Urban Design Brief 1635 (Richmond) Corp. 1631, 1635, 1639, 1643 and 1649 Richmond Street City of London Site Plan Control Application Holding Provision Application April 1, 2015 Prepared for: Rise Real Estate Group of Companies Prepared by: GSP Group Inc. 201-72 Victoria Street South Kitchener, ON N2G 4Y9
1 BACKGROUND Proposed Development 1653 (Richmond) Corp. (the Owner ) is proposing a multiple storey mixedresidential use development, containing seven (7) buildings, on its land which is a consolidation of five (5) properties fronting Richmond Street, known municipally as 1631, 1635, 1639, 1643 and 1649 Richmond Street (referred to as the Site ). A Site Plan Control application is required to facilitate the development. Five of the buildings comprise townhouses containing three and four units each of two storeys in height, for a maximum yield of eighteen (18) dwelling units. These townhomes are set back a minimum distance of 15m from the property line mutually shared with the low density residential uses fronting Cherokee Road to the west. SITE The two buildings fronting Richmond Street are proposed to be developed into apartment buildings ranging in height from 4 to 6 storeys and containing a total of 242 dwellings, the majority of which are one and two bedroom units: 69 units in Building 1 and 173 units in Building 2. Overall the Proposed Development contemplates 260 units including townhouse and apartment dwellings.
2 Subject Site The Site is comprised of five properties on Richmond Street, legally described as Lots 23, 24, 25, 26 and 27, Registrar`s Compiled Plan No. 1029. The properties are located one lot south of Hillview Boulevard. That lot (1653 Richmond Street) is proposed to be developed by Richmond Medical Centre Inc. into a four storey mixed-use medical clinic and apartment building. There is a cooperative effort between the two developers with regard to vehicular access, underground parking access and design. 1653 1649 1643 1639 1635 The Site is comprised of a total land area of 1.54 hectares with a frontage on Richmond Street of approximately 167m and a depth of 92m. The Site is occupied by five (5) existing singledetached residential homes that are proposed to be demolished, and a number of larger trees oriented to the west along the rear yard of those homes. The Site rises slightly in topography toward Hillview Boulevard. Municipal services are readily available and there is a transit stop immediately in front of the Site on Richmond Street. Proposed Applications The Site has been a subject of a number of Official Plan and Zoning By-law Amendment applications that are now in full force and effect. The Site is designated Multi Family, Medium Density Residential in the London OP, which permits 200 units per hectare and a maximum building height of 6 storeys. The overall density of the Proposed Development is 169 UPH. Two zones apply to the Site. The three properties at 1631, 1635 and 1639 Richmond Street (the southerly three properties) are zoned h-5.h-162.r9-7(20)/cc4 (3) and the two northerly properties (1643 and 1649 Richmond Street) are zoned R9-7(23). The two zones that apply are similar, and a Holding Provision has been imposed to ensure that a Public Site Plan Review Process is conducted. The zoning line between 1639 and 1643 Richmond Street requires a minimum 3m interior zone line setback. This regulation was imposed by City Staff and Council to ensure good connectivity by way of a pedestrian access into the Site from the public realm on Richmond Street. Specifically, Staff and Council were looking for a connection from the proposed townhouse units located to the west of the apartment buildings out to Richmond Street. As a result, the design 1631
3 proposes two apartments buildings with an 8.7m separation distance in compliance with the minimum 6m requirement of the Zoning By-law. The Holding Provision has been imposed to ensure that the Richmond Street Old Masonville Master Plan and Urban Design Guidelines that were established through the Official Plan and Zoning Amendment process are implemented. An agreement for the development of the Site will be required to ensure that the urban design provisions of the MP/UDG are satisfied prior to the lifting of the Holding Provision. DESIGN CONTEXT Design Goals and Objectives The draft London Official Plan anticipates that this area of Richmond Street will become a transitsupportive, mixed-use corridor. Development along the street has historically been low density. It is envisioned however that Richmond Street will become an area of intensification with higher residential densities and building heights to support the Rapid Transit Corridor function that frames the pedestrian realm along Richmond Street and transitions to the low density residential uses and the stable residential neighbourhood to the west. The Richmond Street Old Masonville Master Plan and Urban Design Guidelines were prepared to implement the urban design principles contemplated by the Residential Intensification Policies of the OP. The goal of the proposed development is to provide an attractive and distinctive urban residential environment that contributes to the intensification of Richmond Street along the extensive frontage, framing the public realm, providing good accessibility for the public and ultimately being transit supportive; and to the east of the Site provide an appropriate buffer and transition in building form, height and architecture to meet compatibility objectives with the stable low density residential neighbourhood to the west. The design objectives for the proposed development are: Combine residential types of housing with varied heights into well-designed buildings to meet the MP/UDG promoting an urban form of land use on the Richmond Street intensification corridor with appropriate transition to less intensive land uses to the west;
4 Provide appropriate buffers and transition including setbacks (minimum 15m), tree retention and landscaping to the low density residential uses to the west; Create a vibrant urban streetscape along Richmond Street encouraging rapid transit utilization and connectivity through the Site (i.e. east-west) for the public and the townhouse residents; Provide appropriate landscaping to enhance the streetscape and soften the built form along Richmond Street while framing the pedestrian environment, provide way-finding into the buildings and site; and, Provide for an integration of the proposed development with the proposed medical centre at 1653 Richmond Street to the north. DESIGN RESPONSE TO CITY DOCUMENTS Strategic Plan 2011 2014 Given its location, intensity and residential types and heights proposed, the development is consistent with many of the directives of the Strategic Plan 2011 2014 and the draft Strategic Plan 2015 2019. These initiatives include providing for intensification along Richmond Street that is transit-supportive with public pedestrian connectivity into the Site, while implementing the neighbouring residents` requirement for transitional land use in terms of building height and use, preservation of healthy existing trees and landscaping to further buffer uses to the west. ReThink London The proposed development is consistent with key directions from the Re-Think London process. Specifically the proposed development contemplates an intense, compact, mixed-residential use and pedestrian-oriented form that frames the public realm of Richmond Street with strong pedestrian and vehicular connections to provide interaction through the Site and accessibility to the five townhouse buildings to the west. This design meets a number of the policy directives including Compact City, Transportation, and Neighbourhoods. Those initiatives direct how propose developments are to be designed to meet the requirements of appropriate growth, efficient use of infrastructure, supportive transportation utilization and integration with existing neighbourhoods. Richmond Street Old Masonville Master Plan and Urban Design Guideline The proposed development is consistent with the direction of the MP/UDG completed in support of the OPA and ZBA applications for the Site approved by Council in 2014. Specifically, the design of the proposed development incorporates: A building orientation along Richmond Street with a principal pedestrian entrance between the two buildings (Building 1 and Building 2) at the zoning boundary and a second vehicular entrance opposite Jacksway Crescent; A defined building wall along Richmond Street at the required 24m setback from centreline of Richmond Street with approximately 84% of the property frontage occupied by building at grade, exceeding the minimum 75% guideline;
5 Incorporating a strong pedestrian streetscape that is well landscaped with features to promote and direct pedestrian connectivity into the Site, the building lobbies of Buildings 1 and 2, the formal landscaped open spaces to the west of the apartment buildings and providing direct connectivity to the 18 townhouses; Providing a minimum 15m setback to the townhouse dwellings and at-grade patios as outdoor private amenity spaces for those units facing the private rear yard amenity space of the Cherokee Road residences; Enhancing the vehicular entrance through landscaping and architectural details opposite Jacksway Crescent; Outdoor living spaces are only provided for the townhouses in the form of ground based patios (no balconies) to further ensure compatibility with the adjacent residential uses. Balconies are not proposed in the apartment dwellings, although with the extensive glazing, the design provides the effect of Juliet balconies;
6 The proposed development sensitively transitions southerly from Hillview Boulevard from the proposed 4 storey medical centre/apartments to the 6 storey buildings and in an east/west direction from the 6 storeys at Richmond Street to 4 storeys at the rear of the apartment buildings down to 2 storeys for the townhouses compatible with the predominately two storey single detached dwellings on Cherokee; The five townhouse buildings (mix of 3 and 4 dwellings per building) are separated by landscaped areas between buildings to soften the massing and provide vistas between the buildings with a significant landscaped open space area at the pedestrian walkway that transcends through the Site; The base of the apartment buildings is defined by the treatment of the glazed surfaces at pedestrian level to create a look that is distinct from that of the floors above. It is further defined by the line of the canopy, which separates the base from the middle section of the facades; The top of the building is defined by the rhythm of the precast frames extending beyond the parapet line of the main body of the building. These frames create distinct articulations, which give the building an interesting silhouette against the skyline; The mechanical equipment is grouped into enclosures with the higher massing adding to the visual interest on the top of the building and helping to mark the location of the main building entrances; The façade is broken into sections defined by projecting precast concrete frames. The solid concrete contrasts with the lighter vision and spandrel glass sections in between, and the dark colour of the frames creates a rhythm of strong lines on the elevations. The precast frames are of different widths to add additional variety and visual interest; The building materials on the apartment buildings are both durable and attractive - they include precast concrete panels, high-quality exterior laminate panels with a wood grain finish, metal panel and spandrel glass; The Townhouses are finished in brick with wood accents. The scale of the brick is in keeping with the smaller scale of the buildings themselves, and the pitched roofs relate to the existing residential neighbourhood which borders the site to the west;
7 The facades facing Richmond Street feature large glazed surfaces: Amenity spaces with large windows are planned along portions of the Richmond Street façades to animate the buildings at street level. The residential suites have large floor-to-ceiling windows in the bedrooms and living spaces facing the streets; The apartment buildings feature shared outdoor amenity spaces, some of which are reserved for the residents, including an outdoor roof terrace and landscaped areas at grade at the rear of the building, away from the main street; Pedestrian and vehicular entrances to the site are clearly distinguished from the remainder of the facades. The vehicular entrance opposite Jacksway Crescent is marked by a higher roof projection, and by the distinct architectural treatment of the glazed façade. The pedestrian path between the two apartment buildings is defined by the main building entrances and the glazed stairs, which animate this space. This zone is given added importance by the higher massing at the roof level and the canopy wrapping around the corners; Weather protection is provided along the length of the façade by the building canopy. The canopy is clad in exterior-laminate with a wood grain finish. This material adds warmth to the elevations and contrasts with the glass and precast concrete used elsewhere. The horizontal line of the canopy separates the building s base from its higher middle section and adds to the human scale; Weather protection is provided at the entry to the Townhouses by a canopy; Townhouses will have pitched roofs and exterior masonry cladding and the grades will match existing grades at dripline to provide for tree preservation and compatible with the character of the existing residential neighbourhood; Semi-formal landscape designs will delineate pedestrian accessibility into, through and directing the public to landscaped open space areas and principal entrances to the buildings; Retention of existing healthy mature trees within the 15m setback will ensure shade for pedestrians in the landscaped open space area and in the rear of the townhouse units; Service areas such as garbage loading, garage exhaust and underground parking ramp will be landscaped with hardscaping (i.e. armour stone) and dense plantings to screen visibility and improve aesthetics to the Site. Official Plan The proposed development is consistent with the general urban design principles of Section 11.1.1 of the OP, as follows: Existing trees will be protected in the rear yard and along the transition between the proposed development and stable residential neighbourhood; Significant views have been provided through the Site through spaces between the townhouse buildings and between the apartment buildings on Richmond Street enhanced by landscaping to ensure good visibility east-west through the Site; High quality design standards and architectural continuity through a diversity of architectural materials, continuity and harmony as a catalyst for other proposed developments along Richmond Street that frames the pedestrian realm and promotes an active pedestrian environment with no or limited shadowing impacts; The Richmond streetscape is designed to be an active pedestrian environment with animated spaces and a ground floor façade that is highly transparent and articulated
8 with semi-formal landscaping to provide seating areas and direct pedestrians to the principle entrances to the buildings and through the Site. Those landscape features will integrate the proposed development and the high quality pedestrian landscaped areas interior to the Site, and a fifth floor podium terrace is provided in the centroid of the development on the west portion of Building 2; All surface parking areas are interior to the Site and a shared ramp will access the one level of underground parking thereby integrating the proposed medical centre development; Outdoor landscaped play areas have been provided internal to the proposed development in three areas: one each devoted to the townhouses, Building 1 and Building 2 that will provide residents with outdoor recreational spaces; Ground floor plans identify significant indoor amenity areas immediately adjacent to the lobbies for Buildings 1 and 2 that are oriented towards Richmond Street that will provide extensive glazing at grade, an active space that relates well to the principle entrance and public realm; A Noise Study is in process to identify any adverse noise conditions associated with traffic generated noise on Richmond Street and mitigation measures will be incorporated before final approval; Detailed building design has considered waste and recycling storage on-site and within the building and exterior to the buildings with both loading and garbage loading areas densely screened to mitigate visibility from public and resident areas. SUMMARY The proposed development meets all of the challenges associated with a site identified for intensification along the Richmond Street arterial corridor and transitioning in residential form, height and density to the stable predominately low density residential neighbourhood to the west and, while mid-block, integrates well with the proposed medical centre/apartments at the southwest corner of Hillview Boulevard and Richmond Street. The inclusion of eighteen townhouses in five buildings with a maximum height of 2 storeys, pitched roofs and masonry finishes with at-grade patios and existing significant tree retention will ensure compatibility with the neighbourhood. The interior surface and underground parking will further provide for a compatible intensive multiple residential development without impact to adjacent land uses. The two apartment buildings with significant articulation, glazing at grade, semi-formal landscaping areas, and fifth floor terrace with east-west principle entrances/walkways through the Site conforms to the recent amendments to the Official Plan and Zoning By-law and the implementation strategy through the Urban Design Principles. All of the Richmond Street Old Masonville Master Plan and Urban Design Guidelines have been met through the design of the proposed development including the building siting and form in the context of the existing neighbourhood that supports transit, is compatible to uses to the west, integrates well with the commercial development at Hillview/Richmond and promotes connectivity to the Masonville Mall to the northeast.
9 The proposed development conforms to the nodal land uses anticipated in the Official Plan and the Multi Family, Medium Density Residential designation permitting 200 UPH and a maximum height of 6 storeys. As well, all of the regulations of the applicable R9-7 (20) and R9-7 (23) zoning classifications are complied with in this proposal. This includes the special regulation requiring a 3m building setback along the zone lines, wherein a setback of approximately 8.75m is proposed as the principle pedestrian walkway into and through the Site, and providing access to the lobbies of Buildings 1 and 2 (apartments). From an Urban Design perspective, the proposed development is appropriate given: It fulfills the vision for the Richmond Street interface by framing the public realm with an urban form of residential development, extensive landscaping and streetscaping improvements, perpendicular pedestrian connectivity into the Site promoting transit support in an urban form; It recognizes the existing stable low density residential neighbourhood to the west and provides an appropriate transition of building types, heights, forms and densities while preserving significant existing tree cover, and enhanced landscaping within the 15m setback to buildings to acknowledge and preserve the residential character to the west; It provides an integration with the commercial development to the north through shared access, ramp to underground parking and transition of building height with complimentary building materials; and It incorporates architectural elements that relate to the pedestrian-scale of Richmond Street with the townhouses relating to the low-rise profile of the surrounding neighbourhood. Extensive glazing with proportions of masonry material, divided by vertical changes of other complimentary cladding and semi-formal landscaping and streetscape improvements will enhance the prominence that frames the street. A regular rhythm of transparent windows will reinforce the human scale proportions of the street that will be enhanced by decorative elements (such as cornices and lintels) with wall projections and recessions such as at the entry lobbies to the apartment buildings, will add depth to the façade along the street. CONCLUSION In conclusion, the proposed development meets all of the Master Plan and Urban Design Guidelines for the Richmond Street Old Masonville Neighbourhood. The Site has gone through extensive public, City Staff and City Council review to ensure that the public interest is maintained at the highest standard. The proposed development comprehensively fulfills all of those requirements in a creative and sympathetic manner, and should be a positive influence on the balance of redevelopment opportunities along the Richmond Street corridor.