

The Shopping Area designation permits a broad range of retail, service, office, entertainment,

recreational, educational, institutional and residential uses. Section 878_ of the Plan outlines

Intensity policies that apply to the Shopping Area Place Type. The following chart provides a list

of these policies and explains how they have been achieved by the Site Plan concept:

Policy Response

1. It is the intent of this Plan to allow for the

more intense and efficient use of Shopping

Area sites through redevelopment, expansion,

and the introduction of residential

development.

The proposed amendment would achieve

this objective as it would permit the

introduction of residential uses to the Site.

2. Buildings within the Shopping Area Place

Type will not exceed four storeys in height.

Type 2 Bonus Zoning beyond this limit, up to

six storeys, may be permitted in conformity

with the Our Tools policies of this Plan.

The current Site plan concept proposes

some townhomes and some apartments,

to a maximum of 4-storeys in height.

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3. Adequate off-street parking will be provided

to ensure there are no negative impacts on

adjacent streets. Underground parking will be

encouraged.

The majority of parking provided will be

underground. Surface level parking will be

adequately screened by the buildings on

Site.

4. Development within the Shopping Area

Place Type will be sensitive to adjacent land

uses and employ such methods as

transitioning building heights and providing

sufficient buffers to ensure compatibility.

The Site Plan concept illustrates the

transitioning of building heights between

the proposed development and adjacent

uses.

5. Lots will be of sufficient size and

configuration to accommodate the proposed

development and to help mitigate planning

impacts on adjacent uses.”

Due to its uniform shape, the Site can

easily accommodate a number of layout

options to mitigate against any negative

impacts on adjacent uses.

The Shopping Area place type also has policies related to form. Policy 879_2 establishes

policies intended to facilitate the future redevelopment of large commercial blocks by purposely

providing large-lot development that can be redeveloped more easily in phases at a future date

and to allow for the redevelopment of the rear portion of commercial blocks in the future. The

proposed Zoning By-law Amendment would facilitate the type of development permitted by the

Shopping Area place type.

Zoning

The subject site is currently zoned Associated Shopping Area Commercial Special (ASA3, ASA6,

ASA8(5)) in the City of London Zoning By-law. The zoning permits a range of commercial uses to a

maximum gross floor area of 18,580 m2 (2,000,000 ft2).

Although the zoning permits the existing uses, a zoning amendment is required to permit residential

uses in the Associated Shopping Area Commercial Zone.

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1.4 Spatial Analysis

Regional Spatial Analysis Plan

The proposed development will be centrally located within the developing Foxhollow Community

in northwest London. The Site fronts onto Fanshawe Park Road West, an arterial roadway

which has transit service. North of the Site is a low rise residential neighbourhood. To the east,

west and south are major commercial developments (Image 2).

Image 2: Regional Spatial Analysis Plan – Goggle Earth Arial Imagery (2016)

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The Site is described as Part 1 and part of Part 2 on Registered Plan 33R-17347. These parcels

are 7.3hectares (18acres) in size with approximately 229m of frontage along Fanshawe Park

Road West, 101m along Tokala Trail and 310m along Dalmagarry Road. There are four (4)

existing commercial buildings at the south end of the Site, fronting onto Fanshawe Park Road

West. The remainder of the Site is currently vacant

Adjacent to the Site along the westerly property boundary and south of the Site across

Fanshawe Park Road West are commercial development owned by the applicant. East of the

site, across Dalmagarry Road is a proposed 5 storey residential development for seniors and

further east is the Saint Andrew Bessette Catholic School. North across Tokala Trail is a

residential subdivision intended for townhomes and single detached dwellings.

The Site serves as part of the gateway into the neighbouhood along Dalmagarry Road. The

commercial development and proposed 4-storey seniors development across Dalmagarry Road

have oriented their buildings to the street, creating an attractive street edge on the east side of

the road. The residential development, illustrated in the conceptual site plan will also orient the

apartment and townhouse buildings to face the street to create a sense of enclosure. This will

serve to create a better pedestrian experience for locals and visitors accessing the site by

transit service along Fanshawe Park Road.

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Site Photos

With a strong orientation to Fanshawe Park Road West, Dalmagarry Road and Tokala Trail, the

proposed development will create a desirable addition to the streetscape and the

neighbourhood.

Image 3 - View looking South Towards Fanshawe Park Road West from Dalmagarry Road

Image 4 - View looking North from Fanshawe Park Road West and Dalmagarry Road

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Image 5 – View looing North from southeast corner of the Dalmagarry Road and Fanshawe Park Road East

intersection

Image 6 – View looking West along Fanshawe Park Road West from Dalmagarry Road

Image 7 – View from the rear of the existing commercial development blocks on Site looking southeast

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SECTION 2

2.1 Site Design

The Site has frontage onto Fanshawe Park Road West, an urban thoroughfare, and two

collector streets, Dalmagarry Road and Tokala Trail. The adjacent commercial development to

the west and the existing commercial buildings on Site to the south do not provide any specific

restrictions or constraints on site design but measures should be taken to ensure an appropriate

transition is made between the interface of these uses and the residential development

proposed.

Discussions with City staff reinforce the City desire to have buildings frame the street and to

have as much building mass as possible along the street frontages. The intent is to create a

comfortable pedestrian zone and interaction between the building and the street.

The conceptual site plan (Image 8) includes four apartment buildings with a total of 552 units

and 130 townhouse units in addition to the 1,871m2 of commercial space already provided along

Fanshawe Park Road. Common amenity space is provided in the middle of the Site surrounded

by the four apartment buildings. Additional amenity space is provided in a centralized location

between the rows of townhouse units creating a welcoming entrance to the block and providing

open space to the residents of these townhomes.

Entrances to the buildings are oriented to provide pedestrian access to and from the buildings

along the street, wherever buildings abut a street. Building access will also be provided for

pedestrians and vehicular traffic from inside the Site.

There are three existing entrances to the Site. The Fanshawe Park Road West entrance and the

southerly access off of Dalmagarry Road service the existing commercial development at the

south end of the Site. Both of these entrances provide right-in right-out access. The northerly

entrance off of Dalmagarry Road is shown to be closed and replaced with a new entrance

further north that lines up with the proposed entrance of the seniors development across the

street at 2825 Tokala Trail. Another entrance is proposed along Tokala Trail and lines up with

the proposed road servicing the residential subdivision to the north. Both new entrances are

intended to serve the illustrated residential development.

Internal private roads throughout the Site are in a modified grid format that reflect a logical and

traditional neighbourhood design pattern. This configuration maximizes connectivity and ease of

mobility and supports the delivery of emergency vehicles. Existing truck loading and drive-thru

areas of the commercial precinct are to remain the same.

A circulation plan showing pedestrian and vehicular paths as well as building entrances is

provided as Image 9 below.

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Image 8 – Site Concept (Petroff, 2017)

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Image 9 – Circulation Plan (GSP Group, 2017)

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2.2 Built Form and Architecture

Building Form and Urban Context

The strategy for this project is to transition the building mass and strengthen the street edges of

Tokala Trial and Dalmagarry Road, thereby strengthening the City’s Urban Design principles.

The height and scale are compatible with other buildings and uses in the neighbourhood. The

proposed townhomes face the proposed townhomes across Tokala Trail and the proposed 4

Storey apartments abut the commercial uses and the five storey seniors development across

Dalmagary Road. Internally, landscaping and privacy fencing will be required to soften the

interface between the proposed townhomes and the adjacent commercial development to the

west.

The conceptual site plan shows the apartment building is setback 6.06m from Dalmagarry

Road, while the townhouses are setback approximately 5m along Dalmagary Road and Tokala

Trail. This provides an appropriate distance between buildings and public sidewalks based on

their relative scale. The intervening space between property line and building would be

landscaped providing an appealing street edge. The location and massing of the proposed

apartment buildings acts as a screens for the interior amenity space and hides most of the

surface parking from the street.

Cross sections provided below demonstrate the relationship between the built form, pedestrian

realm and the street. Image 9 is a key map showing the location of the cross sections and

Image 10 provides the three cross sections, two along Dalmagarry Road and the other internal

to the Site.

The architectural details of the buildings are currently unknown. However, the Applicant has

provided a rendering as a precedent image to demonstrate potential apartment building style

that could be accommodated on this Site (Image 11).

Exterior Composition and Detail Design:

The building elevations provided are illustrative of the materials and type of design that could be

incorporated into the design if apartment buildings were developed on Site. The rendering

provided (Image 11) is of a similar type of use but was used for a 5 storey development. It is

understood that without bonusing provisions, the maximum developable height at this location

would be four (4) storeys.

Precedent images have been provided to demonstrate how the townhomes could be developed

(Image 12-15). As mentioned earlier in the report, the Townhomes facing the street edge lack a

proper outdoor amenity space because their front yard faces onto the street and the rear year is

taken up by the drive aisle that provide access to the garage. Images 13 and 14 demonstrate

how second floor patios can be created to provide the outdoor amenity space while not

offending the privacy of the townhouses that face these patios from across the private road.

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Image 15 provides an example of how mixed use commercial/residential built form can be

incorporated into the design of the townhome units. This form of development would be

permitted by the proposed zoning by-law amendment and would also be in keeping with the

residential and commercial character evolving in this area.

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Image 10 – Cross Sections, (GSP Group, 2017)

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Image 11 – Example rendering of an apartment building (Petroff, 2017)

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Image 11 – Example of townhouse designs from Highland Road East, Kitchener, ON

Image 12 – Example of townhomes with front façade facing the street (Highland Road East, Kitchener, ON)

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Image 13 – Example of second floor rear patios

Image 14 – Example of mixed use townhomes (Laurelwood and Erbsville, Waterloo, ON)

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2.3 Landscape Design

A landscape design will be considered through the Site Plan process. Some of the components

are illustrated on Image 13. The landscaping will be used to enhance the public realm and

create an attractive setting for residents and visitors. Pedestrian connections will be provided

along Dalmagarry Road and Tokala Trail from the apartment building and townhomes. Internal

sidewalks will be provided throughout the Site, around apartment building and townhouse

blocks with a variety of plantings along these route.

Along the two street frontages, the space between the sidewalk and building can be planted

with trees, shrubs and flowering plants. Outdoor amenity spaces will be provided in central

locations providing easy access and will serve as a natural focal point.

The project signage will be integrated into the landscape design to frame the entrances from

Dalmagarry Road and Tokala Trail.

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Image 13 – Landscape Plan Concept (GSP Group, May 2017)

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SUMMARY

From an Urban Design perspective, the development that would be permitted by the proposed Zoning

By-law Amendment is appropriate for the Site given that:

It can be designed to frame the street and provide connections between the street and the

built form;

It recognizes the developing low density residential neighbourhood to the north and provides

an appropriate transition between this residential area and the commercial nodes to the south

and west at this gateway site; and,

It will provide appropriate architecture and materials that fit well within the existing

neighbourhood.

Details of the specific development have not been finalized at this time and will be subject to

Site Plan approval following approval of the Zoning By-law Amendment. We are of the opinion

that the addition of residential uses, and potentially some mixed-use buildings, in addition to the

already permitted retail and service commercial uses are appropriate for this Site. The

development illustrated in the conceptual site plan fits well within the context of the developing

community and would provide additional residential accommodation to the growing area of

northwest London.

The proposed plan conforms to the City of London Official Plan and the proposed Zoning

Amendments would permit added flexibility that are appropriate for the Site and would facilitate

the creation of a vibrant and desirable development.