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URBAN DESIGN BRIEF Gateway Church 945 Bluegrass Drive December 2018

URBAN DESIGN BRIEF - London, Ontario...low-rise apartment buildings. This report is intended to be read in conjunction with the Planning Justification Report also submitted in support

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Page 1: URBAN DESIGN BRIEF - London, Ontario...low-rise apartment buildings. This report is intended to be read in conjunction with the Planning Justification Report also submitted in support

Urban Design Brief October 16, 2018 890 Sarnia Road

i

URBAN DESIGN BRIEF

Gateway Church

945 Bluegrass Drive

December 2018

Page 2: URBAN DESIGN BRIEF - London, Ontario...low-rise apartment buildings. This report is intended to be read in conjunction with the Planning Justification Report also submitted in support

Urban Design Brief December 13, 2018 945 Bluegrass Drive Zelinka Priamo Ltd.

ii

TABLE OF CONTENTS

INTRODUCTION ................................................................................................................................................................... 1

Section 1

THE SUBJECT PROPERTY ................................................................................................................................................. 1

THE PROPOSAL .................................................................................................................................................................. 2

DESIGN GOALS AND OBJECTIVES .................................................................................................................................. 3

DESIGN RESPONSE TO CITY DOCUMENTS .................................................................................................................... 3

SPATIAL ANALYSIS ............................................................................................................................................................ 6

Section 2

CONCEPTUAL DESIGN ....................................................................................................................................................... 8

NEIGHBOURHOOD CHARACTER STATEMENT ............................................................................................................... 8

COMPATIBILITY REPORT ................................................................................................................................................ 10

PUBLIC REALM ................................................................................................................................................................. 11

CONCLUSION .................................................................................................................................................................... 11

Appendix A – Site Plan, Elevations, Renderings, and Floor Plan

Page 3: URBAN DESIGN BRIEF - London, Ontario...low-rise apartment buildings. This report is intended to be read in conjunction with the Planning Justification Report also submitted in support

Urban Design Brief October 16, 2018 890 Sarnia Road Zelinka Priamo Ltd.

1

INTRODUCTION

On behalf of Gateway Church, Zelinka Priamo Ltd. has

prepared this Urban Design Brief in support of a Zoning By-Law

Amendment to provide design details of a proposed

development on the lands known municipally as 945 Bluegrass

Drive (the “subject lands”) consisting of two, L-shaped, 3-storey

low-rise apartment buildings. This report is intended to be read

in conjunction with the Planning Justification Report also

submitted in support for the Zoning By-Law Amendment

application.

This report is made up of two sections, the contents of which

are as follows:

Section 1:

The Subject Property

The Proposal

Design Goals and Objectives

Design Response to City Documents

Spatial Analysis

Section 2:

Conceptual Design

Neighbourhood Character Statement

Compatibility Report

Public Realm

SECTION 1

THE SUBJECT PROPERTY

The subject lands are located on the south side of Bluegrass

Drive, approximately 175m west Beaverbrook Drive and

approximately 115m east of Cherrywood Trail. The irregular

shaped lands have a frontage of approximately 119m (392ft),

and a lot area of approximately 2.13ha (5.26ac). The subject

lands are currently vacant and undeveloped. Manicured lawns

and vegetation cover the majority of the lawns, with a soccer

field and two soccer nets located in the centre of the site.

Figure 1 – The Subject Lands

Page 4: URBAN DESIGN BRIEF - London, Ontario...low-rise apartment buildings. This report is intended to be read in conjunction with the Planning Justification Report also submitted in support

Urban Design Brief December 13, 2018 945 Bluegrass Drive Zelinka Priamo Ltd.

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A CN rail line abuts the rear of the subject lands. An easement

in favour of the City of London for Sunrise Park exists at the rear

of the site along the north side of the railway right-of-way,

consisting of a multi-use trail providing connections between the

surrounding low density residential areas.

The topography of the subject lands is generally flat, with a

decrease in elevation along the west property line. The subject

lands primarily consist of manicured lawns, with some

vegetation along the multi-use trail in Sunrise Park. As the

subject lands are currently vacant, there are no existing access

points for vehicles.

THE PROPOSAL

The proposed development of the subject lands would allow for

two L-shaped, 3-storey, low-rise apartment buildings for the

purpose of providing affordable housing (Figures 2 & 3). Each

of the proposed buildings would contain a total of 40 residential

units, consisting of one and two bedroom units.

The buildings are proposed to be constructed along the west

side of the subject lands, with Building ‘A’ fronting along

Bluegrass Drive. Parking will be provided at grade on the

southeast corner of the subject lands, away from the public

streetscape. A total of 66 parking spaces are proposed.

Figure 2 – Conceptual Site Plan

Vehicular access is proposed via a two-way, full turns, internal

driveway along the center of the subject lands. The private

driveway has access directly to Bluegrass Drive. Barrier-free

parking and access is provided close to the building entrances.

Outdoor common amenity space is provided between the two

buildings, as well as on the east side of the subject lands in a

form of a playground, open space, and/or tennis courts.

Garbage disposal is provided via an internal room on the ground

floor with access to the service vehicle parking bay between the

two buildings along the proposed driveway.

Page 5: URBAN DESIGN BRIEF - London, Ontario...low-rise apartment buildings. This report is intended to be read in conjunction with the Planning Justification Report also submitted in support

Urban Design Brief December 13, 2018 945 Bluegrass Drive Zelinka Priamo Ltd.

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Figure 3 – Conceptual Rendering (North Elevation of Building ‘B’)

DESIGN GOALS AND OBJECTIVES

The goal of this development project is to redevelop a vacant,

underutilized parcel of land for a desired public use (affordable

housing) in a manner that is consistent with the existing

surrounding built form; that contributes to the planned function

of the area; and provides a visually attractive building. As such,

the proposed development is intended to:

To make efficient use of the subject lands, which will

provide an opportunity for desirable intensification;

To visually integrate the new building into the

surrounding context;

To provide a pedestrian-oriented street environment at

the front of the building, including a direct relationship to

the human-scale and building facades which are

designed to animate the streetscape;

To provide for a redevelopment of the subject lands that

will be supportive of investments in public transit and

provide convenient access for pedestrians; and,

To ensure the design, scale, and massing of the

proposed buildings are compatible with surrounding

land uses.

DESIGN RESPONSE TO CITY

DOCUMENTS

Due to the current transition between Official Plans (the 1989

City of London Official Plan and The London Plan), this Urban

Design Brief addresses both documents. The 1989 City of

London Official Plan is discussed first, and then a discussion on

The London Plan policies follow.

1989 City of London Official Plan The 1989 City of London Official Plan includes design principles

that are to be applied to new developments. Section 11.1 lists

the general design principles that are promoted in the

preparation of development approvals. The individual principles

listed do not always apply to each specific development, and

are dependent upon the location and characteristics of the

proposal. The design principles relevant to this proposed

development and how they are addressed are outlined as

follows:

Page 6: URBAN DESIGN BRIEF - London, Ontario...low-rise apartment buildings. This report is intended to be read in conjunction with the Planning Justification Report also submitted in support

Urban Design Brief December 13, 2018 945 Bluegrass Drive Zelinka Priamo Ltd.

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Natural Features – The City enjoys an existing

easement over the subject lands for Sunrise Park, on

the south side of the site along the rail corridor. An

appropriate 30m setback from the rail corridor for the

proposed buildings ensures any natural features along

the multi-use trail in Sunrise Park are protected (Section

11.1.1.i);

Trees – There are no existing trees on the subject lands

that are impacted by the proposed development

(Section 11.1.1.ii);

High Design Standards – The proposed development

provides a contemporary building design that makes use

of modern design practices and materials (Section

11.1.1.iv);

Streetscape – The proposed development strengthens

the Bluegrass Drive streetscape by introducing new

residential uses closer to the street edge and providing

direct connections to building and residence entrances.

New landscaping mixed with existing tree trees along

Bluegrass Drive will further enhance the streetscape

(Section 11.1.1.vii);

Pedestrian Traffic Areas – Pedestrian traffic to and from

the proposed development will be connected to the

public sidewalk along Bluegrass Drive by a proposed

pedestrian pathway adjacent to the proposed internal

driveway. Main building entrances are canopied by the

proposed building to enhance the pedestrian

environment (Section 11.1.1.viii);

Access to Sunlight – Given the proposed side yard

setbacks and the proposed low-rise height of the

apartment buildings, there are no anticipated impacts to

sunlight conditions on adjacent properties or streets

(Section 11.1.1.ix);

Building Positioning – Due to the shape and positioning

of the proposed apartment buildings, no units are

directly parallel to other units in opposing buildings, nor

are they parallel to adjacent low density residential uses.

This promotes a reasonable measure of privacy for

individual dwelling units, as opportunities for views into

and out of the apartment buildings are significantly

reduced (Section 11.1.1.xi).

Enhances Accessibility Standards – The proposed

buildings will be fully accessible and the design will be

consistent with the City of London Facility Accessibility

and Design Standards through barrier-free units,

entrances, and barrier-free accessible parking stalls

(Section 11.1.1.xii);

Parking and Loading – The surface parking lot is

conveniently located proximate to the building and out

of view from the street. Accessible parking spaces are

located proximate to the building entrances. Loading is

provided via a service vehicle parking bay between the

two buildings along the proposed driveway (Section

11.1.1.xiii);

Privacy – Strategic landscaping features will enhance

visual screening to and from the site, which will be

confirmed in the Site Plan process (Section 11.1.1.xiv);

Page 7: URBAN DESIGN BRIEF - London, Ontario...low-rise apartment buildings. This report is intended to be read in conjunction with the Planning Justification Report also submitted in support

Urban Design Brief December 13, 2018 945 Bluegrass Drive Zelinka Priamo Ltd.

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Outdoor Space and Play Areas – A significant portion of

the subject lands is dedicated to open space, including:

a multi-use, all-season gathering area between the

buildings, a playground, and additional open space

and/or tennis courts (Sections 11.1.1.xv & 11.1.1.xvi);

Recreational Facilities – an indoor green space and

community room are provided internal to the proposed

apartment buildings for additional facilities to meet the

needs and interests of the intended residents (Section

11.1.1.xvii);

Noise Attenuation – Given that the proposed

development is adjacent to a rail corridor, a 30m

development setback from the rail is proposed to

appropriately mitigate noise and vibration. A noise and

vibration study may provide additional mitigation

recommendations (Section 11.1.1.xviii);

Waste Management - Garbage and recycling facilities

are provided internal to each apartment building on the

ground floor, with access to the service vehicle parking

bay for pick-up (Section 11.1.1.xix).

The London Plan

The London Plan has been adopted by Council, but is not yet in

full force and effect. The London Plan sets out urban design

policies that are applicable to both the city as a whole, and to

specific place types. The subject lands are within the

“Neighbourhoods” Place Type, and fall under the policies of the

City Design chapter in The London Plan.

The City Design policies of The London Plan set out general

urban design policies that apply to the entire city. The proposed

development is consistent with these policies as follows:

The proposed development is consistent with the

planned vision of the “Neighbourhoods” Place Type, as

it contributes to a strong neighbourhood character, as

well as creating a unique identity and sense of place

(Policy 197).

A Public Realm Analysis and Compatibility Report

demonstrating the compatibility of the proposed built

form with the existing built context is provided in Section

2 of this report (Policy 199);

The proposed development complements an existing

neighbourhood focal point, Gateway Church, and

provides accessible public space that contributes to the

neighbourhood’s character and allows for community

gathering (Policy 203);

Given a single driveway is proposed, the proportion of

building and street frontages used for driveways is

minimized to allow for street trees, on-street parking,

and pedestrian amenities (Policy 222A);

Landscaping will be provided on the subject lands to add

visual interest, define pedestrian areas, offer visual

screening, and improve the aesthetic quality of the

neighbourhood. The location of the proposed

landscaping will be determined through the Site Plan

Approval process (Policy 235);

Page 8: URBAN DESIGN BRIEF - London, Ontario...low-rise apartment buildings. This report is intended to be read in conjunction with the Planning Justification Report also submitted in support

Urban Design Brief December 13, 2018 945 Bluegrass Drive Zelinka Priamo Ltd.

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A multi-use trail, seating areas, play equipment, and

open spaces are integrated into the proposed

development for the benefit of the surrounding

neighbourhood to support health and active lifestyles

(Policy 243);

The site layout of the proposed development positions

the proposed buildings so that neither of the low-rise

apartment buildings are parallel with abutting property

lines. This proposed building orientation reduces direct

sightlines into abutting low density residential rear yards

to the west, mitigating privacy impacts (Policy 253);

The site layout of the proposed development promote

safe and functional connectivity between, and within, the

site for pedestrians, cyclists, and motorists. Internal

pedestrian pathways connect to the public sidewalk on

Bluegrass Drive, and a driveway provides vehicular and

cyclist connections to the building and the surface

parking lot (Policy 255);

Building “A” is proposed to be sited with minimal

setbacks from the Bluegrass Drive frontage to create a

street wall/edge, establish a sense of enclosure, and

create a comfortable pedestrian environment (Policy

259);

Loading, garbage, and service areas are located in a

parking bay between the two proposed buildings, away

from and out of site from the street (Policy 266);

The surface parking lot is located in the rear yard of the

subject lands, screened from view from the street by

outdoor amenity space and landscaping (Policy 272);

The scale and massing of the low-rise apartment

buildings are similar to the adjacent Gateway Church. A

precedent has been set in this area that this form of

scale and massing is acceptable and appropriate to abut

single detached dwellings. The contemporary design

and mix of modern building materials will enhance the

aesthetic quality of neighbourhood and it supports the

planned vision of the “Neighbourhoods” Place Type as

it establishes character and a sense of place (Policy

284, 301).

SPATIAL ANALYSIS

The surrounding land uses consist of low density residential

(north, south, east, and west), medium density residential (north

and northeast), community facility uses in the form of a church

and a community center (north), open space and public parks

(north, southwest), and commercial uses (northwest). The

proximate intersection of Sarnia Road and Hyde Park Road is

a well-established commercial node within the City of London

with a variety of restricted service commercial uses. The Sarnia

Road streetscape is a mix of these commercial uses, as well as

a mix of newly constructed medium density residential uses.

The subject lands are within walking distance to restaurants,

retail stores, recreational uses, and community facility uses

along Sarnia Road.

Page 9: URBAN DESIGN BRIEF - London, Ontario...low-rise apartment buildings. This report is intended to be read in conjunction with the Planning Justification Report also submitted in support

Urban Design Brief December 13, 2018 945 Bluegrass Drive Zelinka Priamo Ltd.

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Figure 4 – Spatial Analysis: 400m & 800m Radi

Figure 4 shows the subject lands and notable features and land

uses within 400m and 800m radii. The two radii represent

walking distances of approximately 5 and 10 minutes,

respectively. The subject lands are proximate to an arterial road

(Sarnia Road). The subject lands have access to public transit,

with a bus route operating along Beaverbrook Avenue (Route

#20). Pedestrian connections are provided in the form of a

sidewalk along Bluegrass Drive, as well as to and from the

proposed building entrance and parking lot.

The 400m area surrounding the subject property is comprised

of low density residential uses consisting of single detached

dwellings; medium density residential uses consisting of

townhouses; a community facility use in the form of a church;

and open space uses in the form of public parks and wooded

areas.

Lands within an 800m radius include additional low and medium

density residential areas in the form of single detached

dwellings, townhouses, stacked townhouses, and a low-rise

apartment building; a range of commercial uses (restaurant,

retail, gym, daycare, and an animal clinic); as well as an

additional open space use in the form of a wooded area (Clara

Brenton Woods).

Page 10: URBAN DESIGN BRIEF - London, Ontario...low-rise apartment buildings. This report is intended to be read in conjunction with the Planning Justification Report also submitted in support

Urban Design Brief December 13, 2018 945 Bluegrass Drive Zelinka Priamo Ltd.

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SECTION 2

CONCEPTUAL DESIGN

The proposal is for two, L-shaped, 3-storey low-rise apartment

buildings intended for affordable housing. The proposed

Building “A” will be located along the Bluegrass Drive frontage

with parking to the rear of the building. Bringing the building

forward towards the street creates a stronger street edge and

better definition between private and public space, while

screening outdoor private amenity areas. The proposed building

setback and location of parking to the rear improves the

pedestrian experience along Bluegrass Drive, and it allows for

views to the streetscape from numerous proposed units.

A new internal driveway is proposed on the subject lands, with

direct access to Bluegrass Drive, connecting servicing/loading

areas and the surface parking area. Accessible parking spaces

are located separately from the surface parking area, close to

the primary building entrances. The surface parking area is

located to the rear of the subject lands.

The proposed Building “A” and “B” proposed apartment

buildings will have primary entrances along the south and north

facades, respectively. These primary entrances will be

conveniently connected to pedestrian pathways that connect to

the public sidewalk along Bluegrass Drive, and ultimately,

further to Beaverbrook Avenue to access public transit.

Secondary entrances are located on the southwest and

southeast elevation for Building “A”, and the northwest and

northeast elevation for Building “B”. These entrances connect

to the multi-use gathering area and the servicing/loading

parking bay, each in between the two buildings.

The proposed buildings are of a modern and contemporary

style, with a variety of exterior cladding materials. Further detail

regarding the architectural treatment is discussed in the

“Compatibility Report” section of this report.

NEIGHBOURHOOD CHARACTER

STATEMENT

The existing street character within 120m of the subject lands

features a range of single detached dwellings along

Cherrywood Trail, Bluegrass Drive, and Redtail Trail between

1- and 2-storeys in height. Public sidewalks line both sides of all

aforementioned streets. There are a limited number of street

trees along the City owned boulevards and front yards of the

single detached dwellings. Typical front yard setbacks for the

single detached dwellings are approximately 7 to 8m in length.

In addition to these low density residential dwellings, the

adjacent Gateway Church is located on a through lot between

Sarnia Road and Bluegrass Drive, with a significantly sized rear

yard lot line along Bluegrass Drive. The setbacks between

Page 11: URBAN DESIGN BRIEF - London, Ontario...low-rise apartment buildings. This report is intended to be read in conjunction with the Planning Justification Report also submitted in support

Urban Design Brief December 13, 2018 945 Bluegrass Drive Zelinka Priamo Ltd.

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Gateway Church and abutting low density residential dwellings

are more than sufficient. The Gateway Church lot breaks up a

continuous single detached dwelling lot pattern, allowing for

other forms of development that are complementary to the

larger sized Gateway Church site.

The proposed development is of similar scale and massing to

the Gateway Church adjacent to the subject lands. The size of

the subject lands are of similar size to the Gateway Church lot,

and ultimately, can be appropriately accommodated. Given that

the proposed height and density are already permitted under

the current zoning, the goal of the proposed development is to

locate and orient the building in a way that is compatible with

abutting low density residential uses. Specifically, the

orientation of the low-rise apartment buildings ensures that no

balconies or windows of the proposed units are directly parallel

to any abutting single detached dwelling rear yard lot lines. This

mitigates privacy concerns, as there are no straight, direct

sightlines into and of the proposed buildings from the abutting

low density residential uses.

Any significant natural features that exist along the property

lines will be maintained where feasible. Some vegetation exists

along the rear yard lot line of the single detached dwellings to

the west, as well as along the multi-use trail within Sunrise Park

to the south of the subject lands. These natural features can be

contribute to screening between the subject lands and abutting

properties.

The two buildings are located west side of the subject lands,

with the main entrance of Building “A” close, and parallel to, the

Bluegrass Drive street edge. The proposed development

integrates well with the site and the greater surrounding area.

Each entrance is connected via an internal pedestrian pathway

that ultimately connects to the public sidewalk on Bluegrass

Drive, providing suitable site circulation for residents. Due to the

orientation of the buildings, views are promoted to the

Bluegrass Drive streetscape and Sunrise Park for Building “A”

and Building “B”, respectively. Both buildings afford views to the

multi-use gathering area. In order to ensure a compatible

building design with the abutting single detached dwellings to

the west, no balconies are proposed along the north and west

elevations for Building “A” nor along the south and east

elevations for Building “B”. Given the orientation of the proposed

buildings, there are no building elevations that are parallel with

abutting shared lot lines. This site design feature ensures

privacy is maintained to an appropriate level for both the

occupants of the single detached dwellings to the west, as well

as the residents of the low-rise apartment buildings.

The subject lands provide accessible connectivity for all abilities

between the proposed buildings and the surrounding

neighbourhood. Sidewalks are provided on both sides of all

surrounding local streets, with accessible ramps provided at

street crossings. These features ensure those of all abilities use

active transportation, as well as access public transit, to reach

a range services and amenities in the surrounding and greater

area.

Page 12: URBAN DESIGN BRIEF - London, Ontario...low-rise apartment buildings. This report is intended to be read in conjunction with the Planning Justification Report also submitted in support

Urban Design Brief December 13, 2018 945 Bluegrass Drive Zelinka Priamo Ltd.

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COMPATIBILITY REPORT

Built Form

Each building has one primary entrance and two secondary

entrances. The primary entrance area of Building “A” along the

south elevation addresses Bluegrass Drive, forming a

pedestrian-oriented frontage that connects to the public

sidewalk. The addition of landscaping along the building

frontage enhance the aesthetic appeal of the entrance area.

A combination of metal siding and fiber cement panels are

proposed along entire building elevations of the proposed

buildings. Gables of varying height along the rooftop are

proposed.

Tree plantings and landscaping are proposed along Bluegrass

Drive, around the proposed playground area, around the

surface parking area, and along the internal driveway. These

natural features, combined with seating areas in the form a

gazebo and benches around the multi-use gathering area, will

provide shelter and comfort from the elements. Privacy is

maintained by placing these seating areas as far as possible

from balconies and windows of adjacent units in the proposed

buildings.

Massing and Articulation

The proposed surface parking lot, playground, tennis courts,

and/or open space provide a transition between the single

detached dwellings to the east and the subject lands. A

combination of building orientation and setbacks create a

transition between the single detached dwellings to the west

and the subject lands. West interior side yard setbacks between

the north elevation of Building “A”, the east elevation of Building

“B”, and the west lot line range between 6m and in excess of

20m (Figure 5).

Figure 5 – Proposed West Interior Yard Setback

Given that only a small portion (a corner) of each building

elevation is proposed to be within 6m of the west lot line, and

that the majority of each aforementioned building elevation is

setback at a much greater distance, a compatible relationship

is created. The orientation of building results in building

elevations that address the west property line on an angle, and

provide a transition between the proposed buildings and single

detached dwellings to the west.

Page 13: URBAN DESIGN BRIEF - London, Ontario...low-rise apartment buildings. This report is intended to be read in conjunction with the Planning Justification Report also submitted in support

Urban Design Brief December 13, 2018 945 Bluegrass Drive Zelinka Priamo Ltd.

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Architectural Treatment

The proposed buildings are of a contemporary design with

modern building material, including white and natural wood

finish metal siding, dark blue fiber cement panels, and glazing.

The proposed buildings incorporate vertical and horizontal

articulation design details. The use of different materials in

vertically articulate the proposed building elevations. Horizontal

articulation is provided by offsetting these same building

elevations when viewed from the street level.

PUBLIC REALM

The proposed development locates one of the two proposed

low-rise apartment buildings close to the street, providing a

more defined public realm along the south side of Bluegrass

Drive and a stronger street edge than what currently exists

(closes an existing gap). The pedestrian experience along the

existing public sidewalk will be improved by streetscape

enhancements, including pedestrian landscaping and building

location.

A pedestrian-oriented streetscape experience will be further

reinforced through appropriate landscaping and architectural

design principles that contribute to both the private and public

experience. Overall, the public realm in front of the subject lands

will be better defined and more pedestrian friendly.

CONCLUSION

The proposed development consists of two, L-shaped, 3-storey

low-rise apartment buildings on the subject lands along the

Bluegrass Drive streetscape.

The scale and massing of the proposed buildings is compatible

with the surrounding areas, and will not create adverse impacts

on the abutting and adjacent residential uses. The proposal

introduces an attractive, aesthetically pleasing building with a

positive contribution to an improved streetscape and an

enhanced pedestrian experience.

As demonstrated through this Urban Design Brief, the proposal

is consistent with the policies and intent of the 1989 City of

London Official Plan and The London Plan.