Urban Design Brief. Proposed Medical / Dental Office 1444 Adelaide Street North. Vireo Health Facility Ltd.

Transcription

1 Urban Design Brief Proposed Medical / Dental Office Vireo Health Facility Ltd. November 27, 2013

2 TABLE OF CONTENTS Page No. INTRODUCTION... 1 SECTION 1 LAND USE PLANNING CONTEXT The Subject Lands The Proposal Design Goals and Objectives Official Plan Urban Design Principles Spatial Analysis Community Context 400 metres Community Context 800 metres... 8 SECTION 2 DESIGN PRINCIPLES AND DESIGN RESPONSES Conceptual Design Public Realm Sustainability Techniques APPENDIX A COMPATIBILITY REPORT Built Form Elements Massing and Articulation Architectural Treatment... 28

3 INTRODUCTION The purpose of this Urban Design Brief is to provide the design details of the proposed development by Vireo Health Facility Ltd. for a one-storey, plus basement, office building and associated parking area for uses as a dental office at. SECTION 1 LAND USE PLANNING CONTEXT 1.1 THE SUBJECT LANDS The subject lands are comprised of an irregular shaped parcel that is located on the northwest corner of the intersection of Adelaide Street North and Glenora Drive, known municipally as (Figures 1-3). The lands are approximately 0.21 hectares (0.51 acres) in size and have a frontage of approximately metres ( feet) on Adelaide Street North and a depth of approximately metres ( feet) on Glenora Drive. Adelaide Street North is a transitional area with existing dwellings and office conversions (Figures 4-6). Glenora Drive is a stable residential area. The subject lands are currently occupied by a single-detached dwelling and a separate accessory building located to the rear of the dwelling, both of which predate the adjacent dwellings on Glenora Drive and Glenview Crescent (Figures 7-9). 1.2 THE PROPOSAL The redevelopment proposal for the subject lands is for a one-storey, plus basement, office building and associated parking area for use as a dental office (Figures 10-13). The proposed office building would be sited towards the northwest corner of the subject lands and would have a 1 st floor area of approximately sq. m (3,093 sq. ft.), with an additional sq. m (1,267 sq. ft.) of office space in the basement, for a total gross floor area of approximately sq. m (4,360 sq. ft.). The proposed office building would be considered a small-scale office defined as less than 2,000 sq. m (21529 sq. ft.) in the City of London Official Plan. The associated parking areas is proposed to be located in the exterior side yard and rear yard of the subject lands and would accommodate twenty-seven (27) vehicular parking spaces, including two (2) accessible vehicular parking spaces. The associated parking area will be accessed by the existing driveway on Glenora Drive that is located towards the southeast corner of the subject lands. The two (2) existing driveways on Adelaide Street North would be closed. 1

4 It is proposed that, through concurrent Official Plan Amendment and Zoning By-law Amendment applications, the Low Density Residential designation of the subject lands be changed to Multi-Family Medium Density Residential and that the Residential (R2-2) zoning be changed to Restricted Office (RO1(_)) to permit the proposed office use with a special provision to permit reduced front yard and interior side yard setbacks (Figure 14). The special provision would permit a front yard setback of 8.1 metres and an interior side yard setback of 1.23 metres whereas, based on the 5.3 metre (17.4 feet) height of the proposed building, the required front yard setback would be 9.0 metres and the interior side yard setback would be 2.4 metres based on the standard RO1 zone regulations. 1.3 DESIGN GOALS AND OBJECTIVES The overall goal of the redevelopment proposal is to provide a small-scale office on the subject lands in a manner that is compatible with the surrounding neighbourhood. In order to effectively achieve this goal for the subject lands, the following design objectives have been identified: Create street-oriented development that reinforce the spatial enclosure of the street and addresses both streetscapes. Provide an effective transition between the arterial street (Adelaide Street North) and the existing residential development to the east. Enhance the aesthetic quality of the surrounding neighbourhood by utilizing architectural elements, materials and colours that are attractive and complement the existing dwellings in the vicinity of the subject lands. Limit the visibility of the associated parking area from the street and adjacent dwellings. Provide high quality site and building design at a gateway location to the existing residential development to the east. Provide for a redevelopment of the subject lands that will be supportive of investments in public transit and provide convenient access for pedestrians and cyclists as well as those arriving by car. 2

5 1.3.1 Official Plan Urban Design Principles The City of London Official Plan includes design principles that are to be applied to new developments. Section lists the design principles that are to be promoted in the preparation of development proposals. The design 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 redevelopment proposal and how they are addressed is described in the following; ii) Trees The siting of the proposed office building towards the northwest corner of the subject lands will reduce potential construction conflicts with the mature trees along Glenora Drive. Through the Site Plan Approval process the intent is to protect and retain those mature trees which are located on the subject lands as part of the redevelopment proposal where it is feasible. iv) High Design Standards See comments specific to Section xxi) Gateway locations. v) Architectural Continuity The proposed office building has a low-rise (one-storey) moderate massing compatible with the existing dwellings and office conversions in the vicinity of the subject lands. The proposed office building incorporates architectural elements, materials and colours that are attractive and complement the existing dwellings including a covered porch with decorative pillars, windows with divided lights, and also decorative transom and arched windows with corresponding arched roof details. Materials have been selected for the proposed office building that have integrity, are durable and perform well, to contribute to a quality building design and an attractive street presence. The materials include a stone base along the south, east and west elevations that are visible to the public view, brick and asphalt shingles. These complement with the range of materials that clad the existing dwellings in the vicinity of the subject lands. Colours will be selected later during the Site Plan Approval process and will be selected based on the range of colours that complement the existing dwellings in the vicinity of the subject lands. A similar level of attention will be paid to all elevations in terms of the architectural elements, materials and colours. 3

6 vii) Streetscape The proposed office building will be sited towards the northwest corner of the subject lands to minimize the setback from Adelaide Street North so as to maintain a consistent setback with the existing dwellings and office conversions and contribute to the spatial enclosure and delineation of the public streetscape viii) Pedestrian Traffic Areas A direct pedestrian connection between the proposed office building and Adelaide Street North will be provided by a concrete or paver-stone sidewalk that extends from the existing public sidewalk along Adelaide Street North to the nearest stairs and ramp providing access to the public entrance that faces Adelaide Street North. This concrete or paverstone sidewalk is available for use by those who will access the subject lands by foot, bicycle or public transit. There are public sidewalks and bicycle paths(separated from the road) on both the east and west side of Adelaide Street North. Public bus stops are located along Adelaide Street North, in north and south direction, and along Glenora Drive, in the east and west direction, in close proximity to the intersection of Adelaide Street North and Glenora Drive and the subject lands. An additional concrete or paverstone sidewalk located between the proposed office building and the associated parking area is available for use by those who will access the subject lands by automobile. ix) Access to Sunlight The shadow impact from the proposed development onto residential dwellings adjacent to the subject lands and Adelaide Street North are expected to be negligible given the low-rise (one-storey) moderate massing of the proposed office building. The windows proposed for the south, east and west elevations of the proposed office building will allow sunlight penetration into the proposed office building, while the covered porch will moderate solar loading on the south elevation. x) Landscaping A landscape plan will be provided through the Site Plan Approval process. 4

7 xii) Enhances Accessibility Standards The proposed office building will be built to provide for universal accessibility. Ramps have been incorporated into the design of the covered porch to provided barrier free access to the proposed office building where there is a the transition in height between the public entrances to the proposed office building and the sidewalks connecting to Adelaide Street North and the associated parking area. There will also be barrier free access to all public spaces within the proposed office building. xiii) Parking and Loading The associated parking area is proposed to be located in the exterior side yard and rear yard of the subject lands and would accommodate twenty-seven (27) vehicular parking spaces, including two (2) accessible vehicular parking spaces. All required vehicular parking can be accommodated on-site, applying the rate for medical/dental office of 1 parking space per 15 sq. m, which is the highest parking rate of the office uses contained in the City of London Zoning By-law Z-1. The siting of the proposed office building and a decorative wall (to contain signage) will screen the associated parking area from Adelaide Street North, while landscaping and privacy fencing will screen the associated parking area from adjacent dwellings. The associated parking area will be accessed by the existing driveway on Glenora Drive, The reuse of the existing driveway along Glenora Drive will result in the optimal driveway separation distance from the intersection of Adelaide Street North and Glenora Drive. Meanwhile, the closure of the two (2) existing driveways on Adelaide Street North will eliminate the potential for traffic conflicts associated with increased turning movements in and out of the subject lands onto a busy four (4) lane arterial road. The limited loading associated with the proposed office building can be accommodated by the standard vehicular parking spaces to be provided on-site and via the public and staff entrances to the proposed office building. A designated loading space is not required in the requested RO1(_) zone. xiv) Privacy The proposed site and building design aims to minimize the loss of privacy for adjacent residential uses. The proposed office building has been sited towards the northwest corner of the subject lands with a reduced front yard setback to Adelaide Street North 5

8 where there has already been a loss of residential amenity due to heavy traffic volumes. The one-storey massing of the proposed office building will ensure that the adjacent dwellings, and their rear yards where, there is an expectation of privacy, will not be overlooked. Landscaped areas (including maintaining the mature trees along Glenora Drive, where feasible) and privacy fencing will screen the associated parking area from the adjacent dwellings such that the privacy of the existing dwellings will not be unduly impacted by the redevelopment of the subject lands. xix) Waste Management Waste and recycling materials are to be stored within the proposed office building, and brought to the curb on pick-up day. xx) Resource Conservation: The proposed office building will make use of the best-practice techniques of current construction practices to ensure the resulting building is energy efficient. The proposed office building will also make efficient reuse of land and public investment in existing infrastructure (i.e. roads, water-mains, sanitary and stormwater sewers and utilities) and services (i.e. public transportation). xxi) Gateways The subject lands are located at the northeast corner of Adelaide Street North and Glenora Drive and are a gateway location to the residential development to the east. The existing single-detached dwelling and separate accessory building that are located on the subject lands predate the adjacent dwellings on Glenora Drive and Glenview Crescent. The redevelopment of the subject lands for the proposed office building is an opportunity to provide a carefully considered and high quality site and building design at a gateway location. The proposed office building will be sited towards the northwest corner of the subject lands to reduce potential construction conflicts with the mature trees along the Glenora Drive. The siting of the proposed office building will also minimize the setback from Adelaide Street North so as to maintain a consistent setback with the existing development along Adelaide Street North and contribute to the spatial enclosure of the streetscape. The proposed office building attends to the corner lot condition by incorporating into the design of the south and west elevations decorative transom and arched windows and corresponding arched roof details, stairs and ramps, 6

9 and prominent public entrances that face both the Adelaide Street North and Glenora Drive streetscapes. Materials have been selected for the proposed office building that have integrity, are durable and perform well, which will contribute to a quality building design and an attractive street presence at this gateway location. 1.4 SPATIAL ANALYSIS An appropriate scale for the spatial analysis of the subject lands includes the lands bounded by Fanshawe Park Road to the north, Glengarry Avenue to the east, Windermere Road to the south and Meridene Crescent to the west (Figure 15) Community Context 400 metres Within the 400 metre community context of the subject lands Adelaide Street North is an arterial road while Glenora Drive is a secondary collector road according to Schedule C Transportation Corridors to the City of London Official Plan (Figure 14). There are multiple bus routes servicing Adelaide Street North and Glenora Drive. Land uses within the 400 metre community context of the subject lands include a mix of low-density residential uses (including single-detached residential dwellings and cluster townhouse dwellings), office uses in converted dwellings, and convenience commercial, open space, institutional, and agricultural uses. The low-density residential uses located east of the subject lands generally consist of 1 to 2 storey single-detached dwellings on moderately sized lots that are predated by the low-density residential uses located west of the subject lands that generally consist of 1 to 1 ½ storey single detached dwellings on larger lots. Along Adelaide Street North single-detached dwellings generally front onto the road with the exception of the dwellings on the east side of Adelaide Street North, south of the subject lands, that back onto the arterial road. A noise attenuation wall provides noise relief for the singledetached dwellings backing onto Adelaide Street North (Figure 9). Several single detached dwellings that front onto Adelaide Street North have been converted to office uses due to reduced residential amenity resulting from the expansion of Adelaide Street North over time to four (4) lanes with heavy traffic volumes. Convenience commercial uses are located at the northeast corner of the intersection of Adelaide Street North and Tennent Avenue. Cluster townhouses are located to the north of the convenience commercial uses across from Mapledale Avenue. 7

10 Adelaide Street North is a transitional area with existing dwellings and office conversions that have various architectural styles, materials and colours. Building setbacks along Adelaide Street North are modest. Public sidewalks and bicycle paths (separated from the road) are located on both the east and west side of Adelaide Street North, as well as, street lighting, hydro poles and overhead electrical wires (Figures 16-17). Glenora Drive is a stable residential area with dwellings that have a consistent contemporary design. Public sidewalks and mature boulevard trees are located on both the north and south side of Glenora Drive (Figure 18). Utilities are located underground with street lighting located on the south side of Glenora Drive. Institutional uses within 400 metres of the subject lands consist of a portion of the playing fields for A.B. Lucas Secondary School located northeast of the subject lands. Open Space uses within 400 metres of the subject lands include public parks and agriculture uses located south of the subject lands Community Context 800 metres Within the 800 metre community context of the subject lands there are two (2) additional arterial roads, Fanshawe Park Road to the north and Windermere Road to the south, and two (2) additional secondary collector roads, Glengary Avenue to the east and Stoneybrook Crescent to the west according to Schedule C Transportation Corridors to the City of London Official Plan. There are also multiple bus routes servicing Adelaide Street North, Glenora Drive, Fanshawe Park Road and Windermere Road. Land uses within the 800 metre community context of the subject lands are similar to the land uses within the 400 metre community context with the notable addition that the 800 metre community context includes a Community Commercial Node at the intersection of Adelaide Street North and Fanshawe Park Road. The Community Commercial Node provides for a wide range of goods and services which are needed by the surrounding community on a regular basis and consists of a supermarket (Sobeys), a home improvement store (Home Depot), restaurants, pharmacy (Rexall), gas bar, and financial institution. Low-density residential uses continue to the north, east, and west of the subject lands within the 800 metre community context, while open space uses (including parks, agriculture uses and private recreational centres for mini golf and a golf driving range) dominate the southerly 800 meter community context. The Thames River is located just beyond the 800 meter community context to the south of the subject lands. 8

11 SECTION 2 DESIGN PRINCIPLES AND DESIGN RESPONSES 2.1 CONCEPTUAL DESIGN The subject lands are located at the northeast corner of the intersection of Adelaide Street North and Glenora Drive and will be a gateway to the residential development to the east. The residential amenity of the subject lands has been diminished through the expansion of Adelaide Street North over time to four (4) lanes with heavy traffic volumes. The proposed office building will provide an effective transition from Adelaide Street North to the residential development to the east and will provide services and amenities that will enhance the quality of the residential environment. The site and building design by Blueline Designs on behalf of Vireo Health Facility Ltd. is for a one-storey, plus basement, office building to be located towards the northwest corner of the subject lands. The siting of the proposed building will reduce potential construction conflicts with the mature trees along Glenora Drive and will minimize the setback from Adelaide Street North to maintain a consistent setback with the existing dwellings and office conversions and contribute to the spatial enclosure and delineation of the streetscape. The proposed office building would have a 1 st floor area of approximately sq. m (3,093 sq. ft.), with an additional sq. m (1,267 sq. ft.) of office space in the basement, for a total gross floor area of approximately sq. m (4,360 sq. ft.). The proposed office building would be considered a small-scale office defined as less than 2,000 sq. m (21,529 sq. ft.) in the City of London Official Plan. The associated parking area is proposed to be located in the exterior side yard and rear yard of the subject lands and would accommodate twenty-seven (27) vehicular parking spaces, including two (2) accessible parking spaces. The associated parking areas will be accessed by the existing driveway on Glenora Drive that is located towards the southeast corner of the subject lands. The reuse of the existing driveway along Glenora Drive will result in the optimal driveway separation distance from the intersection of Adelaide Street North and Glenora Drive. Meanwhile, the closure of the two (2) existing driveways on Adelaide Street North will eliminate the potential for traffic conflicts associated with increased turning movements in and out of the subject lands onto a busy four (4) lane arterial road. 9

12 The proposed office building has a low-rise (one-storey) moderate massing compatible with the existing dwellings and office conversions in the vicinity of the subject lands. The proposed office building incorporates architectural elements, materials and colours that are attractive and complement the existing dwellings including a covered porch with decorative pillars, windows with divided lights, and also decorative transom and arched windows with corresponding arched roof. Materials have been selected for the proposed office building that have integrity, are durable and perform well, to contribute to a quality building design and an attractive street presence. The materials include a stone base along the south, east and west elevations that are visible to the public view, brick and asphalt shingles. These complement with the range of materials that clad the existing dwellings in the vicinity of the subject lands. Colours will be selected later during the Site Plan Approval process and will be selected based on the range of colours that complement the existing dwellings in the vicinity of the subject lands. A similar level of attention will be paid to all elevations in terms of the architectural elements, materials and colours. As noted above a covered porch has been incorporated into the design of the proposed building and extends the length of the south elevation. Stairs and ramps have been incorporated into the design of the covered porch to provided barrier free access to the proposed office building where there is a the transition in height between the public entrances to the proposed office building and the sidewalks connecting to Adelaide Street North and the associated parking area. The covered porch will also moderate solar loading on the south elevation. Incorporated into the south, east and west elevations are ample-sized windows (including decorative transom and arched windows) that correspond to internal common areas (i.e. reception, waiting room, and shared hygiene space); and incorporated into the north elevation are smaller window that correspond to individual patient care areas (i.e. operating rooms) and private office space. The windows incorporated into the elevations are sized and placed (i.e. aligned horizontally and vertically) so as to create a regular fenestration pattern. The proposed office building attends to the corner lot condition by incorporating into the design of the south and west elevations decorative transom and arched windows and corresponding arched roof detials, stairs and ramps, and prominent public entrances that face both the Adelaide Street North and Glenora Drive streetscapes. 10

13 2.2 PUBLIC REALM The proposed office building will be sited towards the northwest corner of the subject lands to minimize the setback from Adelaide Street North so as to maintain a consistent setback with the existing dwellings and office conversions and contribute to the spatial enclosure and delineation of the public streetscape. The covered porch extends the length of the south elevation of the proposed office building creating a transitional area between the public and private realms. Adelaide Street North is a transitional area with existing dwellings and office conversions that have various architectural styles, materials and colours. Building setbacks along Adelaide Street North are modest. Public sidewalks and bicycle paths (separated from the road) are located on both the east and west side of Adelaide Street North, as well as, street lighting, hydro poles and overhead electrical wires. Glenora Drive is a stable residential area with dwellings that have a consistent contemporary design. Public sidewalks and mature boulevard trees are located on both the north and south side of Glenora Drive. Utilities are located underground with street lighting located on the south side of Glenora Drive. 2.3 SUSTAINABILITY TECHNIQUES The proposed development will make use of the best-practice techniques of current construction practices to ensure the resulting building is energy efficient. The proposed office building will also make efficient reuse of land and public investment in existing infrastructure (i.e. roads, water-mains, sanitary and stormwater sewers and utilities) and services (i.e. public transportation). 11

14 Figure 1: Subject Lands Figure 2: Subject Lands (view from Adelaide Street North) 12

15 Figure 3: Subject Lands (view from Glenora Drive) Figure 4: 1448 Adelaide Street North (adjacent to the north of Subject Lands on Adelaide Street North) 13

16 Figure 5: 596 Willowdale Avenue, 1443, 1445 and 1447 Adelaide Street North (opposite Subject Lands on Adelaide Street North) Figure 6: 1462 Adelaide Street North (Office Conversion north of Subject Lands) 14

17 Figure 7: 1111 Glenora Drive (adjacent to the east of Subject Lands) Figure 8: 4 and 8 Glenview Crescent (opposite Glenora Drive, to south of Subject Lands) 15

18 Figure 9: 4 and 8 Glenview Crescent (Backing onto Adelaide Street North) 16

19 Figure 10: Conceptual Site Plan 17

20 Figure 11: Proposed Office Building (west (Adelaide Street North) elevation) 18

21 Figure 12: Proposed Office Building (south (Glenora Drive) elevation) 19

22 Figure 13: Proposed Office Building (east elevation) N.B. parking has not been updated to reflect latest layout shown in Conceptual Site Plan 20

23 Figure 14: Offcial Plan & Zoning Map 21

24 Figure 15: 400m and 800m Spatial Analysis 22

25 Figure 16: Adelaide Street North (looking north) Figure 17: Adelaide Street North (looking south) 23

26 Figure 18: Glenora Dive (looking east) 24

27 3.0 APPENDIX A COMPATIBILITY REPORT The following describes how the redevelopment proposal for the subject lands is compatible with the surrounding neighbourhood (Figures A1-.A5) 3.1 BUILT FORM ELEMENTS i) The proposed office building will be sited towards the northwest corner of the subject lands to minimize the setback from Adelaide Street North so as to maintain a consistent setback with the existing dwellings and office conversions and contribute to the spatial enclosure and delineation of the public streetscape The proposed office building attends to the corner lot condition by incorporating into the design of the south and west elevations decorative transom and arched windows and corresponding arched roof details, stairs and ramps, and prominent public entrances that face both the Adelaide Street North and Glenora Drive streetscapes. ii) iii) iv) The proposed office building is one-storey in height. A stone base is incorporated into the design of the proposed office building along the south, east and west elevations that are visible to the public view. The stone base creates a horizontal datum line (just below the window sills) and together with the low pitched hip roof and overhanging eaves emphasizes the horizontal and reduces the perceived verticality of the proposed office building. The proposed office building has a low-pitched hip roof with overhanging eaves that, as noted above, emphasizes the horizontal. The low-pitched hip roof extends to cover the porch. Incorporated into the roof are arched/eyebrow details on the south and west elevations that correspond with decorative arched windows and roof vents. The public entrances are centred on south side of the proposed office building (Figures 11 and 12 corresponding south and west elevations) and face both the Adelaide Street North and Glenora Drive streetscapes. The public entrances are accessed via the stairs and ramps located at the east and the west ends of the covered porch as well as stairs centred on the covered porch. A secondary staff entrance is located at the northeast corner of the proposed building. Incorporated into the east, south and west elevations are ample-sized windows including 25

28 decorative transom and arched windows that correspond to internal common areas (i.e. reception, waiting room, and shared hygiene space); and incorporated into the north elevation are smaller window that correspond to individual patient care areas (i.e. operating rooms) and private office space. The windows incorporated into the elevations are sized and placed (i.e. aligned horizontally and vertically) so as to create a regular fenestration pattern. v) The subject lands are located at the northeast corner of the intersection of Adelaide Street North and Glenora Drive. The proposed office building attends to the corner lot condition by incorporating into the design of the south and west elevations decorative transom and arched windows and corresponding arched roof details, stairs and ramps, and prominent public entrances that face both the Adelaide Street North and Glenora Drive streetscapes. The associated parking area will be accessed by the existing driveway on Glenora Drive. The reuse of the existing driveway along Glenora Drive will result in the optimal driveway separation distance from the intersection of Adelaide Street North and Glenora Drive. vi) The proposed site and building design aims to minimize any loss of privacy for adjacent residential uses. The proposed office building has been sited towards the northwest corner of the subject lands with a reduced front yard setback to Adelaide Street North where there has already been a loss of residential amenity. The one-storey massing of the proposed office building will ensure that the adjacent dwellings, and their rear yards where there is an expectation of privacy, will not be overlooked. Landscaped areas (including maintaining the mature trees along Glenora Drive, where feasible) and privacy fencing will screen the associated parking area from the adjacent dwellings such that the privacy of the existing dwellings will not be unduly impacted by the redevelopment of the subject lands. Given the low-rise (one-storey) moderate massing of the proposed office building there will be no adverse shadow impact from the proposed development onto dwellings adjacent to the subject lands and Adelaide Street North. The ample-sized windows proposed for the south, east and west elevations of the proposed office building will allow sunlight penetration into the proposed office building, while the covered porch will moderate solar loading on the south 26

29 elevation. The windows proposed for the south and west elevations will provide for informal surveillance onto the street which will contribute to a comfortable and safe pedestrian environment along Adelaide Street North and Glenora Drive. 3.2 MASSING AND ARTICULATION i) The windows incorporated into the elevations are sized and placed (i.e. aligned horizontally and vertically) so as to create a regular fenestration pattern. ii) iii) iv) The proposed office building will be sited towards the northwest corner of the subject lands to minimize the setback from Adelaide Street North so as to maintain a consistent setback with the existing dwellings and office conversions and contribute to the spatial enclosure and delineation of the public streetscape. A special provision has been requested through the Zoning By-Law Amendment application to permit a front yard setback of 8.1 metres and an interior side yard setback of 1.23 metres whereas, based on the 5.3 metre (17.4 feet) height of the proposed building, the required front yard setback would be 9.0 metres and the interior side yard setback would be 2.4 metres according to the standard RO1 zone regulations. The residential amenity of the subject lands has been reduced through the expansion of Adelaide Street North over time to four (4) lanes with heavy traffic volumes. The proposed office building will provide an effective transition from Adelaide Street North to the residential development to the east and will provide services and amenities that will enhance the quality of the residential environment.. Meanwhile, Adelaide Street North is an area in transition with several single-detached dwellings in the vicinity of the subject lands having been converted for office uses. The proposed office building has a low-rise (one-storey) moderate massing compatible with the existing dwellings and office conversions in the vicinity of the subject lands. The scale, the height and footprint of the proposed office building is consistent with the range of heights (one to two storeys) and building footprints that exist along Adelaide Street North and Glenora Drive in the vicinity of the subject lands. In particular, the proposed building conforms to the maximum height and total gross floor area requirements set out in the standard RO1 zone regulations. 27

30 v) See previous comments above in section 3.2 iv). A massing model has been prepared (Figures A1-A5) that shows the massing of the proposed office building in relation to the surrounding buildings. 3.3 ARCHITECTURAL TREATMENT i) Although the proposed building does not adhere to a specific architectural style, it has a contemporary design that incorporates architectural elements, materials and colours that are attractive, and that complement the existing dwellings in the area.. ii) iii) iv) The design of the proposed building incorporates several architectural elements that contribute to a visually stimulating design including, but not limited to, a covered porch with decorative pillars, windows with divided lights and also decorative transom and arched windows. Incorporated into the hip roof are arched/eyebrow details on the south and west elevations that correspond with decorative arched windows and roof vents. Materials have been selected for the proposed office building that have integrity, are durable and perform well to contribute to a quality building design and an attractive street presence. The materials include a stone base along the south, east and west elevations that are visible to the public view, brick and asphalt shingles. These complement with the range of materials that clad the existing dwellings in the vicinity of the subject lands Colours will be selected later, during the Site Plan Approval process and will be selected based on the range of colours that complement the existing dwellings in the vicinity of the subject lands. 28

31 Figure A1: Massing Model (looking Southeast) Figure A2: Massing Model (looking south along Adelaide Street North) Figure A3: Massing Model (looking east from across Adelaide Street) 29

32 Figure A4: Massing Model (looking north from across Glenview Crescent) Figure A5: Massing Model (looking Northwest from Glenora Drive) 30