Sherwood Forest (Trinity) Housing Corporation Sherwood Place Affordable Housing Apartments Trinity Presbyterian Church Orchard Park Nursery School 590 Gainsborough Road, London Urban Design Brief REVISED April 2013 Carsten Jensen Architect 1175 Hyde Park Road, Suite 122 London, Ontario N6H 5K6 Tel. 250-752-0292 www.carstenjensenarchitect.com Sherwood Forest (Trinity) Housing Corp. 590 Gainsborough Road Urban Design Brief 1
Table of Contents Table of Contents Section 1 Table of Contents 2 Design Goals and Objectives 3 Design Response to City Documents 4 Spatial Analysis (Design Response Plan) 5 Spatial Analysis Community Context 6 Site Photos - Overall Existing Plan 7 Site - Area Photos 8 Site - Streetscape Architecture 9 Figure Ground Study 10 Section 2 Conceptual Design Principles Site Design 11 Built Form 11 Massing and Articulation 11 Character and Image 12 Architectural Treatment 12 Signage / Servicing 12 Public Realm 13 Sustainability 13 Heritage Initiatives, Compatibility with Heritage 14 Site Plan 15 Landscape Plan 16 Main & Lower Floor Plans 17 Second and Upper Floor Plans 18 Site Massing Studies 19 West & East Elevation 20 North & South Elevation 21 Shadow Study 22 Sherwood Forest (Trinity) Housing Corp. 590 Gainsborough Road Urban Design Brief 2
Section 1 Design Goals and Objectives This project is a redevelopment of a property that has an existing church and daycare. A zoning amendment application has been submitted to add a multi-family residential use consisting of 30 one bedroom apartments. The target population for the new apartments are singles and couples who require modest quality housing close to services and transportation. The site is located in northwest London in the Medway neighbourhood at the corner of Gainsborough and Limberlost Roads. The project includes: Church and Day Care use 30 one bedroom apartments 50 parking stalls This non-profit apartment has been designed as an urban intensification project. The municipal address is 590 Gainsborough Road. The property is 0.376 hectares. The property is currently zoned Neighbourhood Facility (NF). The proposed zoning is NF1/R9-3(_). The site is bounded by residential uses on the east, west, south, and north. The existing building will be demolished. The proposed building massing will take advantage of the slopped terrain with a stepped building design comprising of a two storey church building on the northwest corner of Gainsborough and Limberlost with a backdrop of a 5 storey apartment centred on the site. The design complements the Trinity Place apartment building to the east that is owned and operated by the proponent Sherwood Forest (Trinity) Housing. The base of the building is detailed in split face block to match the existing building. The roof and cornice detail portrays a pitched roof as a three dimensional reference to the two dimensional stylized gable ends of the neighbouring apartment building. The main apartment and church entries are at the south facade near the entrance to the site from Limberlost Road. Secondary entrances are located at the lower level on the north side of the building for the proposed day care. The main front entrance of the apartment and the main entrance of the church will serve as the fire fighting entrances. Garbage will be stored in the building in a dedicated room and set out on a concrete pad on the south east corner of the building for pick up on garbage days. An internal bicycle storage room is provided near the front entrance. Move-in and loading will be from the south parking lot of the building. Public and visitor street parking is available with access from either Limberlost or Gainsborough Roads. The current mature landscaping on Limberlost and Gainsborough Roads will be maintained and embellished. Sherwood Forest (Trinity) Housing Corp. 590 Gainsborough Road Urban Design Brief 3
Section 1 Design Response to City Documents London s Strategic Priorities and Strategies Affordable Housing As noted above, the project will include 30 much needed affordable housing units targeted to singles and couples of modest income. The project will be submitted for funding in the next proposal call for the Investment in Affordable Housing program which is administered by the City of London. Transportation The project is located on Gainsborough Road which is an arterial road running west from Wonderland Road to Hyde Park. The location has excellent access to public transit with four different bus routes with stops on Wonderland Road North, Gainsborough Road and Limberlost Road offering easy access to the downtown core, Western University, and University Hospital. (Routes 9A, 9B, 9C, 31) Official Plan Policies This design for this site is in accordance with the Official Plan which shows the property as Multi-Family High Density Residential. Zoning This Brief is part of a Zoning By-law Amendment application. The requested zone amendment is to add the residential zoning R9-(_) and to amend the current zoning of NF to NF1 for a combined zoning NF1/R9-(_). The zone designation permits the proposed residential uses along with the existing church and day care uses. Considering the location of the property on an arterial route the rezoning is appropriate. Other Guideline Documents A pre-application consultation meeting was held with planning staff. A staff report was circulated following the meeting. Sherwood Forest (Trinity) Housing Corp. 590 Gainsborough Road Urban Design Brief 4
Section 1 Spatial Analysis (Design Response Plan) Radius of Influence The project is situated in the northwest London in the Medway neighbourhood. This design has been considerate of both a 400 and 800 m radius of influence (See Area Plan). The 400m radius encompasses primarily multifamily residential uses consisting of townhomes and a high-rise apartment building. Within this radius is the west is the Sherwood Forest Mall, major shopping node with grocery store, shops and services and restaurants. The site is in good proximity to both east/west and north/south transportation routes. The 800 m radius continues the predominantly residential uses with the majority of the built form being single family homes. Within the 800 m radius there are schools, recreational uses and parks. Sherwood Forest (Trinity) Housing Corp. 590 Gainsborough Road Urban Design Brief 5
Section 1 Spatial Analysis Community Context Strengths, Weaknesses, Opportunities, and Threats (SWOT) Analysis The Medway neighbourhood of Northeast London is a relatively mature neighbourhood with good infrastructure. There is good public transportation. The neighbourhood has schools and recreation facilities and a defined node of shopping that is readily accessible. Wonderland and Gainsborough Roads are major transportation routes with north/south and east/west connectivity. These routes are also major transit routes accommodating four bus routes. The Sherwood Forest Mall is at the southwest corner of the main intersection of Wonderland and Gainsborough Roads. This shopping and service node comprises banking, grocery, restaurants, and an array of personal service establishments. The Mall is within walking distance of the subject site. The infrastructure on Gainsborough and Limberlost Roads will have to be evaluated to determine the capacity for expanded usage. The site provides a good opportunity for intensification with the addition of the affordable housing apartments to complement the current and adjacent uses. The strength of this property is its location and pedestrian orientation to transportation and shopping and services. The redevelopment conversion will enhance the streetscape and maximize the use of the site. The challenge of the site will be to integrate with and to compliment the present use and architecture. Topography The site slopes from west to east. Sherwood Forest (Trinity) Housing Corp. 590 Gainsborough Road Urban Design Brief 6
Section 1 Site Photos Overall Existing Plan Sherwood Forest (Trinity) Housing Corp. 590 Gainsborough Road Urban Design Brief 7
Section 1 Site Area Photos Sherwood Forest (Trinity) Housing Corp. 590 Gainsborough Road Urban Design Brief 8
Section 1 Site Area Streetscape Architecture Sherwood Forest (Trinity) Housing Corp. 590 Gainsborough Road Urban Design Brief 9
Figure Ground Study Section 1 View Corridors and Vistas Modest view corridors extend to the northwest and northeast of the building. Surrounding neighbourhood character and land use composition, analysis of area urban pattern and immediate area figure ground study See Attached Figure ground study. The neighbourhood is a mix of single family homes, multi-family high and low rise apartment buildings and a major commercial use. Accessibility and Connectivity Patterns for automobile, cycling, pedestrian, transit See attached site plan. The site fronts on Gainsborough Road. Sidewalks are on both sides of the street. There are nearby bus stops for multiple routes, (9A, 9B, 9C, 31). The location is very pedestrian oriented with everyday services such as grocery and banking within close walking distance. Area Landscaping See area photos. The main landscape features of the area are the large mature boulevard trees that are located along Limberlost Road to the west. The site has mature trees and landscaping at the northwest corner. The landscaping will be improved. Opportunities for tree preservation The existing trees along Limberlost Road will be preserved. Edges, Paths, Active Frontage Zone, Zone of Sensitivity, (Site and neighbouring properties), Gateways, Landmarks, Nodes See site plan. The proposed building is located within a transition zone between commercial and multifamily residential townhomes and single family residential uses. It is buffered on the north and west by streets and the building is set back from the south property line. The development is entirely complimentary to the apartment building to the east. Sherwood Forest (Trinity) Housing Corp. 590 Gainsborough Road Urban Design Brief 10
Section 2 Conceptual Design Principles Site Design Transit Oriented Development The site is located on a major bus route with connections to the north and to the south. There are bus stops adjacent to the site for multiple routes, (9A, 9B, 9C, 31). Master Plan for Large Site How Design Relates to Site and Surrounding Area See Area Plan. Views In and Out of Site The building will be visible primarily from Gainsborough Road. Parking for the site will be on the south side of the building connected to the existing parking of the adjacent apartment building. The parking is screened by mature trees on the south and west property line. The view out to the north is an urban residential streetscape and the views to the south, east and west is urban residential streetscape of a mix of townhomes and a high rise apartment. Location of Buildings, Orientation to street edge and sidewalks See site plan. The building fronts onto a street with existing sidewalks. The main egress and access to the building will be from Limberlost Road. All the surrounding roads have sidewalks. Location of building entrances See site plan. The main egress and access to the building will be at the south of the building from the south parking lot. A secondary lower level entrance is located at the east side of the building. Vehicular and Pedestrian Circulation See site plan and above. Built Form Building relationship to street. See above and site plan. Street Wall, treatment at grade The base of the building is detailed in split face block on all elevations to match the block at the existing apartment building to the east. At the corner of Limberlost and Gainsborough Roads there is a natural sight triangle in the landscaped setback from the street. Roof and cornice treatment See elevations. The pitched roof elements on top of the building are three-dimensional references to the two dimensional stylized gable ends on the neighbouring apartment building. The cornice treatment is an updated and visually upgraded version of the contrasting masonry cornice of the existing apartment building. Location of entries and other openings See site plan and elevations. The main apartment and church entry is at the first level on the south facade close to the main site entrance off Limberlost Road. A secondary entrance is located at the lower level for the day care use on the north facade. Relationship to street corner, natural features The building has been designed to respect and incorporate the sight line for persons entering and exiting Limberlost Road. Massing and Articulation Rhythm of at grade openings The main entrance is denoted by a canopy on the south facade clearly visible from the main street egress. The secondary entrance is articulated with a canopy which aligns with the balconies above. Setbacks The building respects all mandated setback requirements. Transition to neighbouring buildings See site photographs and elevations. The new church will be framed by the new building. The gable ends and pitched roofs are direct references to the gable ends on the existing apartment buildings, as is the string coursing in the masonry and the colour of the brick and block. Shadow impact See site plan, shadow study. The new building and the church will be treated as effectively one structure. Shadow impact is negligible (see studies) because most shadows are cast on road allowances rather than adjacent buildings. Scale See site plan, shadow study. The building scale intermediates between the much larger apartment building to the east and the smaller scale existing church which the new building frames. Sherwood Forest (Trinity) Housing Corp. 590 Gainsborough Road Urban Design Brief 11
Section 2 Conceptual Design Principles Character & Image The character and image is borrowed largely from the Post Modern character and image of the adjacent apartment building, updated with deeper articulation and more contemporary detailing. Response to existing street character The existing street character is a mixture of multi-family high-rise and townhomes which the present building responds to both in massing and design. The design proposes to reinforce architectural character found in the adjacent building. Role in context of neighbourhood See above and area plan. Visual components See above. Architectural Treatment Style The building massing and style is in keeping with the adjacent building form and style. Details The building form on the northwest seeks to provide the church with a singular identity and image while the south and east building form is complimentary and merging with the form of the adjacent apartment building providing a continuity of the existing residential use. The building mirrors the use of split face block for the facade of the building. The cornice and roof line is distinctive and emphasizes the gable end detail on the existing building. Materials The exterior facade is split block. The pitched roof is steel. Colours The main floor will be a warm tan colour with accent trim of sandalwood. Lighting All exterior lighting will have cut off to prevent over lighting and glare. The main and secondary entrance will have canopy and wall lighting. Signage Modest identifying signage will be located at the north face of the building and at the Limberlost Road entrance at ground level. Servicing Site access, on site circulation, accessibility issues See area plan. Each entrance is accessible. See above. Transit See above comments to Transit Oriented Development. Shared service There will be shared parking and vehicle access between 570 and 590 Gainsborough Road sites. Parking 50 parking stalls are located on the south and east side of the site. Drop-off There is a drop off area identified for drop off and for loading at the south side of the building from the parking lot near the main entrance. Both the parking lot at the rear and entrance at the west are connected to sidewalks. Service, Garbage and Loading & Utilities The main entry will offer shared access to loading and unloading for the apartments. All mechanical spaces are located internal to the units and their louvers used compositionally as part of the design. Sherwood Forest (Trinity) Housing Corp. 590 Gainsborough Road Urban Design Brief 12
Section 2 Public Realm Public Spaces, Courtyard See Site Plan. Continuity of streetscape See Site Plan. Active Pedestrian Zone See above. Benches, Courtyards No courtyards are provided. Circulation Linkages See site plan. Integration to Transit See site plan. Landscape Design at Street edge Street trees, Lighting, Signage See site plan. Sustainability LEED Intent While this is not a LEED project significant efforts will be made to reduce both energy and water requirements. The building is designed to allow the installation of solar panels. Contribution to area sustainability Responsible site design will include tree and landscape planting at the front of the building. The redevelopment of the site with additional residential and commercial use contributes to the area sustainability and enhancement. Reduction of Carbon Emissions See above and below. Energy conservation strategies An energy efficient boiler and heating system along with energy efficient lighting will greatly reduce the energy consumption. Water consumption minimized Low flow toilets and shower heads will be used. Building orientation The focus of the building orientation will be to the south and east. Sustainable Landscape design Plant selection will feature regional plants in the landscaped areas. Sherwood Forest (Trinity) Housing Corp. 590 Gainsborough Road Urban Design Brief 13
Section 2 Heritage Initiatives, Compatibility with Heritage Compatibility An effort has been made to reflect the scale of the area and continuity of the streetscape to the east by establishing a focal point at the corner of Limberlost and Gainsborough Road. Details, materials, architectural pattern, scale and rhythm, and landscape See above. (Example only see page 19 for building design and massing) Proposed split block facade detail to complement existing apartment building Sherwood Forest (Trinity) Housing Corp. 590 Gainsborough Road Urban Design Brief 14
Section 2 Proposed Site Plan Sherwood Forest (Trinity) Housing Corp. 590 Gainsborough Road Urban Design Brief 15
Landscape Plan Section 2 Existing mature trees to be preserved and landscaping to be added. Sherwood Forest (Trinity) Housing Corp. 590 Gainsborough Road Urban Design Brief 16
Section 2 Main Floor Plan Entry Level Lower Level Floor Plan Sherwood Forest (Trinity) Housing Corp. 590 Gainsborough Road Urban Design Brief 17
Section 2 Second Level Floor Plan Third to Fifth Level Plan Sherwood Forest (Trinity) Housing Corp. 590 Gainsborough Road Urban Design Brief 18
Section 2 Site Massing Study Sherwood Forest (Trinity) Housing Corp. 590 Gainsborough Road Urban Design Brief 19
Section 2 East & West Elevations West East Sherwood Forest (Trinity) Housing Corp. 590 Gainsborough Road Urban Design Brief 20
Section 2 North & South Elevations North South Sherwood Forest (Trinity) Housing Corp. 590 Gainsborough Road Urban Design Brief 21
Shadow Study Section 2 January 9:00 a.m January 12:00 p.m. January 3:00 p.m. June 9:00 a.m June 12:00 p.m. June 3:00 p.m. Sherwood Forest (Trinity) Housing Corp. 590 Gainsborough Road Urban Design Brief 22