Dufferin Avenue East London

Transcription

1 Pol Associates Inc Dufferin Avenue East London Urban Design Brief William Pol, MCIP, RPP May 2017

2 CITY OF LONDON PLANNiNG SERVICES RECEIvED JUN FILENO, RFERREDTO SUBSEQUENT REFERRALS FOR ACTION CI FO INFORMATION OFORREpQT DFILE s.f. DOTHER

3 Contents 1.0 Introduction Proposed design principles and spatial analysis Design Goals and Objectives Design Response to Goals and Objectives Regional Spatial Analysis 4 Regional Spatial Analysis Plan Site Spatial Analysis 7 Site Spatial Analysis Plan 8 Dufferin Avenue Streetscape Photos Conceptual Design Proposal 10 Conceptual Site Plan Design Principals and Design Response 12 Conceptual Elevations Nicholson Sheffield Architects Inc Public Realm Sustainability Techniques Heritage Initiatives 15 21

4 1.0 Introduction Pol Associates Inc. has been retained to prepare and submit an official plan and zoning by-law amendment application to permit the construction of a purpose designed 12 unit micro-suite apartment building at Dufferin Avenue. This Urban Design Brief is submitted in fulfillment of the matters set out in the pre-consultation meeting with the City of London Planning Division in November 2016 and in accordance with the Official Plan policies for infilling and intensification. This report constitutes the Urban Design Brief and supports the amendment application. It includes in Part 2.0 Design Goals and Objectives; Design Response to City Documents; and Spatial Analysis. Part 3.0 incudes Conceptual Design, Public Realm; Sustainability Techniques; and Heritage Initiatives. Based on the analysis of these features, the proposed design is sensitive to, compatible with and a good fit within the surrounding neighbourhood. 2.0 Proposed design principles and spatial analysis 2.1 Design Goals and ObjectIves The design goals and objectives are as follows: The massing and conceptual design enhances the architectural continuity and harmony with abutting and adjacent buildings which have a distinctive and attractive identity. Provide a form of housing that is complementary to the existing mix of single detached, semi detached, converted dwellings and apartment buildings. Reinforce the design framework of buildings existing in the East Woodfield Heritage Conservation District. Strengthen the street wall and enhance the public realm long Dufferin Avenue. Minimize the impact of the building on the surrounding residential uses. To minimize the impact of parking and vehicle movement on the surrounding neighbourhood. 2.2 Design Response to Goals and Objectives The following are design responses to the goals and objectives: The architectural design of the proposed building is more in keeping with the adjacent buildings regarding bulk, roof pitch and fenestration. The proposed micro-suite building is compatible with the surrounding residential buildings in form, massing, fenestration and location on the lot thereby reinforcing the existing urban design elements along Dufferin Avenue. The proposed building replaces an existing derelict semi-detached building that is currently vacant. Removal of the front yard parking pad with a building brought 1.2 m from the street line will enhance the established street wall on the south side of Dufferin Avenue defined by residential buildings to the west and east. 31

5 The prohibition of vehicular parking and replacement with secured bicycle parking will reduce the visual impact of parking in the front yard; conflict of vehicular movements with pedestrian and vehicular movements on Dufferin Avenue; and encourage active transportation. The location and design of the building will enhance the pedestrian realm with eyes on the street, a defined building entrance; and front yard landscaping. 2.3 Regional Spatial Analysis The Regional Spatial Analysis Plan (see page 6) shows the 400 m radius and the 800 m radius from Dufferin Avenue. These distances show the approximate five minute and ten minute walk from the site to surrounding commercial, employment, public transit and recreational opportunities. Regional landmarks within an 800 m ten minute walk of the site include: Downtown London Victoria Park City Hall Central Secondary School Commercial services along Dundas Street Police Station East London Commercial\Employment\Entertainment St. Mary s Choir School Regional landmarks located within a 5 minute walk of the site include: Catholic Central Secondary School Lord Roberts French Immersion Public School Public transit specifically the BRT along King Street and Queens Avenue On Street bike routes This site has convenient access to a rich variety of regional amenities. Significant shopping, community resource, employment, public spaces and transit hubs between five and ten minute walk are shown on the Regional Spatial Analysis Plan. These features support intensification of this site with easy access to a wide array of employment, shopping and recreational opportunities opportunity to prohibit parking and provide easy access to daily services. With respect to transportation, the site has pedestrian access with sidewalks on both Dufferin Avenue and Maitland Street providing continuous connection along streets throughout the neighbourhood. An On Street Bike Route is shown on Colborne Street; Dufferin Avenue west of Colborne; Central Avenue; and Queens Avenue provide access to the Multi-Use Pathway along the Thames River. This extended network provides easy access to the neighbourhood and the city. Bus routes and bus stops within 400 m and 800 are shown on the Regional Spatial Analysis Plan. They include Dundas #2; Wavell #7; Wellington #13; Trafalgar #22; Wharncliffe #12; and Adelaide #16. Combined this location has access to six different bus routes within a five minute walk and easy public transit access across the city. 41

6 There are no significant views to or from Dufferin Avenue because the site is located on a local street and there are no significant landmarks or natural features at the terminus of the streets. The nearest significant landmark is the Masonic Hall located two properties west of the site. The location of the proposed building facing north and setback in line with the abutting buildings will not impact the view of the building. Furthermore, Dufferin Avenue right of way width is reduced to 20 m instead of 40 m west of Cartwright Street. The effect is to narrow the view with buildings between Cartwright and Maitland. The shifting of the building forwards will reinforce this sense of enclosure at this location. SI

7 reorges,_hol - S S V B N S c sss.i S - V I k - II U 2 \ :s1 Gt % %ø 5\)P - - (, çjp x LorneAvenue 0çL1 e - / \ Public School o French lmme ron %S - - Zj::: f i.. \ \\\r \ \ A Ci 2O RIVe70 - G1 si? -. %.- -- : l _ H4MILroN VEç ) -- Downown. - - Aberdeen - %. - Public School --1 LB. o\ c L 0S1. A 3 \ St.. JosephImmersion St. John Separate School Separate sl School > vederet5park f U 3; REGIONAL SPATIAL ANALYSIS PLAN Dufferin Ave London, Ontario Legend Subject Site 800m Walking Radius 400m Walking Radius Heritage District Bus Route Bus Stop On Street Bike Route Multi-Use Pathway Elementary School Places of Worship Parks ( Views Meters A o Data Source city of London - Nov 2014 POL ASSOCIATES INC Land Use Planning Consultants Phone: wpolassociates gmail.com., SALI5, - C

8 2.4 Site Spatial Analysis The Site Spatial Analysis Plan (see page 8) provides information on the immediate context of the area. The Official Plan designation for this location and all the lands north to Central Avenue; west to Colborne Street; east to Adelaide Street N; and south to Queens Ave is designated Low Density Residential. The City of London Zoning By-law Z.-1 zones the subject site Residential R3-2 (single, semi-detached, converted, triplex and fourplex dwellings)) There are a wide variety of zones located within 400 m radius of the subject site recognizing the purpose designed and historic development of the area including Residential R8 (Apartment Buildings, Stacked Townhouses, Lodging Houses, & Special Population s Accommodations), Residential RiO High Rise Apartments, Convenience Commercial, Commercial Recreation, and Community Facilities. This range of uses and building forms is a suitable context in which to introduce a new small scale apartment building as this type of use is established in the neighbourhood. The topography of the site is flat sloping slightly to the south. There are no mature trees located on the site. The property has access to full municipal sewer, water and storm sewer services available on Dufferin Avenue. There are no constraints to development based on topography or existing vegetation. The photographs on the following pages are a representation of the view corridors and streetscapes on: 1) The south side of Dufferin Avenue; 2) The north side of Dufferin Avenue The replacement of the vacant semi-detached building with a heritage designed two and one-half storey microsuite building will enhance the view corridor along Dufferin Avenue, reinforcing the street wall between and Dufferin Avenue thereby reducing the gap in the wall. The proposed heritage design dwelling will enhance the site spatial character. Accessibility and connectivity to the site is convenient for all forms of transportation including sidewalks for pedestrians; on street cycling routes for bicycles; six bus routes within five minute walk; and a grid pattern of local streets increasing the walkability to and from the site. The strength of the public transit, cycling and walking supports the zoning request to prohibit onsite vehicular parking. Landscaping in the area includes both mature trees on the public right of way and on private property. This is a significant amenity to the immediate neighbourhood. No trees will be removed to build the proposed building. 7

9 Subject Site Parce Fabric [L ASSOCIATES INC Land Use Planning Consultants Phone:

10 - - Dufferin Avenue Streetscape Photos r I I -. * I 1- z ] 1r_! k / - I Photo #1: Dufferin Avenue south side # # # Photo #2: Dufferin Avenue NS#458\460 #462 #464\ age

11 3M Conceptual Design 3.0 Proposal This section presents the proposed development of the property through an Official Plan and Zoning By-law amendment from Residential (R3-2) to a Residential (R8-4fxx)) with special provisions. The proposed development for Dufferin Avenue is to replace the legally existing semi-detached dwelling with a 12 unit micro-suite building with a maximum of 12 bedrooms. Secured bicycle parking will be provide and on-site vehicular parking will be prohibited. The lot has frontage of m on Dufferin Avenue, a lot depth of 30.8 m for a total area of m2. The conceptual design is shown on the following page. Dufferin Avenue is a local residential street with low volumes of traffic. There are no significant vegetation features on site on the public right of way to be preserved or enhanced. No views need to be protected arising from the development as the site does not provide an origin or terminal view along the street. The front yard setback will be reduced to 1.2 m midway between the front yard setback to the east and west as shown on the conceptual plan. This front yard setback will reinforce and complement the established street line. The rear yard setback is 9.3 m consistent with the building setback to the west and 2.4 m less than the rear yard to the east. The area available for outdoor amenity space is similar between all three buildings on the south side of Dufferin Avenue. There are no sensitive areas between the proposed and existing buildings. The separation distance between the buildings on the west is increasing from 2.4 to 3.3 m. The separation distance between the buildings on the east is increasing from 0.6 m to 1.2 m. The minimum setback on site is 1.2 m from the property line to the proposed building. Based on the configuration of the proposed building and absence of windows on the abutting buildings, there will be no significant reduction on access to light on the abutting buildings. The site will have m2 of landscaped open space (40.6% of the site). Specifically, 85.6 m2 will be rear yard amenity space and approximately 70.0 m2 (a portion is public right of way) of front yard amenity space from the building to the sidewalk. The combined area of m2 provides sufficient outdoor amenity space for a building where the intensity of development is limited to 12 bedrooms. Construction of a privacy fence along the rear property line and the bike storage shed will define private outdoor open space for the residents and reduce the potential impact on the abutting property to the south. The function of the apartment building will have two handicapped accessible units with at grade access from the side yard sidewalks. Each unit will have a floor area of 41.3 m2 and one bedroom. Two additional standard ground floor units at the rear of the building will access through the front or rear entrance with a shared hallway. The second and third levels will each have four units with access through a shared stairwell for one or two flights from either the front or rear entrance. There is no internal elevator. 101

12 DU FFERI N NoRTH - SITE PLAN - SITE : SM MAIN BLDG. 204M SM BIKE STRG SM SITE LOCATION

13 3.2 Design Principals and Design Response The proposal is to replace the derelict one storey semi-detached dwelling with a purpose deigned 12 unit microsuite building with heritage characteristics that enhance the EWHCD. The proposed building will enhance the established building form, massing and articulation, character and image found along this portion of Dufferin Avenue. The conceptual elevations were prepared by Nicholson Scheffield Architects Inc. for Marigold Homes Inc. and are included on the following page. Outdoor amenity space is provided at grade primarily to the rear of the dwelling. The front yard landscpaed open space will provide seating area and an improvement over the existing asphalt paved area. Circulation is primarily via pedestrian access from the sidewalk to the front, side and rear of the builidng. Secured bicycle parking is available in the rear accessory builidng. The intent for lot coverage is to eliminate paved parking area and replace a portion of this coverage with builidng. The combined maximum permitted parking area and lot coverage is 70% in the Residential R8-4 Zone. In comparision the proposed building coverage with no paved area is 59.4% of the lot thereby reducing the overall amount of impermeable surface\lot coverage. The required minimum landscaped open space of 30% is exceeded with 40.6% landscaped open space provided. Except for porch lighting and street numbers, there is no external lighting or signage proposed for the building in order to complement the residential character of the street. The built form of the new building is three and one half stories with the first floor 2.9 m and two floors of 2.7 m in height. The building location near the property line is consitent with dwellings at and Dufferin Avenue. The roof is a pitched cottage style with a centre gable. The pitch of the roof is consisent with the abutting and adjacent builidngs and adds to the continuity of the streetline. The at grade treatment consists of a centre main doorway with two large windows providing light into the centre hallway plan. Three levels of double windows view onto the street. The built form provides strong visusal contact with the public street with six sets of windows facing onto the street. The massing and articulation is consistent with the adjoining building and helps to fill the street wall gap along Dufferin Avenue. There are no shadow impacts because the building has a similar height to the adjoining building. The role of the proposed building is to strengthen the character of the Dufferin Avenue with greater resident activity, visual presence and an architecutral treatment in keeping with the adjoing buildings. The architecutral treatment is a horizontal clapboard\planking using sand\yellow colour with white details around the windows and doors. This is complementary to the dwellng on the west. The large window openings represent accessibiltiy, visual presence and connection to the public realm. The general building form, massing, fenstration and articulation of the proposed building is more in keeping with the form and character of the street than the exisitng semi-detache building. The proposed building fulfills the principles of sound urban design recognizing the established character of the street and the neighbourhood. 12 I

14 NICHOLSON SHEFFIELD ARCHiTcTs INC

15 11 J -,.. f_17i_ Il1Lfl -i t\gto\;s

16 3.1 Public Realm The public realm is considered for Dufferin Avenue. The existing two car parking pad will removed and the new building will be brought forward by 0.6 m closer to the side walk. The distance between the proposed building and the sidewalk is 1.2 m. The existing two car asphalt parking pad will be removed and replaced with foundational landscaping in the front yard and in the City boulevard to the sidewalk. Landscaping between the sidewalk and building will be a mix of perennials and annual plants creating a transition between the public realm and the private realm of the dwelling units. The removal of vehicular parking on site will remove the conflict between vehicles ingress and egress to the site and pedestrian movement on the sidewalk and bicycle movement on the street. There is a convenient access for pedestrians and cyclists from the street to the property, front, side and rear entrances. Rendering of the Dufferin by Nicholson Sheffield Architects Inc. The building will replace two entrances and four windows with one main entrance and six double windows facing onto Dufferin Avenue. The effect will create greater transparency between the public realm and the street and be to increase the eyes on the street. The effect will be to create a more comfortable and safer public realm on this section of Dufferin Avenue. Finally, removing the derelict building and replacing it with a two and one-half storey building with heritage character closer to the street line will reinforce the streetscape on the south side of Dufferin Avenue between the Masonic Hall and Maitland Street. It will complement the existing form and character of buildings on the north side of Dufferin Avenue. 14 I P a g e

17 3.2 Sustainability Techniques The proposed 12 unit micro-suite building will apply best-practice techniques of current construction practices and Building Code energy efficiency requirements. The impact will be to reduce the demand for heating and cooling and reduce the resulting carbon emissions. The orientation of the building with a south facing exposure provides opportunity to encourage passive solar gain for half of the units during the cold months. Window openings in the front and rear of the building allows significant light penetration through individual units thereby reducing the need for artificial lighting. The applicant is not expecting to complete a specific energy efficiency certification. This conceptual design is the redevelopment of an under-utilized derelict building within an established residential neighbourhood and therefore constitutes residential intensification. The increase in dwelling units is from 2 to 12. While there is a significant increase in the density, the intensity of development is limited by the maximum number of bedrooms at 12. As such, this project provides a form of housing not readily available in the Central London District at an intensity that is similar to that found in larger apartment buildings in proximity to the site. This unique form of housing fills a gap in the housing market place by offering small scale independent accommodation for people working, living and enjoying the Central London location. This form of housing support sustainability by encouraging the private market to build small self-contained dwellings in the core area. The proposal to prohibit parking on site will require the residents to walk, cycle or use public transit for all their daily activities. The scale and density of the dwelling at 12 micro-suites is transit oriented located within walking distance. On site vehicle parking is substituted with secured on site bicycle storage. The effect of this zoning regulation will be to eliminate carbon emissions from vehicles used for personal transportation. Being within walking distance and convenient cycling distance of the Downtown, this proposal offers excellent accessibility for future residents. The site is in proximity to Victoria Park, Centennial Hall and the Downtown YMCA (King and Waterloo) with a variety of recreational entertainment and learning opportunities. In summary, the proposal provides significant sustainability features\techniques for energy conservation and carbon emission reductions through sound building techniques; small scale innovative housing form; and the prohibition of on-site vehicular parking. 3.4 Heritage Initiatives In response to the design guidelines of the East Woodfield Heritage District a Heritage Impact Assessment was completed and submitted as part of the application. The proposed construction of a 12 unit micro suite building is consistent with the overall goals and objectives of the East Woodfield Heritage Conservation District. The building form, location, height, façade and absence of parking is more in keeping with the heritage character and form of the surrounding heritage district than the existing derelict building. The new development will complement the surrounding buildings and is a good fit to conserving the EWHCD. 151

18 Recommendations from the heritage impact assessment include: 1. That the proposed new building incorporate the size, form, fenestration, door openings, roofline and exterior building materials as shown in the submissions, which complement and are sensitive to the heritage character of the two abutting buildings. 2. That the new building be located not more than 1.2m south of the existing property line to reinforce the established building line along Dufferin Avenue. The proposed building height of 10.3 m is consistent with the north and south sides of Dufferin Avenue. The proposed roof line and gables are complementary to the abutting and adjacent properties. The proposed building roof pitch is complementary to the abutting properties. The proposed building has asphalt shingles consistent with the HCD guidelines. Any required mechanical equipment for the building will be located behind the front façade of the roof. 3. The street façade doors and windows have similar proportions to abutting and surrounding buildings on Dufferin Avenue. No shutters are seen on abutting buildings and no shutters are proposed on the subject site. 4. The proposed sand\yellow colour of the clapboard form of siding is consistent with the colour of the abutting buildings and the texture is consistent with the cladding at Dufferin Avenue. 5. Any exterior landscaping in the rear of the building shall be complementary to the surrounding plant materials. 6. That the existing building be offered to the City of London for relocation to a place where the heritage character of the building complements the age of the building at the City s risk and expense. This application allows a consistent scale and setback for residential uses, strengthening the rhythm and coherent character of Dufferin Avenue at this location. The application is consistent with the Guidelines, Goals and Objectives of the East Woodfield Heritage Conservation District as adopted by Council and the Provincial Policy Statement I

19

20

21 469 Pol Associates Inc. Land Use Planning Consultants 94 Rollingwood Circle London ON N6G 1 P7 NEIGHBOURHOOD CHARACTER STATEMENT AND COMPATIBILITY REPORT Dufferin Avenue May Neighbourhood Character Statement Introduction This Neighbourhood Character Statement has been prepared in support of the proposed development at 467 Dufferin Avenue. The official plan and zoning by-law amendment proposed increases the residential density of the lands from 2 to 12 units with a maximum intensity limit of 12 bedrooms. Based on a preliminary review by staff and the applicant a Neighbourhood Character Statement as set out in Section of the City of London Official Plan is requited. A Neighbourhood Character Statement is described as follows: A detailed statement of the character of the existing neighbourhood that demonstrates how the proposed development respects the character of the existing neighbourhood shall be submitted by the applicant. This inventory of urban design characteristics shall include a review of structures and the natural environment within the surrounding neighbourhood. (Section (a)) The following sections of this report provide descriptions of the character and image of the neighbourhood, the site design and the proposed servicing as per the requirements of the Official Plan. Character and Image The subject property is located on the south side of Dufferin Avenue, just west of Maitland Street, in a mixed land use neighbourhood of commercial, commercial recreation, multi-unit apartment buildings, converted dwellings, semi-detached and single detached dwellings. The neighbourhood is one of the oldest in the City and includes a number of buildings that are listed in the City s inventory of heritage buildings some of which have been designated under the Ontario Heritage Act for their heritage value. The neighbourhood is comprised of 1, 2 and 2 Y2-storey brick, frame, clapboard dwellings with a wide variety of architectural styles. These include examples of Gothic Revival, ltalianate, High Victorian Gothic, Second Empire, and Queen Anne style buildings. The multi-unit apartment buildings date from the 1960 s and 1970 s. Many of the buildings include a combination of traditional design details with more recent and eclectic features. As part of the background research the owner undertook an analysis of apartment buildings in neighbourhood. There are 14 high rise (5 stories and greater) apartment buildings with an average of 82 dwelling units. There are 20 low rise (4 stories and less) apartment buildings with an average of 16 units per building. More specifically apartments at 420, 433, 531, 569 Dufferin and 470 Maitland exemplify the mixed use residential character of the neighbourhood. Along Dufferin Avenue there are several 2 Y2-storey, converted dwellings similar to the proposed 2 Y2 storey building and proposed use at Dufferin Avenue. Dufferin Avenue has a very traditional Neighbourhood Character and Compatibility Report Dufferin Avenue - I 1

22 street frontage for the neighbourhood, where buildings are generally built near the street line creating a comfortable pedestrian environment. The proposal removes the derelict one storey semi-detached building and replaces it with a 3 1/2 storey building that reflects the overall building height including the pitched roof of Dufferin Avenue. The proposed clapboard style exterior cladding materials, windows and façade elements are consistent with other dwellings on the south and north side of Dufferin Avenue. There is no significant natural features on the site. The amenity and character of the neighbourhood is enhance with the existing mature trees and tree canopy. No trees need to be removed nor will any be affected as a result of this proposed development. Site Design The proposed building will be brought closer to the sidewalk and right of way to reinforce the relationship to the street and the at grade access to the sidewalk and visual connection through the windows. The existing parking layout at the front of the building will be removed and replaced with landscaping on the lot and on the boulevard. On site vehicular parking will be replaced with one secured bicycle parking in the rear yard for each of the units. Outdoor privacy space is provided to the rear of the building facing the southerly exposure. Building setbacks to the side and rear will be similar to abutting buildings. There is limited side yard setback existing. The new building will increase the separation distance and provide sufficient fire protection by limiting opening between the buildings. In combination with the street-level entrance and large window openings, the streetscape environment promotes pedestrian activity. Residents in the proposed building will have convenient walking\cycling access to a wide range of commercial, employment and recreational amenities as well as public transit service. Private outdoor recreation space is provided to the rear of the building and public recreational space is within convenient walking distance of Catholic Central Secondary School and Victoria Park. Servicing The site is connected to the surrounding neighbourhood in the same manner as the surrounding dwellings. The property is located two blocks away from the commercial areas on Dundas Street. The application prohibits on site vehicular parking to reduce the need for using or owning a vehicle and due the convenient access to the Downtown and surrounding amenity. There is safe access by walking and cycling to an array of amenities and commercial, recreational, and educational opportunities for interaction. The location in the neighbourhood gives it a high degree of walkability. The subject property is close to the major transit services provided along Dundas Street to the south. Conclusion Based on the review of the neighbourhood character, the proposal to replace the existing derelict semi detached building with a purposed designed building to complement the heritage character of the area with a maximum of 12 bedrooms is in keeping with the established neighbourhood character of Dufferin Avenue. It is consistent with the Official Plan policies regarding the character and image of the neighbourhood. Character and Compatibility Report Dufferin Avenue r - 2

23 Compatibility Report Introduction This Compatibility Report has been prepared in support of the proposed development at Dufferin Avenue. The zoning by-law amendment proposed increases the residential density of the lands. Based on a preliminary review by staff and the applicant a Compatibility Report as set out in Section of the City of London Official Plan is required. A Compatibility Report is described as follows: a detailed statement of the compatibility of the project, to demonstrate that the proposed project is sensitive to, compatible with, and a good fit within the existing surrounding neighbourhood. (Section (b)) The following sections of this report provide descriptions of the project design, including built form elements, the massing and articulation, and the architectural treatment. Built Form Elements The built form, massing and articulation of the proposed building at Dufferin Avenue will enhance the heritage conservation district by replacing the derelict building with a purpose designed building using features complementary to the area. The proposal will increase the compatibility of the site with surrounding land uses. Abutting to the west is a semi-detached dwelling and the Masonic Hall commercial recreational use; abutting to the east is a converted 4 unit dwelling and to the south is a rooming house use. On the north side of Dufferin Avenue are two commercial units; 5 units in a converted building; 5 units in a converted semi-detached building; and a converted 3 unit building. The at grade treatment consists of a centre main doorway with two large windows providing light into the centre hallway plan. Three levels of double windows view onto the street. The built form provides strong visusal contact with the public street with six sets of windows facing onto the street. The massing and articulation is consistent with the adjoining building and helps to fill the street wall gap along Dufferin Avenue. There are no shadow impacts because the building has a similar height to the adjoining building. The role of the proposed building is to strengthen the character of the Dufferin Avenue with greater resident activity, visual presence and an architecutral treatment in keeping with the adjoing buildings. The architecutral treatment is a horizontal clapboard\planking using sand\yellow colour with white details around the windows and doors. This is complementary to the dwellng on the west. The large window openings represent accessibiltiy, visual presence and connection to the public realm. The general building form, massing, fenstration and articulation of the proposed building is more in keeping with the form and character of the street than the exisitng semi-detache building. The proposed building fulfills the principles of sound urban design recognizing the established character of the street and the neighbourhood. Character and Compatibility Report Dufferin Avenue I 3

24 Massing and Articulation The proposed spacing of window and door openings provide a mix of elements consistent with the rhythm of the main-floor building openings along Dufferin Avenue. The spacing and amount of fenestration is consistent with existing development in the area. The setback for Dufferin Avenue from the street is more consistent with the existing development than the existing derelict building. The proposed building is compatible with the scale of existing residential\commercial development along this section of Dufferin Avenue and no transition of scale is required. Shadow effects on adjacent properties will be minor to the east and not substantially change to the west as a result of the proposed redevelopment. Architectural Treatment The proposed building on Dufferin Avenue makes use of contemporary building materials and construction methods and at the same time complements the heritage conservation district. Increasing use of glazing increases the internal light amenity of the building. Divisions in the glazing represent traditional window divisions found along the street. Use of wood clapboard form of cladding will complement the variety of wood cladding used along the street. The basic elements of cladding, windows and entrance details found along Dufferin Avenue are consistent and compatible with the variety of materials used common to the area. Conclusion Based on the review of the built form, massing, articulation and architectural treatment of the proposal to replace the derelict building with a purpose designed building with significant heritage features is appropriate for the site. The development to create a 3 14 storey building within the permitted maximum height is, sensitive to, compatible with and a good fit within the surrounding neighbourhood and therefore compatible. Character and Compatibility Report Dufferin Avenue I 4

25 - I Pol Associates Inc. Land Use Planning Consultants CITY OF LONDON 94 Rollingwood Circle PLANNING SERVICES London ON N6G 1 P7 RECEIVED JUN Ma 2017 FILE NO REFERRED TO SUBSEQUENT REFERRALS PLANNING JUSTIFICATION REPORT OFOR1FORMATION DB. Official Plan and Zoning By-law Amendment DFOR REPORT Dufferin Avenue DOTHER 1.0 Introduction This planning justification report is submitted in support of the Official Plan and Zoning By-law amendment application for the lands at Dufferin Avenue London. The report considers applicable Official Plan policies, zoning by-law regulations, and the Provincial Policy Statement Based on a review of these policies and regulations the proposed development will be in keeping with the purpose and intent of the City of London Official Plan policies and Zoning By-law regulations. 2.0 Requested Development The purpose of the application is construct one building with four micro-suites on each of three levels for a total of twelve (12) micro-suites. Each suite has a floor area of approximately 38.4 m2 and a total building floor area of 612 m2. The lot area is m2. The building form, location, lot coverage and fenestration is consistent with historic context of adjacent and surrounding buildings. Bicycle storage for each unit is located at the rear of the lot. No vehicular parking exists and none is proposed on the site because of the proximity of public transit, purpose designed bicycle storage and pedestrian accessibility to a wide range of amenities. The micro suite is an innovative, affordable and inclusionary residential housing form. Each suite is suitably sized for single occupancy with studio\one bedroom and limited floor area. The rents could meet the affordability threshold in the City of London. Two of the main floor suites are universally accessibly having direct at grade access from the exterior via a side yard walkway. All other suites have interior access from a shared interior hallway. Common outdoor open space is located in the rear yard. Each micro suite has secured access to a bicycle\storage space in a bicycle shed located in the rear yard. The building has access to full sewer and water services. 3.0 Official Plan Policies The subject lands are designated Low Density Residential in the Official Plan. The requested 12 unit microsuite building use is primarily for single occupancy and is appropriate form of infill housing in a low density residential area. Policies encourage infill residential development in residential areas where existing land uses are not adversely affected and where development can efficiently utilize existing municipal services and facilities. The subject lands have sufficient services and will not affect surrounding development based on the size and scale of the heritage designed building. Planning Justification Report Dufferin Avenue - 1

26 Pol Associates Inc. Land Use Planning Consultants 94 Rollingwood Circle London ON N6G 1 P7 Policy Scale of Development, allows the residential intensity of development in the Central London District to exceed 30 units per hectare for infill development. The subject site is in Central London and therefore permits density in excess of 30 units per hectare. In the Woodfield residential area there are 14 high rise buildings; 17 walk-up buildings; 365 converted dwellings; and 365 single detached dwellings. Of these there are 20 apartment buildings with a height of four storeys or less with 326 dwelling units or an average of 16.3 units per building. In proximity to the subject site there are examples at 420, 433, 531 and 569 Dufferin Avenue and 470 Maitland which are purpose designed apartment buildings. The area is a vibrant and thriving residential area offering a wide variety of housing types and forms. This indicates the appropriateness of approving this proposal in a small scale apartment building with a limited number of bedrooms. Policy Infill Housing, provides for new residential development within an established neighbourhood on under-utilized sites. The subject lands are underutilized with a single storey semi-detached building on the property. The site fulfills the requirements of housing form with a building height, width and setbacks which are similar to the scale seen on adjacent properties. (See the Heritage Impact Assessment) When comparing the intensity of development in bedrooms per hectare the proposed 12 bedrooms at Dufferin Ave. is 306 bedrooms per hectare. Similar examples are found at 350 Dufferin (271 bedrooms per hectare); 388 Dufferin (222 bedrooms per hectare) 400 Princess (333 bedrooms per hectare); 549 Waterloo (350 bedrooms per hectare). The height and scale of the building as well as the location on the lot neat the front lot line is sensitive to surrounding buildings. Policy Woodfield Neighbourhood Policies The requested amendments conform to the purpose and intent of the Woodfield Neighbourhood policies by proposing a redevelopment which is in keeping with the form, scale and building intensity of the neighbourhood. While the density limit exceeds the 100 units per hectare, provisions for affordable housing and high quality urban design may allow exceptions to the density limit. The form and character of the building complements the existing heritage form and character encouraged through the policies. The promotion of active transportation and the prohibition of on-site parking will reduce the volume and impact of vehicular traffic in the neighbourhood. Policy Near Campus Neighbourhood Polices The subject lands are on the southerly limit of the Near Campus Neighbourhood more than 3 km from the main Western Campus and main Fanshawe College Campus. The site is not in proximity nor with convenient access to either of the two campuses. The orientation for housing is toward the Downtown London. The existing building may have two dwellings in the existing semi-detached dwelling each with three bedrooms for a total of six bedrooms. Two additional single bedroom units may be permitted in any semi-detached dwelling for a total of eight bedrooms. Four additional bedrooms are requested for bonusing of high quality urban design and secured bicycle parking. The number of bedrooms limited to a maximum of 12 to limit the potential concentration of short term accommodation at this location. Planning Justification Report Dufferin Avenue I 2

27 Pol Associates Inc. Land Use Planning Consultants 94 Rollingwood Circle London ON N6G 1 P7 Policies for Specific Areas Criteria The proposed micro-suite building with a maximum of 12 bedrooms in a purposed designed heritage style building is unique to the Woodfield area. A Policy for Specific Area is needed to recognize the use and form of development. The following comments address the need for the special policy: I) The scale of the building is similar to existing building forms in the area which are 2 3 storeys in height and have similar lot coverages. It will not be an incompatible use. ii) This is an area where the predominant land use will remain single and two family dwellings with a mix of existing apartments and converted dwellings iii) The existing mix of residential and recreational uses does not lend itself to a specific land use designation for this specific use. iv) A policy for a specific area is necessary to recognize the micro-suite use; prohibit on-site parking; and allow bonusing provisions. There will be no off site negative impacts related to noise traffic or loss of privacy for the surrounding neighbourhood. 12 Housing Policies 12.1 Housing Objectives i) supports the need for a choice of dwelling types. The intent of the application is to provide independent living opportunities at affordable housing rents. The micro-suites will likely be a blend of affordable and market rental units. Policy iv) Affordable New Residential Development provides opportunities for the City to approve at least 30% new affordable units. The intent of this project is to create the opportunity for affordable micro-suites by limiting the number of suites; limiting the floor area; and prohibit on-site parking. The effect is to reduce the cost of construction and maintenance of the building and site. Finally Policy vii) Innovative Housing is fulfilled with an innovative design complementing the heritage character of the area, which broadens the range of housing alternatives available in the City. The affordability criteria from CMHC for 2017 is a rent which is 70% or less of the market rent. The market rent for a one bedroom apartment is $807. The affordable rent for a one bedroom unit in London is therefore $565 in Where the tent is at or below the rate it will be considered affordable housing. 13 Heritage Resources Policies The intent is to remove the derelict semi-detached building on the site. This intent is based on the professional engineer s opinion of Strik Baldinelli Moniz who recommended demolition due to unsafe conditions. The fire department has marked the building not to enter during an emergency. It is therefore not practical nor feasible to restore the building to habitable condition. The building is not designated for heritage purposes as part of the East Woodfield Heritage District under Part IV of the Ontario Heritage Act. Prior to demolition, the LACH and City of London Heritage Planner will be given an opportunity to record the architectural significance of the building and \or an opportunity to relocate the building to a suitable historical context such as Fanshawe Pioneer Village. On balance it is in the public interest to provide additional infill housing at a location with convenient access to a wide array of amenity in a new building form which reflects the historic context of the neighbourhood and remove a derelict heritage building. (See the Heritage Impact Assessment) It is not possible to provide the same number of bedrooms and preserve the existing building. Planning Justification Report Dufferin Avenue I 3

28 Pol Associates Inc. Land Use Planning Consultants 94 Rollingwood Circle London ON N6G 1 P7 18 Transportation The location of the subject lands provides convenient 400 m\ 5 minute walking access to many public and private services. The site is located in proximity to many amenities supporting an innovative solution to vehicular parking which is prohibited on-site for the micro-suite units. Residents must choose to live without a vehicle to reside in the building. A private secured bicycle storage unit will be assigned to each unit. The effect of this approach based on the goals in Policy 18.1 is to: vi) minimize the adverse effects of the transportation system on the environment; o vii) conserve energy and reduce transportation costs; and xv) encourage meeting the modal split targets of 11% walking; 3% bicycling and 12% public transit. This micro-suite innovative and affordable residential development is supported by the proximity of the following amenities: 1. Downtown London employment, education, services and entertainment 2. Public transit walking distance to Dundas Street and the future rapid transit 3. Lord Roberts Public School\ Catholic Central High School\ Central High School 4. Victoria Park; City Hall; 5. Dundas Street amenities and community services 6. Local commercial\ offices\ London Music Hall \ Knights of Columbus halls Based on this location and the affordability, residents will be able to access living, working and recreational opportunities without the need for a private automobile. Service vehicles, emergency services and visitor will continue to have access to the site from the public street as needed for specialized services and activities using on street parking. Policy Bonus Zoning The requested amendments fulfills the purpose of the bonus zoning policies by: g) supporting the preservation of the Woodfield Heritage district with a historically sensitive infill development; and j) provision of design features that provide for universal accessibility in redevelopment. Providing secured bicycle parking Providing a high quality of design Planning Justification Report Dufferin Avenue I 4

29 Pol Associates Inc. Land Use Planning Consultants 94 Rollingwood Circle London ON N6G 1 P7 4.0 Provincial Policy Statement 2014 The requested Official Plan and Zoning By-law amendments are consistent with the Provincial Policy Statement Housing requires councils to provide a range and mix of housing types to meet the requirements of current and future residents. This site specific amendment is an innovative and affordable housing. It also provide housing required to meet the social, health and well-being requirements of current residents including special needs requirements. Policy Healthy, liveable and safe communities are sustained by: b) accommodating an appropriate range and mix of residential (affordable housing)... uses to meet the long term needs. The proposed micro-suites fulfills the intent of these policies by providing six affordable dwellings. Policy 2.6 Cultural Heritage addresses significant built heritage resources. Notwithstanding the designation under Part IV of the Heritage Act, the safety of the building is not sufficient to restore for human habitation. The redevelopment of the site with a building form and character meets the intent of the East Woodfield Heritage Conservation District and is consistent with the PPS Zoning By-law Regulations The proposal is to amend the existing R3-2 zone to a combined R3-2\R8-4(##) Zone to allow 12 microsuites with a maximum of 12 bedrooms on the existing lot. Secured parking for bicycles will provided onsite with no vehicular parking in the public boulevard or on-site. The proposal offers innovative, affordable and accessible in a building which is complementary to the heritage scale, form and character of surrounding buildings in the neighbourhood. The existing lot area of m2 will be retained. There will be special provisions to recognize the building setbacks on the side yards and front yard. This zoning is appropriate for this lot where similar lot areas and intensity exist in the immediate neighbourhood. The requested zoning table is shown below. Planning Justification Report Dufferin Avenue -. I 5

30 9.3 including Pol Associates Inc. Land Use Planning Consultants 94 Rollingwood Circle London ON N6G 1 P7 Proposed Zoning R8-4 Special Provisions - Residential R8-4 (##) Zone Permitted Uses: Semi-detached and duplex dwellings; converted dwellings; Apartment building with a maximum of 12 micro suites Lot Area Minimum m2 Lot Frontage Minimum m Front and Exterior Side Yard 1.2 m: (4.23 Setback\Front Yard Exemption in Built-up Depth Minimum Residential Areas) Interior and Rear Yard Depth Side yard 1.2 m Minimum Rear yard m Accessory building 0.3m Landscaped Open Space f%) 40.6% Minimum m2 Lot Coverage (%) Maximum 59.4% m2 Height Maximum 10.3 m Density- units per hectare 307 uph Maximum Bedrooms Maximum 12 Floor Area Maximum 42 m2 per micro-suite Gross Floor Area Maximum 615 m2 Vehicular Parking 0 Parking prohibited Bicycle Parking 12 spaces minimum - One enclosed secured space per suite Residential Bonusing High Quality Urban Design building form; exterior finish; fenestration in keeping with the heritage character of the Woodfield Heritage Conservation District; 12 individual secured on site bicycle parking spaces The requested Residential R8-4 is requested with special provisions to recognize the existing lot pattern; a building form in keeping with the heritage character of the area and a prohibition on vehicular parking. The following notes support the requested zoning provisions. Lot area and lot frontage is approximately half of the standard requirements recognizing the existing lot area. There is sufficient lot frontage for pedestrian and bicycle access to the building and bicycle storage building in the rear yard. Front yard setback is in keeping with the existing front yards on abutting sites and conforms to Section 4.23 where setbacks are established relative to abutting building setbacks. The interior side yard setbacks are reduced to 1.2 m to provide flexibility in the location and design of the building. This setback is similar and in keeping with side yard setbacks on surrounding properties. The site exceeds the minimum landscaped open space of 30% at 40%. The maximum lot coverage is almost 60%. This measure is similar to the lot coverage of residential buildings in the neighbourhood. Furthermore, where on-site parking the paved area could be up to Planning Justification Report Dufferin Avenue I 6

31 Pol Associates Inc. Land Use Planning Consultants 94 Rollingwood Circle London ON N6G 1 P7 40% of the lot creating hard surface coveted area of 70% whereas the proposed covered area is 59.6%. The absence of on-site parking effectively reduced the extent of hard surface area. The intensity of development is limited to 12 micro-suites each with a maximum floor area of 42 m2. This will provide for a building with a total not exceeding 615 m2. The residential density of 307 units per hectare is limited through the maximum intensity of 12 bedrooms which is similar to other purposed designed apartments in the area. Bicycle parking will be provided at one secured bicycle unit in the bicycle shed located at the rear of the lot for each micro-suite. Vehicular parking will be prohibited on any portion of the lot and in the front yard. Two bonusing provisions are being requested for high quality urban design and secured bicycle parking. The high quality urban design includes building form; exterior finish; fenestration in keeping with the heritage character of the Woodfield Heritage Conservation District. 6.0 Conclusion Based on the above review, the requested Official Plan and zoning by-law amendments provide a new form of small scale micro-suite dwelling unit limited by 12 bedrooms. The scale and form of the proposed building is in keeping with the overall heritage character of the area. The applications are consistent with the PPS 2014, the City of London Official Plan and the Residential R3-2\Residential R8-4(##) zoning provisions. There is sufficient planning justification for Council to approve these amendments. Planning Justification Report Dufferin Avenue 7