Proposed Medium Density Residential Development · PDF fileURBAN DESIGN BRIEF WESTERN PRESTIGE...

URBAN DESIGN BRIEF

WESTERN PRESTIGE VILLAGE 801 Sarnia Road

September, 2015 (Revised December 2015)

Proposed Medium Density Residential Development

Prepared for:

2425293 Ontario Inc. 509 Commissioners Road West, Suite 425

London, ON

Prepared by:

Monteith Brown Planning Consultants P a g e | i

Table of Contents

Introduction ....................................................................................................................................................................................................................................................................... 2

I. Purpose ............................................................................................................................................................................................................................................................ 2

II. Site Description ................................................................................................................................................................................................................................................. 2

Section 1 .......................................................................................................................................................................................................................................................................... 6

1.1 Design Goals and Objectives ............................................................................................................................................................................................................................ 6

1.2 Design Direction from City Documents .............................................................................................................................................................................................................. 6

1.3 Spatial Analysis .............................................................................................................................................................................................................................................. 11

Section 2 ........................................................................................................................................................................................................................................................................ 16

2.1 Conceptual Design.......................................................................................................................................................................................................................................... 16

2.2 Sustainability Techniques ............................................................................................................................................................................................................................... 29

801 Sarnia Road Urban Design Brief

Brown Planning Consultants P a g e | 2

Introduction I. Purpose

Monteith Brown Planning Consultants (MBPC) was retained by 2425293 Ontario Inc.

to prepare an Urban Design Brief for a proposed residential development at 801

Sarnia Road (“the subject lands”), comprising of medium density towmhomes and a

low-rise residential apartment permitted within the existing Multi-Facility medium

Density Residential designation applicable to the subject lands. The purpose of this

Urban Design Brief is to examine the site and its context within the surrounding

neighbourhood, identify key issues and opportunities, and provide guidance on a

design solution having regard to the City’s planning and design documents.

II. Site Description

The subject lands are located on the north side of Sarnia Road, between Hyde Park

Road and Wonderland Road, west of the junction between Sarnia Road and the

Canadian Pacific Railway (CPR) right-of-way. The subject lands comprise an irregular

triangular shaped parcel with an area of approximately 2.59 hectares (6.4 acres), and

generally described as Plan 48, Part Lots 4 and 13 Lying South of CPR. The subject

lands have a frontage of approximately 300 meters (984 feet) on Sarnia Road and its

depth varies between approximately 35 meters (115 feet) along the eastern property

boundary and approximately 137 meters (450 feet) along the western property

boundary. The CPR right-of-way abuts the north property limit of the subject lands.

The subject lands are currently occupied by a single-detached dwelling which has a

building footprint of approximately 217 m² (2335 ft²) and is setback approximately 30m

(98 ft) from Sarnia Road with an existing driveway access. There are two additional

existing access points to the subject lands from Sarnia Road, located west of the

existing dwelling and providing access to the field crop agricultural uses located on the

western portion of the subject lands.

Photo 1: View Looking South Toward Oakcrossing Gate

Figure 1: Subject Site – Photo Key Map


Monteith Brown Planning Consultants

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Photo 2: View Looking East on Sarnia Road

Photo 3: View Looking South from the Existing Entrance onto Sarnia Road

Photo 4: View Looking North from Sarnia Road to Existing Central Access Point

Photo 5: View Looking West on Sarnia Road

Development Vision

Located at the southeast portion of the Hyde Park Community and conveniently

located along Sarnia Road, the proposed development vision includes the creation of

57 dwelling units in the form of medium density residential townhomes in a vacant

land condominium located on the western portion of the subject lands and an

opportunity for the creation of 69 unit low-rise residential apartment on the eastern

portion.

The provision of a higher density type of housing in the form of townhomes and a

residential building while maintaining the general character of the adjacent

neighbourhood will enhance the Hyde Park Community’s capacity to meet the needs

of its residents at various stages of their life. Upon completion, the proposed

development fully integrates the subject lands into its adjacent neighbourhoods to the

north and south, and facilitates an appropriate transition in residential density between

the two.



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Site Characteristics

Site Area: 25,800 square metres (277,708 square feet)

Existing building area: 217 square metres (2,335 square feet)

Frontage along Sarnia Road: +/- 300 metres (984 feet)

Development Characteristics

Total Lot Coverage: 43.6%; 37% coverage from townhomes; 6.6% coverage

from low-rise apartment

Total Building Area: 11,250 square metres; townhome block—9,400 square

metres (101,180 square feet); apartment block—1,850 square metres

(19,913 square feet)

Total Parkland Area: 12%

84 standard parking spaces; 8 in the townhomes portion, 76 in the low-rise

apartment portion

4 accessible spaces in the low-rise apartment portion

Proposed Development Features

The proposed two storey townhomes and low-rise residential apartment

building will enhance the Hyde Park Community’s capacity to serve the

housing needs of its residents.

Site access is provided through a central access point, minimizing the

likelihood of turning conflicts and consistent with good transportation

planning principles.

Along the Sarnia Road frontage, the townhomes will be oriented north-south

from a window-street, creating visual interest and activating the pedestrian

realm. Similarly, the façade of the apartment building will include enhanced

architectural details and form a uniform, aesthetically pleasing street edge.

Enhanced landscaping along Sarnia Road further contributes to the creation

of a pedestrian-friendly environment.

The design of the townhomes and apartment will be consistent with the

architectural style of adjacent neighbourhoods.



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Figure 2: Proposed Draft Plan



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Section 1 This section identifies the design goals and objectives of the proposed development,

provides an analysis of relevant planning and design documents and details a spatial

analysis of the subject site.

1.1 Design Goals and Objectives

The Design goals and objectives of the proposed development include:

Provide additional housing and opportunities for living in the community

Planned intensification of the existing underutilized residential site

Complement the architectural design of the existing neighbourhoods to the

north and south

Provide effective and enhanced aesthetic building design

Respect Sarnia Road as a higher order street by improving its existing

streetscape through detailed articulation of the proposed residence’s

southern façade and the provision of a uniform, animated street edge

Provide enhanced landscaping to beautify the pedestrian realm and to

screen the proposed additional parking areas on the southeast portion of

the site from the public right-of-way.

1.2 Design Direction from City Documents

City of London Strategic Plan

The City of London Strategic Plan was adopted by council in March 2015 and

establishes four strategic areas of focus that set out and guide the City’s direction for

the future. The proposed development supports the implementation of the Strategic

Plan in three of the four areas of focus as described below:

Strengthening our Community—In particular, priority 5: implementing a

healthy, safe, and accessible city by creating the facilities necessary for

Londoners to age well and age in place in an accessible location.

Building a Sustainable City—In particular, priority 4: promoting beautiful

places and spaces through attractive urban design, this is achieved by

providing a uniform and visually appealing frontage, meticulous

landscaping, colours, and adherence to the architectural style of the

surrounding built environment that respects the character of the existing

neighbourhood.

Leading in Public Service—In particular, priority 3: exercising sound,

proactive financial management practices by fully utilizing the municipal

infrastructure on site, eliminating the need for costly infrastructure

expansion to accommodate for future growth.

The London Plan (May 22, 2014 Draft)

The draft London Plan is the draft update of the existing Official Plan. It currently has

no status but proposes significant changes in the policy direction, particularly in

regards to urban design, for development in the City of London. The London Plan also

sets new goals and priorities to shape the growth, preservation and evolution of the

City over the next 20 years. The subject lands are designated a ‘Neighbourhood Place

Type’ and the proposed site design has generally considered the vision, principles,

priorities, strategies, policies and directions set out by the London Plan to the year

2035 and is supported through the following:

49 Direction #5 – Build a mixed-use compact city

This policy encourages infill and intensification of various housing types within a

neighbourhood to efficiently use existing services and facilities and meet the needs of

residents to age in place, and to build a walkable neighbourhood.

51 Direction #7 – Build strong and attractive neighbourhoods for everyone

A healthy mix of housing options is further emphasized in Direction #7, which

promotes active living, social connectedness, and well distributed health services. To

design for a truly “complete” community, a neighbourhood will also need to meet the

needs of people of all ages. Furthermore, an attractive neighbourhood will implement

“placemaking” by promoting design that creates a safe, walkable, and connected

community and imbues a sense of place.

52 Direction #8 – Make wise planning decisions

Direction #8 calls for the municipality to ensure that new development is a good “fit”

within the context of an existing neighbourhood.

104 Intensification will be supported, to expand the use of existing buildings to

accommodate greater residential intensity, and to infill and develop underutilized sites.

142 The municipality will achieve an integrated and supportive relationship between

the private realm and the public realm, develop at a human-scale with built form that

supports active transportation, and be compatible with existing buildings. The

municipality will also allow for design creativity and sustainable neighbourhood

infrastructure that is coordinated with the City’s infrastructure system to achieve strong

and vibrant neighbourhoods.



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144 The London Plan also states that when designing for neighbourhoods, the

following policies will apply:

Neighbourhoods will be designed to have a unique character and a sense of

place.

Active forms of transportation will be supported and the appropriate

amenities will be incorporated.

A range of housing choices will be provided to create complete and

walkable neighbourhoods that accommodate a variety of ages and abilities.

The character and identity of neighbourhoods will be established through

the design of edges that define their perimeter and entry points.

Landscaping will be used to define pedestrian zones, offer visual screening,

delineate public and private space, and improve the aesthetic quality of

neighbourhoods.

Neighbourhoods will be designed with a diversity of lot patterns and sizes.

145 With regards to the layout of the site, considerations will be given to be

compatible with, and be a good fit within its surrounding context. It should also

promote connectivity, safety, and active transportation. Buildings should be sited with

minimal setbacks from the public rights-of-way in order to maintain a consistent street

wall.

146 With regards to built form, a building should be a good fit within their surrounding

context, and sited to define street edges and achieve scale relationships comfortable

for pedestrians. The height of buildings should be proportionate to the width of the

abutting public right-of-way to achieve a sense of street wall enclosure. If a built form

is located on a corner site, it will address the corner through building massing, location

of entrances, and/or architectural elements.

148 Surface parking will be located in the rear yard or interior side yard and will be

screened by low walls and landscaped treatments if it is in a high visibility area.

613 New neighbourhoods will be planned to include a variety of different housing

types such that it is possible for people to remain in a neighbourhood as their housing

needs change over time.

921 Key elements of the City’s vision for 2035 for neighbourhoods include:

A strong sense of place and identity.

Attractive streetscapes, buildings, and public spaces.

A diversity of housing choices allowing for affordability and giving people the

opportunity to remain in their neighbourhoods as they age if they choose to

do so.

Well-connected neighbourhoods, from place to place within the

neighbourhood and to other locations in the city such as the Downtown.

924 The following will be implemented in the planning and public work undertaken by

the City to achieve its vision for 2035:

1. Through the review of all planning and development applications,

neighbourhoods will be designed to create a strong sense of place and

identity. City design policies and associated guidelines will be employed.

2. Neighbourhoods will be planned for diversity and mix and will avoid the

broad segregation of different housing types, intensities, and forms.

3. Low-cost and affordable housing will be planned for and integrated into all

neighbourhoods.

7. Street networks within neighbourhoods will be designed to be pedestrian

and transit-oriented, placing first priority on pedestrian mobility.

13. The parameters for infill and intensification will be established to respect

existing community character and offer a level of certainty, while providing

for strategic ways to accommodate development to improve our

environment, support local businesses, enhance our physical and social

health, and create dynamic, lively, and engaging places to live.

City of London Official Plan

The subject lands are located within an area designated Multi-Family, Medium Density

Residential on ‘Schedule A’ of the Official Plan. This designation permits multiple-unit

residential developments having a low-rise profile, including row houses, cluster

houses, and low-rise apartment buildings (Section 3.3.1). As such, the proposed use

for this development conforms to the Official Plan.

Policies that elaborate on the design treatment for lands designated Residential land

and Multi-Family, Medium Density Residential, and are applicable to the proposed

development are identified below:

Section 3.1.1

“i) Provide for a supply of residential land that is sufficient to accommodate the anticipated demand for a broad range of new dwelling types over the planning period.”

“ii) Support the provision of a choice of dwelling types according to location, size,

affordability, tenure, design, and accessibility so that a broad range of housing

requirements are satisfied.”

“vi) Encourage infill residential development in residential areas where existing land

uses are not adversely affected and where development can efficiently utilize existing

municipal services and facilities”

“x) Promote residential development that makes efficient use of land and services.”



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Section 3.1.3

“ii) Encourage the development of well-designed and visually attractive forms of multi-

family, medium density housing.”

Section 3.3.2

“i) Development of the site or area for medium density residential uses shall take into

account surrounding land uses in terms of height, scale and setbacks and shall not

adversely impact the amenities and character of the surrounding area.”

“iii) Traffic to and from the location should not have a significant impact on stable, low

density residential areas.”

“iv) The site or area is of suitable shape and size to accommodate medium density

housing and to provide for adequate buffering measures to protect any adjacent low

density residential uses.”

Urban Design Policies

Section 11.1 of the Official Plan establishes the City’s urban design policies. Section

11.1.1 identifies the design principles that shall be promoted in the preparation and

review of development proposals. The following urban design policies have been

identified as being applicable to the proposed development:

“ii) To the extent feasible, existing trees of desirable species should be retained and

incorporated into the landscaping plans for new development through the adoption

and implementation of tree preservation policies. Also, designs for new development

will consider the need for suitable locations to accommodate the planting of street

trees.”

“viii) In pedestrian traffic areas, new development should include street-oriented

features that provide for the enhancement of the pedestrian environment, such as

canopies, awnings, landscaped setbacks and sitting areas.”

“x) Landscaping should be used to conserve energy and water, enhance the

appearance of building setback and yard areas, contribute to the blending of new and

existing development and screen parking, loading, garbage and service facilities from

adjacent properties and streets.”

“xii) The design of new buildings should incorporate the City of London Facility

Accessibility and Design Standards to facilitate access and use.”

“xiii) Parking and loading facilities and driveways should be located and designed to

facilitate maneuverability on site, between adjacent sites where appropriate, and to

reduce the traffic flow disruption resulting from turning movements to and from the

property.”

“xiv) To the extent feasible, the design and positioning of new buildings should

minimize the loss of privacy for adjacent residential properties.”

“xv) For multiple forms of low-rise residential development, such as row housing, each

unit should be provided with adequate and clearly defined outdoor living space.”

“xviii) Where residential development is affected by adverse noise conditions, the use

of urban design features such as building orientation, location of outdoor open space

relative to the noise sources and noise attenuation measures will be encouraged

subject to policy 19.9.5., 19.9.6. and 19.9.7. of this Plan.”

City of London Placemaking Guidelines

Adopted in November 2007, the purpose of the City of London Placemaking

Guidelines is to provide developers, builders, consultants, and municipal staff with

guidelines for the ‘development of outstanding communities that offer a distinct

character, a strong sense of community and a context for healthy lifestyles and a high

quality of life.’

The Guidelines present a number of design principles to create high quality, livable

communities. The entire document has been reviewed in detail and the following

principles are identified as being especially pertinent to the proposed development:

Integrate the Elements of the Community

Identify key streetscapes and coordinate the conceptual design and location

of landscaping and built forms.

Design for Recognizable Relationships Amongst Community Elements

The design and siting of houses should respect the traditional visual and

functional relationship between the house and the streetscape.

Establish Identifiable Community Boundaries

Entry points to neighbourhoods and communities should be framed by

buildings and architecture to establish focal points and views.

Design entries into neighbourhoods to show enhanced views of the

neighbourhood. Where possible allow for multiple views into the

neighbourhood from surrounding major roads.



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Buildings should be located close to the street and should be architecturally

articulated to provide an appropriate level of detail that will visually animate

the streetscape.

Use identifiable features such as decorative pavement treatments, intense

landscaping features, widened sidewalks to promote the character of a

neighbourhood.

Avoid placing unattractive and uninviting features, blank building walls, low

quality fencing, noise walls and infrastructure such as pumphouses at the

entries to neighbourhoods.

Establish A Common Design Connection Between All Elements Of The Community

Through Architectural And Landscape Design

In the design of streetscapes, utilize common design features on street

lighting, street furniture, street signage, public fencing, bicycle racks,

garbage receptacles, community-mailboxes, roundabout landscaping,

planters, intersection pavement treatments, decorative walls to contribute to

the overall design concept.

Pay specific attention to architecture and landscaping at visually prominent

locations such as corner lots, “T” junctions and lots facing or backing onto

public spaces and gateway streets throughout the community. The design

and landscaping of these highly visible locations should promote the image

of the community by providing an appropriate level of detail.

Identify a Consistent Approach to Architectural Design to Support the Character of the

Community

Design buildings to be individually and collectively supportive of the overall

design concept.

Identify the desired range of architectural characteristics that will be used to

express each style.

Employ exterior building materials and colours that are stylistically

appropriate.

Avoid architectural designs that are ubiquitous and non-descript because

they do not contribute to a sense of place.

Avoid excessive repetition and monotony, or widespread “sameness”

throughout the community by providing a complementary variety of building

forms, heights, building materials and colours.

Seek out design elements that support the design theme, the use of

architectural styles that are authentic to the London area is encouraged.

Provide a Mix of Complementary Residential Densities

Larger communities and neighbourhoods should offer low, medium and high

density residential housing that produces the critical mass needed to

support local amenities. This mix of housing types also ensures a

community can adapt to new trends in community development.

Avoid large or unnecessary set-backs which prevent higher density uses

from being successfully integrating into streetscapes.

Avoid large tracts of low density housing that can create a homogeneous

landscape.

Where appropriate design for the mutually compatible integration of low,

medium and high density residential uses through the effective use of:

✳ Site Planning

✳ Building Massing and Orientation

✳ Architectural and Landscape Design

✳ Visual Impact Analysis

Provide a Variety of Complementary Building Scales

Within the various residential densities there should also be a variety of

compatible building scales.

Use cornice lines, step-backs, and other architectural design techniques to

effectively integrate large buildings into the streetscape and community.

Provide a Mix of Complementary Building Types

Mix lot sizes in support of mixing building types to create visual variety and

interest and to help avoid the perception of “sameness”.

Where appropriate strategically, employ lot and unit types that are accessed

with rear laneways to promote driveway-free pedestrian corridors along key

streetscapes.

Ensure that the design of the concept plan is based on an organizing

structure that supports a range of lot types in strategic locations to integrate

a mix building types into the form of the community.



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Use different lot configurations, such as wide-shallow, long narrow, rear-

lane access, etc.

Promote a Range of Housing Opportunities and Choices

A mix of housing opportunities can accommodate the changing lifestyles of

an aging population while allowing neighbours to continue to live in the

community.

Design for Pleasant Walking Environments

Encourage a variety of building forms, architectural styles, public

infrastructure, street furniture and lighting.

Use landscaping strategically to enhance the pedestrian environment.

Design pedestrian environments that provide a sense of safety and

separation from automobile traffic.

Orient buildings, their massing, architectural elements and habitable areas

so that they promote an eyes-on-the-street approach to streetscapes and

public spaces.

Improve the pedestrians perception of the streetscape by reducing the

visual impact of garages through the elimination of garage projections.

The policy directions identified above have been considered and effectively integrated

in the proposed design of the site as articulated in the following sections of this Brief.

Hyde Park Community and Urban Design Guidelines

The Hyde Park Community Plan and Urban Design Guidelines are prepared in large

part to guide the overall design of the community and new developments in the

existing urban area in a sympathetic and compatible manner. The Guidelines offer

principles of good planning and design that the City has adopted to create a Hyde

Park community that is attractive, functional, and safe. The following guidelines have

been identified and thoroughly considered as they directly apply to the proposed

development:

3.2 General Streetscape Guidelines

“2 Reverse lotting should be avoided along all streets.”

“4 The design of buildings and structures located at the termination of a street and

corner buildings should take advantage of the prominent location.”

“6 Sidewalks should be provided along one side or both sides of the street, as per City

policy.”

“7 Utility poles, lights, signs and other vertical elements should be located along the

same planting line as street trees wherever possible to create a continuous street

edge.”

“8 Landscape design should complement and unify other urban design objectives

including building form, pedestrian and vehicular access points, parking location and

signage.”

3.3 Arterial Roads

“1 Rear lotting along arterial roads is discouraged.”

4.1 Building Design Guidelines

“1 A variety of lot widths and building types will be encouraged within each

neighbourhood.”

“2 Buildings should be oriented to the street to define the public space of the streets

and achieve a more urban development character. Residential buildings should

generally be set back 4 to 6 meters from the property line.”

“3 Garages should not dominate the streetscape. Side and rear yard garages are

encouraged. The width of the garage should be proportional to the width of the

house.”



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“4 Buildings and structures located at the termination of a street and corner buildings

should be designed with consideration to massing, height, architectural detailing and

landscaping to take advantage of the prominent location.”

“5 Building on corner lots should be designed with side elevation detailing similar to

the front elevation. Consideration should be given to the amount of glazing on the side

elevation and providing side entrances.”

“6 Building terminating vistas should have a special attention to siting, massing and

architectural detailing to create a visually stimulating landmark structure.”

“8 Buildings should be designed with rooftops of an identifiable shape. Square or flat

top roofs should generally be avoided and where used, the walls should be carefully

terminated and crowned to support the character of the building.”

“10 A variety of roof silhouettes and shapes should be designed. Building elements

such as chimneys, dormers, roof level changes and cupolas should be used to create

variety and interest.”

“11 A diversity in architectural expression is encouraged. Building facades should be

varied and articulated to provide visual interest for pedestrians.”

“12 Highly detailed buildings are encouraged. Elements such as cornices, key stones,

window bays, eaves and dormers are encouraged to provide visual interest.”

“13 Front porches are encouraged for residential buildings to promote activity in the

street space. Main walls facing streets should have a greater number of windows to

provide casual surveillance along the street to create a safer environment.”

“14 Facade design should clearly emphasize the main entrance to buildings. Canopies

over doorways and porches are encouraged.”

The proposed residential development will provide a mix of complementary densities

for the Hyde Park Community expanding the range of housing types available to suit

the changing needs of its residents. The central vehicular access point from Sarnia

Road will be embellished with detailed features that announce the entrance of the

neighbourhood and also create visual interest that is architecturally consistent with the

Hyde Park Community. Where a building is located at the corner of a street, enhanced

glazing and additional facade elements will be proposed to create a visually

stimulating landmark structure.

Within the townhomes portion, garages will be designed to eliminate awkward

projections into the yards, and for townhomes located along Sarnia Road, garages will

exit onto the rear yard in order to preserve a pedestrian oriented frontage facing the

south. In addition, the massing of the entire proposed development will be configured

such that buildings along Sarnia Road will be aligned closed to the southern lot line to

promote ‘eyes on the street’ and define the pedestrian realm.

1.3 Spatial Analysis

Regional Context

A regional analysis was conducted around the subject site at 400 and 800 metre radii

as illustrated in Figure 3: Regional Analysis at 400 m and 800 m. This Figure identifies

the location of the subject site within the Hyde Park Community in northwest London,

northwest of the Sarnia Road and Oakcrossing Gate intersection.

The surrounding lands within 400 metre radius of the site are used predominantly for

low to medium density residential purposes, including a new expanded residential and

long-term care facility south of Sarnia Road. There is an underutilized parcel to the

west of the subject lands, and a vacant parcel of land approximately 200 metres to the

south, and a partially developed parcel of land just east of the southeast corner of the

Sarnia Road and Oakcrossing Gate intersection consisting of two storey townhome

blocks. It is important to note that all of the above parcels are either zoned for, or

under development applications to permit for medium density residential use. The

proposed development of medium density townhomes and low-rise residential

apartment is in alignment with the building scale of the immediate surrounding area

and provides a suitable transition in scale and density. It also represents a

diversification of housing options for the surrounding neighbourhood.



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Figure 3: Regional Analysis at 400 m and 800 m Base map source: City of London



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The walkability of the area within the 400 metre radius of the subject site is largely

limited to the parcels immediately adjacent to the subject lands to the east and west.

This is due to an absence of any nearby traffic lights along Sarnia Road, the lack of an

established pedestrian circulation network on the existing and adjacent lands, and the

presence of a rail line to the north. It is recognized that the City is looking to establish

a trail south of the CPR rail line to the north and planned upgrades to Sarnia Road

with improved opportunity for pedestrian movements along the corridor, until that is

realized, pedestrian permeability of the neighbourhoods to the north of Sarnia Road is

limited. The proposed development animates the sidewalk on the north side of Sarnia

Road and is an ideal first step in connecting the relatively well established pedestrian

network south of the arterial road with neighbourhoods to the north. Furthermore, the

proposed development will dedicate of 0.24 ha (0.58 ac) of land to the City of London

as part of the ultimate right-of-way for Sarnia Road.

Within the 800 metre radius, additional low and medium density residential

neighbourhoods are identified in all directions, which reinforce the appropriateness of

the scale of the proposed development. In terms of community amenities and facilities,

the Gateway Church is accessible to the southwest and four parks/open space areas

are within walking distance in the neighbourhood to the north, although walkability is

somewhat hindered by the presence of the CPR rail line. The examination of the

subject site’s regional context provided above indicates that the area surrounding the

proposed residential development is intended to be low, and increasingly, medium

density residential use.

Site Analysis & Surrounding Land Uses

The subject site is surrounded by lands used for medium density residential to the

south, low density residential to the north, and urban reserve lands to the west. The

proposed medium density residential development is consistent with the use and

intensity of the adjacent lands.

The topography of the site itself is relatively flat. Beyond the northern boundary of the

subject lands, the land slopes down by approximately 7.0 m toward the CPR rail line.

A one storey, single detached dwelling which has a building footprint of approximately

217 m² (2335 ft²) and is setback approximately 30 m (98 ft) exists on the central

portion of the subject lands, flanked by lands used for agriculture to the west and a

wooded area (consisting mainly of deciduous trees, shrubs, and grass) to the east. A

row of young coniferous trees delineates the boundary between the dwelling and

wooded area to the east. A single central access point currently serves as the sole

vehicular access into the property, it is proposed that this access point be retained to

minimize turning conflicts onto Sarnia Road while providing shared access to the

townhomes proposed for the western portion of the property and the low-rise

apartment proposed for the eastern portion. A number of young deciduous and

coniferous trees and shrubs are also planted along the southern boundary of central

portion of the subject lands as a landscaping buffer to Sarnia Road.

In addition to the information provided above, the following page provides further

description to the lands immediately adjacent to the subject lands.

Figure 4: Spatial Analysis of Subject Lands

Base map source: City of London



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North

A CPR rail line exists north of the subject lands. Visual and noise buffering is provided

to the subject lands and the residential neighbourhood to the north in the form of a

grade differential as the top of the rails are located approximately 5.0 to 7.0 metres

below grade at this location, and vegetation coverage planted along the top of banks

of the grade differential on either side.

East

The wooded area on the eastern portion of the subject lands extends to the adjacent

parcel to the east which is generally sloped towards the rail line and is part of the CPR

corridor. A chain link fence exists along Sarnia Road at the southern boundary to

prevent pedestrian from entering the rail corridor.

Figure 5: View on Sarnia Road Looking North Towards the Parcel to the East of the Subject Lands.

West

The parcel west of the subject lands is currently vacant and is the subject of a

separate development application.

Figure 6: View on Sarnia Road Looking North Towards the Parcel to the West of the Subject Lands.

South

The subject lands face a medium density retirement residence and single detached

dwellings to the south of Sarnia Road. The character of the neighbourhood to the

south can be described as being contemporary suburban. Protruding garages can be

seen in all of the visible single detached dwellings and pedestrian access to the long-

term care facility and adjacent neighbourhood is currently obstructed by the presence

of metal fencing along Sarnia Road.

Figure 7: View on Sarnia Road Looking South Towards the Medium Density Retirement Residence and Single Detached Dwellings South of the Subject Lands.



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SWOT Analysis

A SWOT analysis identifies what strengths exist, but more importantly, what are the weaknesses, opportunities, and threats that are susceptible to limiting the potential of proposed development. The following table summarizes key strengths, weaknesses, opportunities, and threats of the proposed site design and buildings based on the information provided.

Strengths

Intensification of an underutilized site

Provision of a mix of higher density residential dwellings to the local and

surrounding communities, contributing to the provision of a range and mix of

housing choices, and allowing residents to age in place in their community

Provision of pedestrian linkages at the western, central, and eastern portion

of the subject lands, connecting the proposed building with the sidewalk

along Sarnia Road

Enhanced buffering from the CPR rail line through the provision of a 3.0 m

wide landscaped pathway at the rear of the subject lands, which also

creates the potential for establishing pedestrian linkage to future

neighbourhoods in the adjacent lands

Where possible, parking is proposed to be situated at the rear of the subject

lands and for parking areas that are located adjacent to Sarnia Road,

screening will be provided via the planting of deciduous trees and

shrubberies closely positioned along the Sarnia Road street edge to

maintain an attractive public realm at the pedestrian scale

Proposed building height compatible with surrounding land uses

Dedication of parkland blocks 0.31 ha (0.77 ac) in area on the northern

portion of the subject lands for a public trail

High quality design to add visual interest to the pedestrian environment,

including the interplay of building materials (e.g. stone and brick veneers,

cedar and Hardie board sidings, Hardie board trim, and asphalt shingles),

which also responds to the character of adjacent neighbourhoods to the

north and south

Uniform street edge along Sarnia Road allows for the establishment of a

continuous building line and a well-defined pedestrian realm. This is

achieved through reduced front yard setbacks of townhome blocks 1 to 3 on

the landscape plan to front Sarnia Road with rear lane garage access, in

alignment with that of the apartment block on the western portion of the

subject lands

Articulation of buildings within the site is achieved through consistent

architectural style and usage of building material, and massing. Articulation

of proposed development with adjacent neighbourhoods is achieved

through sympathetic architectural treatment (e.g. materials, colour, and

style), potential pedestrian connection with adjacent lands, and an internal

vehicular and pedestrian circulation network that weaves the proposed

development into the existing urban fabric at the neighbourhood level

Provision of active elements along the Sarnia Road façade, including

primary entrances, vision glazing, and landscaping provides an animated

public realm with passive surveillance

Enhanced landscaping, the provision of a 1.5 m sidewalk, and a west-facing

principle entrance for the low-rise apartment towards the shared central

point creates a welcoming and animated environment into the community

Weaknesses

Only one vehicular access point permitted on Sarnia Road and the

presence of the CPR rail line to the north and east limits the potential for

future improvements to site circulation and connectivity to lands to the west

only

Limited pedestrian and vehicular linkage to the neighbourhood north due to

the presence of the CPR rail line

Parking requirements on the site limit the amount of landscaping and

community areas potentially available and also forces the design of the

proposed development to respond to the position of parking area adjacent

to Sarnia Road

Opportunities

To help position Hyde Park as a complete community through the addition

of alternative forms of housing to meet the needs of a wider range of

demographics

Facilitate the development of a compact community, efficiently utilizing the

City services and infrastructure

Improve the current site’s massing relationship with Sarnia Road

A ‘first step’ towards linking the neighbourhoods north and south of Sarnia

Road

Enhances the landscaping and aesthetics of the existing site and

implements the City’s Official Plan

Threats

Opposition from nearby residents



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Section 2 2.1 Conceptual Design This section presents the preferred conceptual design of the proposed development and will identify key design considerations supplemented by a preliminary site plan, landscaping plan, and elevations.

Figure 8: Conceptual Site Design

Site Design

The proposed site design will organize the subject lands into two portions for

residential development with a shared vehicular access point at the central portion of

the property. Pedestrian access onto Sarnia Road will be provided through the central

access point plus two peripheral access on the eastern and western portion of the

subject lands. Additionally, the proposed site design will also create the potential for

pedestrian linkage at the rear of the subject lands to lands to the east and west. The

residential developments will consist of two storey townhomes on the western portion

of the subject lands, with visitor parking spaces provided at the western, northern, and

northeastern portions of the subject lands to maintain a visually appealing frontage

onto Sarnia Road. Furthermore, rear yard garages are proposed for townhome blocks

located along Sarnia Road to articulate the building facades with the pedestrian realm.

The construction of a five storey (16 m) low-rise apartment is proposed on the eastern

portion of the subject lands, which will include a 200 m2 public amenity space located

at the eastern-central portion of the property, enhanced by detailed landscaping

treatment and shielded by a 6 ft wooden privacy fence (Figure 9). Parking

accommodation for the low-rise apartment is provided at the rear and easternmost

portion of the subject lands. Where parking spaces are situated adjacent to Sarnia

Road, screening will be provided via a brick finish masonry wall approximately 3 ft in

height (Figure 10) and the planting of deciduous trees and shrubberies closely

positioned along the Sarnia Road street edge to maintain an attractive public realm at

the pedestrian scale. Detailed landscaping will also be provided throughout the

parking area to the rear to establish a unified network of vegetation cover.

The activation of the site’s elements facing Sarnia Road is completed by a proposed

south facing elevation that has been designed to position the principle entrances for

the townhomes onto the arterial road, flanked by building facades that contain a high

level of architectural detailing. An interplay of stone veneer and siding, complemented

by ample glazing throughout the south facing façade of the townhomes along Sarnia

Road activates the building façade, adding visual interest at the streetscape level and

promotes ‘eyes on the street’. Detail canopies located above the townhome entrances

and landscaping along the span of the southern frontage further articulates the

proposed development with the pedestrian realm.

Figure 9: Detail of Wooden Privacy Fence



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Figure 10: (Left) Detail of Masonry Garbage Enclosure, (Right) Detail of Masonry Wall along Sarnia Road on the Eastern Frontage of Subject Lands



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Figure 11: Landscape Plan of the Proposed Development



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Built Form

On the western portion of the subject lands, the proposed townhomes are two stories

in height, with dimensions approximately 6.1 m (20 ft) wide and 13.6 m (44.6 ft) deep

and a reduced front yard setback of 4.7 m to facilitate a more compact site design and

enhance articulation with Sarnia Road to the south. The building footprint of the

towmhomes covers approximately 37% of the subject lands and comprises 9

towmhome blocks, 3 of which have reverse frontage onto Sarnia Road. Relative to the

CPR rail line to the north, building setback has been reduced from 30 m to 20 m as

per the recommendations of a Noise and Vibration Assessment completed for the

proposed development. Additionally, the Assessment also concluded that the

construction of a berm along the rail line will not be necessary as the existing slope

down to the tracks performs as a safety barrier to the development.

On the eastern portion, a five storey (16 m) low-rise apartment is proposed to be

located along the central-eastern portion of the subject lands along Sarnia Road. The

apartment is in the shape of an ‘L’, with an area of approximately1,850 m2 (19,913 ft2),

which translates to a building footprint covering approximately 6.6% of the subject

lands. A reduced front yard setback identical to that of the townhomes is proposed to

provide a consistent and continuous street edge along the arterial road to create a

well-defined pedestrian realm.

Pedestrian access onto the site is provided through 3 access points located at the

western, central, and eastern portion of the subject lands from Sarnia Road, with

potential linkages to adjacent lands to the west and east provided at the northern

portion of the property. A single vehicular access point exists at the central portion of

the subject lands from Sarnia Road.

The proposed development addresses Sarnia Road to the south through building

orientation, the location of townhome entrances directly onto Sarnia Road, provision of

detailed architectural elements on the southern façade (including the interplay of stone

veneer and siding to characterize the townhome blocks, detail canopies to announce

the entrances, and vision glazing to facilitate passive surveillance) of buildings along

the arterial road, and enhanced landscaping along the street edge to animate the

pedestrian realm. To the north, the townhome blocks 6 and 7 on the landscape plan

faces the access point of the proposed pedestrian trail, providing active facades that

include entrances, windows, and a high level of architectural detail.

Massing & Articulation

In locating blocks 1 to 3 (on the landscaping plan) of the townhomes and the low-rise

apartment along Sarnia Road, the proposed residential development activates the

arterial road’s street edge and creates a pedestrian environment that is well defined,

aesthetically pleasing, and animated. In addition, the massing of townhome abutting

the central access point and the low-rise apartment frames the central vehicular

access into the subject site, in turn creating a gateway into the development and a

focal point for drivers and pedestrians alike. Furthermore, the massing of the

apartment is such that the principle entrance is located on the western elevation of the

building, reinforcing the notion that the central access point is the gateway into the

development.

Transition between the townhomes to the west and the low-rise apartment to the east

is facilitated by a continuous network of internal traffic network and pedestrian

pathway weaved into the subject lands, complemented by consistent landscaping

treatment to functionally and aesthetically connect the two portions. Transition

between the subject lands and adjacent properties is largely facilitated by the creation

of a potential pathway network on the northern portion of the subject lands that

extends to lands to the east and west.



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Character & Image

The proposed site and building design reinforces that of the surrounding

neighbourhood in terms of scale, built form, and aesthetic style. The use of siding,

stone veneer, and entrance canopies reflects the architectural treatment of adjacent

residential developments to the north and south, and the proposed five storey (16 m)

apartment is an appropriate transition in scale from the four storey retirement

residential development proposed to the south.

Furthermore, as the subject lands form part of a swath of lands spanning east-west

along the north side of Sarnia Road that is currently underutilized, an opportunity

exists for the development to establish the character of this yet to be developed

neighbourhood.

By melding the built form and architectural style of the surrounding neighbourhoods

with medium density, compact site design, the proposed development will enshrine

good urban principles such as the maintenance of a continuous, architecturally

detailed street edge, sensitive building massing to create focal points and gateways,

and emphasis on pedestrian permeability at the site and neighbourhood level as

intrinsic characteristics of this transitional neighbourhood bridging communities north

and south of Sarnia Road.

Detailed architectural and landscaping treatment, especially along the street edge of

Sarnia Road, will also contribute to a walkable and attractive pedestrian realm along

the arterial road, which is currently unwelcoming. It will render the existing barren

street edge into one that is attractive, functional, and safe.

Figure 13: Sectional Drawing of the Proposed Townhomes in Relation to Sarnia Road to the South and the CP Rail Line to the North

Figure 12: Sectional Drawing of the Proposed Apartment Building in Relation to Sarnia Road to the South and the CP Rail Line to the North



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Figure 14: Detail of Proposed Townhouse Amenity Space Fronting Sarnia Road - Plan View (See Figure 15 for Cross Section)



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Figure 15: Detail of Proposed Townhouse Amenity Space Fronting Sarnia Road - Cross Section



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Figure 16: Front and Rear Elevations of Townhome Blocks 1 to 3 on Landscape Plan Elevations prepared by Eng Plus Ltd. Engineers, Landscape Architects and Building Designers

Wall Finishes Legend

Stone Veneer Brick Veneer Cedar Type Siding Hardie Board Siding Hardie Board Trim Asphalt Shingles

Rear Elevation (Block 3)

Front Elevation (Block 3) Fronting Sarnia Road

Rear Elevation (Blocks 1 & 2)

Front Elevation (Blocks 1 & 2) Fronting Sarnia Road



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Figure 17: Front Elevations of Townhome Blocks 4 to 9 on Landscape Plan Elevations prepared by Eng Plus Ltd. Engineers, Landscape Architects and Building Designers



Front Elevation (Blocks 4 & 7)

Front Elevation (Blocks 5 & 8)

Front Elevation (Blocks 6)

Front Elevation (Blocks 9)



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Figure 18: (Left) Side Elevations for Townhouses Facing Sarnia Road. (Right) Side and Rear Elevations for Townhouses on the Northern Portion of the Subject Lands. Elevations prepared by Eng Plus Ltd. Engineers, Landscape Architects and Building Designers

Right Elevation (Blocks 1, 2 & 3)

Left Elevation (Blocks 1 & 2)

Left Elevation (Blocks 3)

Left Elevation (Blocks 4 – 9)

Right Elevation (Blocks 4 – 9)

Rear Elevation (Block 4 & 7 [Block 5, 6, 8, 9 Similar])



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Figure 19: South and West Elevations of Proposed Low-Rise Apartment Elevations prepared by Eng Plus Ltd. Engineers, Landscape Architects and Building Designers



South Elevation Fronting Sarnia Road

West Elevation Fronting Townhouse Units



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North Elevation

East Elevation

Figure 20: North and East Elevations of Proposed Low-Rise Apartment Elevations prepared by Eng Plus Ltd. Engineers, Landscape Architects and Building Designers



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Overall Site Elevation Fronting Sarnia Road

Westerly Site Elevation (Condominiums) Fronting Sarnia Road

Easterly Site Elevation (Apartment Building) Fronting Sarnia Road

Figure 21: Streetscape Elevation Showing all Buildings, Parking Areas, Landscaping and Landscape Elements Along the Sarnia Road Frontage Elevations prepared by Eng Plus Ltd. Engineers, Landscape Architects and Building Designers



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Architectural Treatment

As per the building elevations provided by the land owner, the architectural style of the

proposed building complements the surrounding community, which is a typical

suburban neighbourhood with moderate contemporary architectural details. This style

is adopted by the existing long term care home to the south, and adjacent

neighbourhoods to the southeast and southwest. The façade of the proposed

townhomes will be distinguished by its use of stone and brick veneers, cedar and

Hardie board sidings, and vision glazing, sustaining the continuity of exterior texture

found in adjacent neighbourhoods. For the townhomes not located adjacent to Sarnia

Road, a gabled roof and columned canopy will distinguish the dwelling entrances and

provide active elements along the arterial road. The low-rise apartment will employ

varied roof lines, glass balcony (similar to those proposed for the retirement residence

expansion to the south), and an interplay of stone and brick veneers, and cedar and

Hardie board sidings to delineate the different components of the building and present

a visually appealing focal point for those entering into the subject lands. It will also

contain ample glazing to prevent the presentation of a blank building wall on all

elevations and provide passive surveillance of the site. The primary entrance of the

street facing townhomes and the low-rise apartment is also emphasized by the

provision of canopies (as per the recommendations of the City’s Urban Designer) that

also serve to articulate the built form at the pedestrian scale.

For the central access point into the proposed development, detailed architectural

treatments for the eastern façade of townhome block 1 on the landscape plan and the

western façade of the apartment block on the western portion of the subject lands are

used to emphasize its significance as a gateway. These treatments include an arched

canopy with cornice details to announce the primary entrance of the apartment block,

ample glazing on all facades framing the gateway on the east and west, and

enhanced landscaping along the eastern façade of townhome block 1.

Lighting

The proposed development will employ full cut-off LED lamps, with no up-light

component, thereby limiting glare.

Signage

3 m high aluminum ‘no parking on fire route’ signage with a plate dimension of 30 cm

x 45 cm are proposed along the internal fire route of the proposed development.

Servicing

Vehicular access is available exclusively on the south side of the site from Sarnia

Road, which is an arterial road. Pedestrian access onto the site is provided through 3

access points from Sarnia Road located on the western, central, and eastern portion

of the subject lands. Potential for pedestrian connection to adjacent lands to the east

and west is provided in the form of a 3.0 m asphalt pathway at the rear of the property

along the boundary to the rail line.

Within the subject lands, a 6.0 m wide fire route is provided for internal vehicular

circulation throughout the western portion of the subject lands. It is also noted that

0.24 ha (0.59 ac) of land is proposed to be dedicated to the City for the ultimate 18 m

wide right of way for Sarnia Road.

A garbage bin is located on the central-eastern portion of the property contained within

a 6.5 ft tall masonry enclosure and accessible through a galvanized self-latching gate.

Snow storage areas are also identified throughout the subject lands, generally located

at the northwestern, northern-central, and western portions of the property and framed

by landscaping. A community mailbox is centrally located at the terminus of the central

access point to maximize visibility. The site’s servicing amenities including snow

storage, parking area, and garbage bins.

Eight (8) visitor’s parking spaces are provided on the western portion of the subject

lands, with 2 on the southwestern portion and 6 on the northwestern portion. A total of

80 parking spaces are proposed to be located on the eastern portion of the subject

lands to meet the parking requirements of the low-rise apartment, of this, four (4) are

assessable parking spaces.

2.2 Sustainability Techniques Some of the sustainability techniques used in the proposed development include:

Medium density, compact site design is exemplary of a development pattern

that efficiently utilizes the subject lands and existing City infrastructure to

meet the housing needs of the Hyde Park community

Increased use of glazing is utilized to improve availability of natural light

internally, particularly in the linkage area between the existing and new

building

7 short-term bicycle parking spaces are provided at the principle entrance of

the low-rise apartment to promote active transportation

The provision of ample landscaping throughout the subject lands offsets the

urban heat island effect created by the required paved parking area

Proposed full cut-off LED lighting minimizes energy consumption

Date post:	12-Mar-2018
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