545 Fanshawe Park rOaD wesT

UrBan DesIGn BrIeFOctober 2013PrePareD BY MhBC 630 COLBORNE STREET, SUITE 200, LONDON, ON N6B 2V2

London, Ontario

1094L

TaBLe OF COnTenTs

section 1 1.1 Introduction

1.2 site Description and analysis

1.3 Design Goals and Objectives

1.4 Design response to City Documents

1.5 regional spatial analysis

1.6 site spatial analysis

section 2 2.1 Conceptual Design

2.1.1 site Design

2.1.2 Built Form, Massing, and articulation

2.1.3 Character and Image

2.1.4 architectural Treatment

2.1.5 Vehicular access and service areas

2.1.6 Lighting and signage

2.2 Public realm

2.3 sustainability Techniques

2.4 Conclusion

This Urban Design Brief has been prepared by MHBC on behalf of York Development Group in support of the development proposed at 545 Fanshawe Park Road West.

The purpose of this Design Brief is to illustrate the design approach for the proposed development, and how the preferred design was conceived. This Design Brief has been prepared according to the City of London Urban Design Brief Terms of Reference (2009) and provides clear guidance on how the site should be developed. This brief is intended to be submitted as part of a complete development application and is intended to be read in conjunction with other background reports, including the Planning Justification Report prepared by MHBC.

1.1 InTrODUCTIOn

The subject property, municipally addressed as 545 Fanshawe Park Road West, is located on the north side of Fanshawe Park Road West, east of the Wonderland Road North intersection. The site has a total lot frontage of approximately 136.5 m, a total lot depth of approximately 103.0 m, and a total area of approximately 1.4 ha.

The property currently incorporates several vacant buildings that were previously used by the Congregation of the Sisters of St. Joseph. The majority of the site is comprised of landscaped areas with a large natural area on the northern and eastern parts of the property

Land uses surrounding the site are as follows:

North: Open space, future low density residential development

East: Existing high density residential development (Amica), stream corridor

South: Road Corridor, existing medium-density residential development

West: Existing commercial development (Sunningdale Village), road corridor

1.2 sITe DesCrIPTIOn anD anaLYsIs

section 1

1 2

1 2

Location and Views of the subject Property

Fanshawe Park road west

wonderland road n

orth

The overall goal for the redevelopment of these lands is to provide for a high-density residential form that enhances and supports the existing range and mix of uses along Fanshawe Park Road West and the Wonderland Road North intersection. Development of these lands is intended to be part of the intensification of Fanshawe Park Road West into higher density forms, which is contemplated in the City of London Official Plan.

The following goals and objectives have been identified for the purposes of achieving this vision for the site:

1. Create a strong visually appealing street edge along Fanshawe Park Road West.

2. Enhance the visual qualities of the streetscape by creating a positive addition to the existing pattern of single-detached, townhouse, mid-rise, and commercial building types in the immediate area.

3. Provide for development that will be supportive of transit and alternative transportation modes and will allow residents to walk to nearby commercial uses and public amenities.

4. Provide a building design that, through the combination of massing, orientation, pedestrian entrances, architectural elements, detailing, and material selection, will improve the pedestrian experience along this section of Fanshawe Park Road West.

5. Treat the streetscape with particular attention through the use of low-rise townhouses at the base of the development to form a podium, creating a more pleasant experience for pedestrians at the street level.

6. Develop a landscape plan that helps to visually integrate the new development into the surrounding environment and incorporates a variety of hard and soft landscape materials.

1.3 DesIGn GOaLs anD OBJeCTIVes

The following is a description of how the development accounts for, and implements the City’s vision and plan for the development of London. The following documents have been reviewed:

• The City of London Official Plan• The City of London Urban Design Guidelines

1.4.1 City of London Official PlanThe proposed development is seeking a redesignation of the subject lands to “Multi-Family, High Density Residential”. The proposed development is consistent with the policies of the Multi-Family High, Density Residential designation which are as follows:

• Primary permitted uses include low-rise and high-rise apartment buildings, apartment hotels, multiple-attached dwellings, emergency care facilities, nursing homes, homes for the aged, and rooming and boarding houses (Section 3.4.1).

• The Official Plan also identifies preferred locations for Multi-Family, High Density Residential developments, which includes lands in close proximity to Open Space areas and lands abutting or having easy access to an Arterial or Primary Collector Road (Section 3.4.2).

• Development of the site or area for high density residential uses shall take into account surrounding land uses in terms of height, scale, and setbacks and shall not adversely impact amenities and character of the surrounding area (Section 3.4.2.i).

• Adequate municipal services can be provided to accommodate the needs of the development (Section 3.4.2.ii)

• Traffic to and from the location should not have a significant impact on stable, low density residential areas (Section 3.4.2.iii)

• Public transit service, convenience shopping facilities and public open space should be available within a convenient walking distance (Section 3.4.2.v).

• High rise structures shall be oriented, where possible, closest to activity nodes (shopping and employment centres) and points of high accessibility (arterial roads, transit service) with densities and building heights decreasing as the distance from an activity node increased (Section 3.4.3.i.c)

• Massive, at-grade or above-grade parking areas shall not dominate the site. Pedestrian circulation and access to transit services should be facilitated through site design and building orientation (Section 3.4.3.i.d)

Section 11.1 of the Official Plan establishes the City’s general urban design policies. Section 11.1.1 identifies the design principles that should be promoted in the review of development proposals. The following urban design principles are applicable to the proposed development and have been considered in the design:

iv) Emphasis will be placed on the promotion of a high standard of design for buildings to be constructed in strategic or prominent locations such as within, and at the perimeter of, the Downtown, near the edge of the river valleys, or along the

1.4 DesIGn resPOnse TO CITY DOCUMenTs

major entryways to the City.

v) The massing and conceptual design of new development should provide for continuity and harmony in architectural style with adjacent uses which have a distinctive and attractive visual identity or which are recognized as being of cultural heritage value or interest.

vii) A coordinated approach should be taken to the planning and design of streetscape improvements in commercial areas, including the upgrading of building facades, signage, sidewalks, lighting, parking areas and landscaping.

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.

xi) Where a proposed development consists of a grouping of buildings, the buildings should be positioned to define usable and secure open space areas on the site and to afford a reasonable measure of privacy to individual dwelling units.

1.4.2 City of London Urban Design Guidelines (Draft, 2011) The City of London Urban Design Guidelines provide urban design guidance to project applications, and serves as a tool to integrate urban design into planning approvals decisions.

The proposed development is consistent with the key applicable urban design policies as follows:

The Urban Forest (page 24)a) Existing street trees should be preserved, wherever possible, to create a sense of enclosure along streets.

d) Tree species that are well adapted to harsh urban conditions should be used.

e) Trees should be provided along key pedestrian routes and streetscape design should facilitate enough room to provide maximum soil area for roots to spread, and water and air to penetrate.

Scale and Massing (page 30)b) Mass new buildings in response to the scale of surrounding buildings unless doing otherwise helps to achieve neighbourhood character objectives.

c) Relate building heights to street width with the intended character of the neighbourhood.

d) For high-rise buildings set upper levels back or use a podium and tower form to help create a pedestrian scale at the street level. Tower buildings or elements should be set back from the street on a podium to mitigate unwanted wind effects and to provide sunlight to the public right of way.

f )Buildings with a height of 11 storeys or greater should incorporate a podium at the base of 3 to 4 stories in height. The floorplate size for any tower above the top floor of the podium is to have a maximum floorplate area of 1200 m2.

j) Articulation and massing in a coherent architectural manner should be applied to distinguish the built form’s base, middle, and top.

Facade (page 32)k) Visual interest should be created by articulation of facades, eaves, forms, materials, and use of colour.

l) The entire building should have a coherent architectural composition with transitions from front, sides, and rear elevations.

o) Buildings that form a gateway function (i.e. entrance to a neighbourhood or activity node) or terminates a vista must have a high architectural design standard and a built form that reflects its prominence and acts as an entry or architectural statement to the community.

Parking (page 35)a) Vehicular entrances/drive aisles are to have a maximum width of 6.7 m and be minimized in number to ensure a consistent built form street edge can be created along the public street enhancing the overall pedestrian experience.

h) Parking should be screened by landscaping and built form.

Landscaping (page 35)a) Select trees, shrubs and other vegetation considering their tolerance to urban conditions, such as road salt and heat. Giver preference to native species of the region that are of equal suitability.

c) Provide a minimum 3, wide landscape area, which may include a solid wall or fence in addition to planting, at the rear edges of sites that are adjacent to residential or institutional properties. This design treatment will not be used towards the street frontage.

d) Protect existing vegetation, while featuring heritage specimen and mature trees on site by minimizing grade changes and protecting permeable surfaces.

f ) Use public spaces to further enhance the pedestrian environment and act as an anchor for the overall site and neighbourhood.

A Regional Analysis was conducted around the subject lands at a 400 and 800 metre radius as illustrated on the right.

The 400 metre radius identifies a number of nearby key features including a cluster of commercial uses at the intersection of Fanshawe Park Road West and Wonderland Road North. The Amica retirement residence abuts the east side of the proposed development, and overlooks the large ravine open space area further east and north. Access to this open space area is provided adjacent to the Amica property, and connects to a larger trail network providing recreational amenity and pedestrian connection to nearby residential and commercial destinations. Two bus stops are located east and west of the subject lands on Fanshawe Park Road West, providing service on the 39 London Transit bus route.

The 800 m radius includes additional bus stops serving the 31 and the 34 bus routes, providing service to downtown London. Two churches/halls are located to the north and the Museum of Ontario Archaeology is located further south along Wonderland Road North. Additional trails are found in the ravines and open spaced surrounding the residential neighbourhoods.

The surrounding community is predominantly low rise single-detached residential buildings, along with townhouse, mid rise apartment, and retail and service commercial buildings. The ravine to the east of the proposed development is a significant feature that defines the shape and feel of the urban land uses around it, and sets up a dramatic urban/natural contrast that provides nearby residents with an important outdoor amenity.

1.5 reGIOnaL sPaTIaL anaLYsIs

31

3439

800 m radius

400 m radius

regional spatial analysis (400 m and 800 m)

Subject Property

Commercial uses

Commercial cluster

Local landmarks

Trails

Natural ravine area

Creek

Prominent views of the site

Bus routes/stops

39

site spatial analysis

Subject Property

Commercial Uses

Low Density Residential Uses

Open Space/Natural Areas

Natural Area Linkage

Future Medium Density Residential Uses

High Density Residential Uses

Trails

Future/Potential Trails

Bus routes/stops

Bicycle lanes

A Local Analysis was conducted to understand the site’s relationship with the surrounding uses in the immediate area.

The site is situated along Fanshawe Park Road West, close to the major intersection with Wonderland Road North. North of the site, a medium-density residential development is under construction. To the east is the Amica development, a high-rise building housing a retirement residence. Located to the south are low-rise residential uses including single detached and townhouse structures. West of the site is a cluster of commercial retail uses, including the adjacent commercial plaza.

A steep ravine is located at the rear of the site, forming part of a larger Environmentally Sensitive Area (ESA) that connects with the Medway Creek valley that flows beneath the Fanshawe Park Road West bridge. This natural area continues on north of the site, which will remain as open space as part of the surrounding residential development.

The existing trail and pedestrian pathway system includes a trail along the creek to the east, which connects to the residential subdivision to the south and continues on to the residential areas to the north east. Potential future connections to this trail system exist within the future development to the north, with a possible future connection to the subject property.

Bus stops for London Transit’s Route 39 are located on the north side of Fanshawe Park Road West, and can be accessed by pedestrians through sidewalks to and from the subject property. Cycling routes are also located along Fanshawe Park Road West, as well as south of Fanshawe along Wonderland Road North.

1.6 sITe sPaTIaL anaLYsIs

2.1.1 Site Design

The proposed development integrates two high rise residential point towers into the site, each with a townhouse podium base to create a striking landmark along Fanshawe Park Road. Tower A is a 14-storey building located on the west side of the property; Tower B is a 15-storey building located on the east side of the property. A central entrance from Fanshawe Park Road West into the site has been designed between the two buildings to allow for sufficient separation for privacy, light and landscaped open space. This entrance acts as a visitor pick-up/drop off with access to the lobbies, and provides access to the visitor parking area. A secondary vehicular entrance on the east side of the property provides access to the underground parking garage and to the loading and servicing areas.

The proposed towers contain a total of 235 residential dwelling units (Tower A: 115 units, Tower B: 120 units). Located at the base of each tower, the podiums contain a total of 15 units (Tower A: 7 units, Tower B: 8 units). The underground parking garage includes 465 vehicular parking stalls, and an above ground visitor parking area includes 15 additional stalls.

The townhouse podiums provide an active urban street edge along Fanshawe Park Road West, and additional landscaping and terracing creates an aesthetically pleasing environment that improves and enhances this segment of Fanshawe Park Road. Additional landscaping is incorporated into the roundabout design in the visitor pick-up/drop-off area, and on the north and west edges of the property to buffer the development from the adjacent uses and provide interesting views throughout the site. A pedestrian connection has been provided to the west of the visitor parking area to allow residents to easily access the adjacent cluster of commercial uses. An additional pedestrian connection is provided to the east of the visitor parking which provides access to an outdoor amenity area at the rear of the site adjacent to the ESA.

2.1 COnCePTUaL DesIGnsection 2

site Plan

2.1.2 Built Form, Massing, and Articulation

The proposed development features two point towers, each positioned above a townhouse podium base. The point tower form offers residents maximum exposure to light and views, while also minimizing the building footprint to decrease shadowing of the buildings on adjacent properties. The massing of the building is a contemporary building form that reflects the prominence of the site while also providing areas oriented towards Fanshawe Park Road West, allowing for a positive pedestrian experience to be achieved. In this respect, two-storey townhouse units are integrated into the building and are used to frame both high-rise forms along the arterial corridor to promote a pedestrian scale environment. At-grade and deck parking, situated to the rear of the structures is integrated into the landscape grades, and is therefore screened from the street by the built form.

The townhouse units are positioned parallel to the Fanshawe Park Road West frontage and setback slightly from the street due to the significant grade change on the site. This orientation generally supports the street wall established by the adjacent commercial node and the Amica residence, while also providing adequate separation from the arterial corridor. A podium is employed to provide definition to the townhouse units and to maximize the prominence of the high rise structures. The podium also provides a visual break in the building mass. The building orientation creates views of adjacent natural settings from apartment units and the rooftop patio space

Each townhouse has individual pedestrian access to an exterior walkway, as well as internal access connected to the interior common areas and parking facilities. Additionally, landscaping in front of the townhouses provides both outdoor amenity space and proper enclosure between the public and private realms. The apartment building lobby is accessible to pedestrians via Fanshawe Park Road West, the rear at-grade parking lot and the parking deck. Pedestrian movement on site has also been designed to take advantage of the property’s close proximity to London Transit bus stops, supporting multiple modes of transit. Bicycle parking spaces are to be provided in the underground garage, as well as in strategic locations throughout the site.

2.1.3 Character and Image

The proposed development is located adjacent to the recent Amica building, which is a high-rise form consistent with the City’s direction for future development along Fanshawe Park Road West. This proposal, along with future redevelopment in this area, will help to reurbanize Fanshawe Park Road West through the addition of medium and high rise buildings providing a mix of uses. The proposed development will support and enhance the viability of the existing commercial cluster to the west. The building design also addressees the street to help support a strong urban street edge as Fanshawe Park Road West continues to develop with higher densities and more uses through intensification. The proposal sets a positive example that will promote the further evolution of properties along this corridor.

2.1.4 Architectural Treatment

The facade treatments employed in this design displays consistent style from the point towers to the podium base townhouses (i.e., where private and public realms merge). Brick, concrete, steel and glass materials have all been incorporated into the facades, resulting in an attractive modern design. Repetition of lines and windows through horizontal articulations and setbacks are used to break up the continuous mass of the townhouses along the sidewalks and to reinforce the podium effect.

Both buildings have been delineated into three distinct sections. The townhouse podium forms the base, and is designed to provide a human scale at the ground level. The middle section continues through the tower portion of the buildings, with a change in material and vertical articulation to create visual interest. The top of the buildings have been designed to be distinctive and unique to positively contribute to the skyline, with large canopy overhangs together with glass walls screening the mechanical equipment.

Top

Middle

Base

surrounding Built Form and Future Development Opportunities

Subject Property

1 - 3 storey structures

4+ storey structures

Potential future intensification

Grand Boulevards

sections of the Proposed Buildings

Vehicular access and servicing

P

Vehicular Circulation Servicing/Loading Areas

Parking Areas

P

2.1.5 Vehicular Access and Service Areas

Service access to the site is provided through an underground loading area on the east side of Tower B, and outside the west side of Tower A. The entrance to the underground parking garage is also located on the east side of Tower B, which provides parking for residents. Visitors will access the site through the main entrance between the two towers, with a roundabout design and a passenger pick-up drop-off area. Visitor parking is also provided at the rear of Tower A.

2.1.6 Lighting and Signage

The podium portion of the buildings includes townhouse canopies that incorporate large pot lights for illumination of their entranceways. The mechanical room and canopy overhang will include additional lighting to create a distinctive roof feature and landmark. The main entryway between the two towers includes light standards at street level to increase illumination for pedestrians. On site lighting will be designed at a pedestrian scale and will ensure safe movement along pedestrian routes at night.

Signage has not yet been determined.

The proposed development has been designed with the overall intent of integrating the built form into the existing streetscape in a way that reinforces the public realm at the pedestrian level. The podiums for each of the buildings define the private realm from the public realm along the pedestrian walkway, while creating a transitional zone through the use of canopies and gardens in front of the townhouse units. Large two-storey windows on the townhouse units create an active street frontage. The combination of brick, concrete, steel and glass also adds a mixture of details to animate the public realm along the sidewalk.

Pedestrian movement through the site is facilitated by a sidewalk adjacent to the street, and a terraced walkway adjacent to the townhouse units. The change of grade on site is addressed by a stairway on the east portion of the site connected to the pedestrian walkway. The sidewalk and walkway connect to the lobbies of both Tower A and Tower B, providing a direct pedestrian connection to the street. Further pedestrian connections are proposed to the adjacent commercial plaza and to the environmental area to the rear of the property. A connection to the larger trail network in the residential development to the north is proposed. A bus stop is located just east of the subject property on the north side of Fanshawe Park Road West, providing easy access to public transit within a short walk from the proposed development.

New street trees are proposed along the street edge and adjacent to the pedestrian walkway in front of the buildings. Low shrub plantings are proposed to be incorporated along the pedestrian walkway along with plantings in front of the proposed townhouse units. The existing woodlot at the rear of the property is to be retained, with a dense clustering of existing trees and naturalized open space accessible through a pedestrian connection. Adjacent to the natural open area is an amenity area for residents, which will take the form of a landscaped open space to be further defined through the Site Plan Approval process.

2.2 PUBLIC reaLM

Pedestrian Circulation and Future Pedestrian Connections

Pedestrian Circulation Potential Future Pedestrian Connection

Bus Stop

The proposed development will be designed and built with considerations to various sustainability techniques. Energy efficient construction practices, building technologies, and mechanical systems will be encouraged.

Future residents wishing to seek alternative forms of transportation will have options for walking, biking or public transit available. This will be facilitated by the provision of on-site bicycle racks provided at strategic locations, as well as the provision of future pedestrian connections to both the existing sidewalk system and surrounding uses. The proposed development is located within a short walking distance of an existing transit stop, making public transit a viable option.

Landscape plans will consider the incorporation of hard landscape elements and drought resistant landscaping to reduce water consumption. Landscaping in proximity to surface parking areas can also reduce heat island effect.

The inclusion of architectural features such as awnings/canopies that provide shelter opportunities is strongly encouraged. Landscaped areas should be strategically placed to provided further shading opportunities. Increased topsoil depths in landscaped areas are encouraged to reduce runoff volumes.

Land consumption is minimized given the height and density of the proposed development (as opposed to a lower density residential form). The provision of underground parking will also minimize land consumption.

2.3 sUsTaInaBILITY TeChnIQUes

The proposed development presented in this Urban Design Brief will contribute positively to the City’s Official Plan policies and urban design objectives and policies. The proposed development represents the urbanization and intensification of this important arterial road in northwest London. Together with the recently completed Amica retirement residence, the approval of the proposed development will assist in the formation of a dense, mixed use, and walkable urban thoroughfare, consistent with the City’s vision for this area.

The development is proposed to be a high quality, attractive high rise residential form with special care and attention paid to landscaping and the engagement of the building with the streetscape. The proposal introduces a new range of residential unit types to enhance the mixture of housing types in the area, and supports the existing cluster of commercial uses at the Fanshawe Park Road West and Wonderland Road North intersection.

In our opinion the proposed development is appropriate for this location and will contribute positively to the character and built form in this area of the City.

2.4 COnCLUsIOn