Urban Design Brief Italian Seniors Project City of London October 1, 2017
TABLE OF CONTENTS Page No. INTRODUCTION... 2 1.0 LAND USE PLANNING CONCEPT... 2 1.1 Subject Lands... 2 1.2 Official Plan and Zoning By-law... 4 1.3 Proximate Land Uses and Built Form... 5 2.0 SPATIAL ANALYSIS... 5 3.0 DESIGN GOALS AND OBJECTIVES... 6 4.0 PROPOSED DEVELOPMENT... 8 5.0 RESPONSE TO OFFICIAL PLAN DESIGN POLICIES... 11 5.1 1989 City of London Official Plan... 11 5.2 The London Plan... 13 6.0 PUBLIC REALM ANALYSIS... 14 6.1 Public Realm... 14 7.0 CONCLUSIONS... 14 Zelinka Priamo Ltd. 1
INTRODUCTION Zelinka Priamo Ltd., on behalf of, Italian Seniors Project (ISP), is pleased to submit an Urban Design Brief in support of a Zoning By-law Amendment ( ZBA ) application for lands known municipally as 1090, 1092 & 1096 Hamilton Road (the subject lands ). The purpose of the ZBA application is to permit the redevelopment of the subject lands for a low rise apartment building that is intended for affordable housing. This Urban Design Brief ( UDB ) provides the design details of the proposed development. 1.0 LAND USE PLANNING CONCEPT 1.1 SUBJECT LANDS The subject lands are comprised of three parcels totaling approximately 0.846 ha (2.1 ac); located at the north side of Hamilton Road, just west of Watmar Road (Figure 1). The rectangular subject lands have a frontage of 54.82 m (178 ft) along Hamilton Road, and a maximum depth of approximately 170 m (557.7 ft). The subject lands are currently occupied by two (2) single detached dwellings, and a former commercial (retail building) (Figure 2 & 3). Figure 1 Subject lands and surrounding area Zelinka Priamo Ltd. 2
Figure 2 Site Context Photo (View from Hamilton Road - winter) (Google Streetview) Figure 3 Site Context Photo (View from Hamilton Road - summer) (Google Streetview)
1.2 OFFICIAL PLAN AND ZONING BY-LAW The subject lands are designated Low Density Residential (LDR) according to Schedule A, Land Use Plan of the City of London (Figure 4). This designation extends to the west east, south and north sides of Hamilton Road. Other proximate land use designations consist of Open Space to the south, Neighbourhood Commercial Node designation to the east, and the Community Commercial Node designation to the west. The subject lands are zoned Residential R1 (R1-6) in the City of London Zoning By-law No. Z.-1 (Figure 5). The R1-6 zone permits a wide range of residential uses. Figure 4 City of London Official Plan Figure 5 City of London Zoning By-law Zelinka Priamo Ltd. 4
1.3 PROXIMATE LAND USES AND BUILT FORM A variety of land uses are located proximate to the subject lands, including commercial in the form of a standalone retail store (Fairmount Mini Mart) (east), low density residential in the form of single detached dwellings (north, south, east, west), low rise apartment building (Residenza Italia senior s residence) (southeast), Bob Hayward branch of the YMCA and Fairmont Elementary School to the west and Pottersburg Park to the southeast (Figure 6). Figure 6 Subject lands and the surrounding context 2.0 SPATIAL ANALYSIS The subject lands contain two (2) single detached dwellings (1090 and 1092 Hamilton Road) and a former commercial (retail) building at (1096 Hamilton Road). Figure 7 shows the subject lands and notable features and land uses within 400m and 800m radii. The two radii represent walking distances of approximately 5 and 10 minutes respectively. The subject lands are located along an arterial road (Hamilton Road), which intersects with a local road (Watmar Road) just east of the subject lands. The area is well served by transit including routes, #03 Downtown- Fairmount/Argyle Mall and #14 White Oaks Mall Barker and Huron. Pedestrian connections are provided in the form of sidewalks on both sides of Hamilton Road. Zelinka Priamo Ltd. 5
Figure 7 Spatial Analysis (400m and 800m) The 400m area surrounding the subject property comprises of commercial in the form of a standalone retail store (Fairmount Mini Mart) (east), low density residential in the form of single detached dwellings (north, south, east, west), low rise apartment building (Residenza Italia senior s residence) (southeast), Bob Hayward branch of the YMCA and Fairmont Elementary School to the west and Pottersburg Park (southeast). Lands within an 800m radius include low density residential uses comprised primarily of single detached dwellings in the north, east and west. Commercial uses are located to the west at Highbury Avenue, which include a retail plaza, No Frills, McDonalds, and Tim Horton s. The Thames River and open space is located to the south (Pottersburg Park). 3.0 DESIGN GOALS AND OBJECTIVES The primary goal for the proposed development is to redevelop the subject lands in a comprehensive and coordinated manner for a low rise apartment building at a mass, height and residential density that is appropriate for the neighbourhood. The design goals and objectives are as follows: Zelinka Priamo Ltd. 6
To make efficient use of the subject lands, which provide an opportunity for desirable intensification, by optimizing building coverage and height. To facilitate a comprehensive redevelopment of the subject lands that will result in a high quality design that will enhance the Hamilton Road neighbourhood. To provide a pedestrian-orientated street environment at the front of the building, including a direct relationship to the human-scale and building facades which are designed to animate the streetscape. To preserve and protect existing mature trees on the subject lands and adjacent lands. To minimize nuisance impacts from site functions by locating loading and staging areas for garbage and recycling internal to the building. To minimize environmental impacts including shadows and wind conditions through built form and massing. Zelinka Priamo Ltd. 7
4.0 PROPOSED DEVELOPMENT The proposed redevelopment of the subject lands would involve the demolition of the three existing buildings, and accessory buildings, to allow for a low rise apartment building, as per the attached concept plan (Figure 8). The proposed building is intended to be designed to provide affordable housing. The proposed low rise apartment building would contain a total of 62 residential units consisting of 54 one bedroom units and 8 barrier-free one bedroom units. The density for the proposed development is 73 units per hectare (Appendix 1). A total of 60 at-grade parking spaces are proposed at the rear of the proposed building, along with 33 indoor bicycle parking spaces and 8 outdoor spaces. Vehicular access is proposed off of Hamilton Road via one singular access east of the proposed building. Barrier-free parking and access is provided at the rear of the building and barrier-free units are provided in the ground level of the proposed building. Existing trees will be maintained where feasible and new plantings will be introduced to enhance the existing landscaping. Intensified planting is proposed around the rear parking area to provide a buffer and screening area from neighbouring residential uses. Garbage disposal is internal with access at the rear of the building. The general layout and building placement is in keeping and complimentary to the neighbouring building with similar contemporary architectural style to the Residenza Italia residence across the street (Figure 9-11). Zelinka Priamo Ltd. 8
Figure 8 Proposed Site Plan (excerpt) Zelinka Priamo Ltd. 9
Figure 9 Hamilton Road Perspective (front elevation) Figure 10 Street View Perspective Figure 11 Residenza Italia residence across from the Subject Site Zelinka Priamo Ltd. 10
5.0 RESPONSE TO OFFICIAL PLAN DESIGN POLICIES Due to the current transition between Official Plans (the 1989 Official Plan and The London Plan), this Urban Design Brief addresses both documents. The 1989 Official Plan is discussed first, and then a discussion on The London Plan policies follows. 5.1 1989 CITY OF LONDON OFFICIAL PLAN The City of London Official Plan includes design principles that are to be applied to new developments. Section 11.1 lists the general design principles that are to be promoted in the preparation of development proposals. The individual principles listed do not always apply to each specific development, and are dependent upon the location and characteristics of the proposal. The design principles relevant to this proposed development and how they are addressed is outlined as follows: o Natural Features - There are no significant natural features on or near the subject lands and the proposed development is to match the existing grading, as best as possible (Section 11.1.1 i). o Trees - Existing tress on the subject lands that are not impacted by the proposed development will be preserved and protected, with additional consideration given to neighbouring trees on adjacent properties (Section 11.1.1 ii). o Open Views - The proposed development does not obstruct views to natural features or landmarks (Section 11.1.1 iii). o High Design Standards - a high standard of design will be implemented to reflect the existing 3-storey retirement residence south of the subject lands. Which has been well received by the City and surrounding community. This includes the design of the built form, pedestrian connections, landscaping (Section 11.1.1 iv). o Architectural Continuity - The massing and conceptual design of the proposed building is similar to the contemporary style of the existing retirement residential building to the south (Residenza Italia) (Section 11.1.1 v). o Redevelopment - There are no incompatible land uses or features on the subject lands (Section 11.1.1 vi). o Pedestrian Traffic Access Pedestrian traffic to and from the proposed development will be connected to Hamilton Road by a proposed sidewalk that runs along the east side of the proposed building (Section 11.1.1 viii). Zelinka Priamo Ltd. 11
o Access to Sunlight - There is little to no impact on the adjacent properties, a Shadow Study is provided as an Appendix (Section 11.1.1 ix). o Landscaping - Existing trees will be maintained where feasible and new plantings will enhance the existing landscaping. Intensified planting is proposed around the rear parking area to provide a buffer and screening area from neighbouring residential uses (Section 11.1.1 x). o Building Positioning The orientation and setback of the proposed building will be similar to the existing buildings along Hamilton Road (Section 11.1.1 xi). o Enhances Accessibility Standards The proposed development will incorporate the City of London Facility Accessibility and Design Standards through barrier free entrances, barrier-free units and barrier-free accessible parking stalls (Section 11.1.1 xii). o Parking and Loading On site surface parking will be provided at the rear of the proposed building. Loading areas are located at the rear of the building (Section 11.1.1 xiv). o Privacy - The retention of existing trees and strategic landscape features will enhance visual screening to and from the site (Section 11.1.1 xiv). o Recreational Facilities - The subject lands are within convenient walking distance to open space, recreational facilities (including Bob Hayward branch of the YMCA, Fairmount Park, Pottersburg Park) and access to the Thames Valley Parkway Trail system (Section 11.1.1 xvii). o Noise Attenuation - It is anticipated there will be limited impacts, a Noise Study is provided as an Appendix (Section 11.1.1 xvii). o Waste Management - The garbage and recycling will be accommodated within the proposed building (11.1.1 xix). o Resource Conservation The proposed development is the efficient use of existing municipal infrastructure through the intensification of underutilized lots (Section 11.1.1 xx). Zelinka Priamo Ltd. 12
5.2 THE LONDON PLAN The London Plan has been adopted by Council, but is not yet in effect, pending the resolution of several appeals to the Ontario Municipal Board. The London Plan sets out urban design policies that are applicable to both the city as a whole, and to specific place types. The subject lands are within the Neighbourhoods place type, and fall under the policies of the City Design and the Residential Intensification in Neighbourhoods. The City Design section of The London Plan sets out general urban design policies that apply to the entire city. The proposed development is consistent with these policies as follows: The proposed low rise apartment building maintains the character and range of building types in the area by providing a well-designed, low-rise built form that enhances the visual aesthetics of streetscape (Sections 197 ); A Public Realm analysis demonstrating the compatibility of the proposed built form with the existing built context is provided in Section 6.0 of this Urban Design Brief. (Section 199); Existing mature trees are an important features of the subject site that will be maintained (Section 210, 237); The existing streetscape along Hamilton Road will be enhanced by the addition of the proposed low rise apartment building along the road frontage. (Sections 221, 235, 879); The proposed site layout responds to the context of the subject lands and the abutting lands through a compatible and aesthetically pleasing development that locates the low rise apartment building towards the Hamilton Road frontage and screens garbage and service areas. (Sections 252, 255, 256, 259, 266, 268); The parking area is located behind the building to minimize the visual exposure of parking to the Hamilton Road and will be screened (Section 259, 272, 273); The building design, including scale, massing, and materials, is respectful of the site s context along Hamilton Road. The building maintains a low-rise form and exhibits architectural features which are complimentary to the nearby Residenza Italia. The front elevations provides transparent windows and direct pedestrian Zelinka Priamo Ltd. 13
access to the Hamilton Road streetscape. Rooftop mechanical equipment is screened from view. (Sections 284, 285, 286, 287, 291, 295, 296); and, A diverse range of building materials are proposed including a brick, corrugated metal siding, glass, and architectural features similar to the existing Residenza Italia building (Sections 301, 302). The Residential Intensification polices of The London Plan sets out additional urban design policies that apply to all intensification proposals. The proposed development is consistent with these policies as follows: The building and main entrance is orientated to Hamilton Road (953 2,b); The building line is consistent with the existing structures along Hamilton Road (953 2, c); The proposed development has similar massing, architectural elements, and material consistent with the surrounding neighbourhood and will mainly draw from the features of the existing Residenza Italia (Sections 953 2, d, f); The height is consistent with other 3 storey buildings along Hamilton Road, including the YMCA and Residenza Italia (Sections 953 2, e); and The proposed development makes efficient use of an underutilized lot and will maximize building coverage that is appropriate to the neighbourhood (953, 3). 6.0 PUBLIC REALM ANALYSIS 6.1 PUBLIC REALM The public realm is comprised of all elements within the streetscape that are physically and/or visibly accessible to the public regardless of ownership. The proposed building will be sited close to the property line, similar to adjacent properties along Hamilton Road, which will maintain and enhance the existing pedestrian realm along the street. A pedestrian-orientated streetscape experience will be further enhanced through appropriate landscaping and architectural design principles that contribute to both the private and public experience. 7.0 CONCLUSIONS The proposed development consists of a low rise apartment building on the subject lands with frontage on Hamilton Road. Zelinka Priamo Ltd. 14
The scale and massing of the proposed building is compatible with the surrounding area, and will not create adverse impacts on the adjacent residential uses. The proposal introduces an attractive, aesthetically pleasing building to the existing residential setting. As demonstrated through this Urban Design Brief, the proposal is generally consistent with the policies and intent of the Official Plan and the London Plan. Zelinka Priamo Ltd. 15
Appendix 1