urban design brief - london, ontario · 4.3 architectural treatment …… ... are attractive,...

UURRBBAANN DDEESSIIGGNN BBRRIIEEFF

PPRROOPPOOSSEEDD TTOOWWNNHHOOUUSSEE CCOOMMPPLLEEXX

229999 TTAARRTTAANN DDRRIIVVEE,, LLOONNDDOONN OONN DDeecceemmbbeerr 22001133

i Urban Design Brief: Proposed Townhouse Development, 299 Tartan Drive (City of London ON)

TABLE OF CONTENTS

1.0 Land Use Planning Context ……….………..………...............…… pg. 1

1.1 Subject Lands ........................................................................ pg. 1

1.2 Proposed Development ........................................................ pg. 1

1.3 Design Goals & Objectives .................................................... pg. 1

1.4 Design Response to City Documents .................................... pg. 2

1.4.1 City of London Official Plan Urban Design Guidelines ....... pg. 2

1.4.2 City of London Official Plan Residential Policies ................ pg.4

1.5 Spatial Analysis ..................................................................... pg. 5

1.5.1 Community Context ‐ 400m ……………................................. pg. 7

1.5.2 Community Context ‐ 800m ……………................................. pg. 7

2.0 Design Principles & Design Responses ............................ pg. 12

2.1 Conceptual Design .............................................................. pg. 12

2.2 Landscape Design …............................................................. pg. 12

2.3 Public Realm …………............................................................. pg. 13

2.4 Sustainability ....................................................................... pg. 13

3.0 Neighbourhood Character Statement ............................ pg. 14

4.0 Compatibility Report ...................................................... pg. 16

4.1 Built Form Elements ............................................................ pg. 16

4.2 Massing and Articulation .................................................... pg. 17

4.3 Architectural Treatment ……................................................ pg. 17

LIST OF FIGURES

Figure A: 400m Map ……………………………………….................... pg.6

Figure B: 800m Map ............................................................. pg. 9

Figures 1 ‐ 8: Street View Images ............................. pgs. 10 & 11

Figures 9 ‐ 12: Neighbourhood Character Images .............. pg. 15

APPENDIX

Zoning Map Official Plan Map Preliminary Site Plan 3‐D Renderings Building Elevations

1 Urban Design Brief: Proposed 15 unit Cluster Townhouse Development, 299 Tartan Drive (City of London, ON)

SECTION 1 ‐ LAND USE PLANNING CONTEXT

1.1 Subject Lands

The subject lands are located on the south side of Tartan Drive

between Aberdeen Drive and Bowcott Crescent (west of Veterans

Memorial Parkway). The frontage of the site is 104.3m (342.2ft) and

the area is 0.55ha (1.35ac). The site is presently vacant and has not

been previously developed. There are no significant natural heritage

features or cultural resources associated with the site or the lands

that directly abut it. To the north, the site is directly across the

Canadian head office of 3M Canada. However, the 3M buildings are

set back a considerable distance from Tartan Drive.

Directly south of the subject lands is a neighbourhood park. The

neighbourhood park is typically accessed from Bournemouth Drive.

To the west is a residential subdivision comprised of single detached

dwellings and part of the larger Bonaventure Community built in the

1980’s and 90’s. Although medium density in nature, the proposed

units would be in keeping with the height and scale of the existing

dwellings in the neighbourhood. As such, there is no expected loss

of residential or visual amenity, and the privacy of neighbouring

dwellings will be maintained. To the immediate east is an office

building occupied by the London Construction Association, which

would be an adjacent compatible land use.

1.2 Proposed Development

A 15 unit residential standard phased condominium townhouse

development is proposed. The units would be distributed in 3 blocks

– 2 blocks with an east‐west orientation (facing each other) and 1

block with a north‐south orientation. All units would be one storey

in height and with basements. However, the east‐west oriented

blocks (units 1 to 9) would be of a larger size than the north‐south

oriented block (units 10 – 15). Excluding garages (3.7m x 6.1m),

Units 1 to 9 would have a ground floor area of 173.8m2 (1353.7 ft2),

while units 10 to 15 would have a ground floor area of 107.1m2

(1152.8 ft2). Each unit would typically have at least 2 bedrooms and

would have 2 parking spaces (private one car garage and an external

parking space). Every unit would have its own private amenity

outdoor living area. Common elements would include shared open

space, and a private driveway providing ingress and egress to and

from the site from Tartan Drive. The units would primarily be

geared towards older couples and retirees.

1.3 Design Goals & Objectives

The design objectives of the proposed development are to create a

low density residential development that:


is in keeping with the urban design guidelines of the City of

London Official Plan, and respects the architecture of the

Bonaventure Community;

is compatible with existing low density residential development

to the south and provides an appropriate transition in built form

going from office uses to the west to single detached dwellings

to the east;

visually enhances the existing streetscape along Tartan Drive;

contributes to the residential vitality of the neighbourhood; and

utilizes landscaping features to enhance the visual amenity of

the site and provide appropriate screening.

1.4 Design Response to City Documents

The design policies relevant to the proposed development are taken

from the City of London Official Plan. The subject lands are

designated “Low Density Residential” in the City of London Official

Plan. Design related policies that are relevant to the proposed

development are outlined below:

1.4.1 City of London Official Plan ‐ Urban Design Guidelines

1) 11.1.1 iv) High Design Standards:

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 major

entryways to the City.

The site is in close proximity to Veterans Memorial Parkway

(VMP) which is a major gateway into the City, and the proposed

development would be the first residential development upon

entering Tartan Drive from VMP. Further, the site also directly

abuts a neighbourhood park. Given the importance of the

location the proposed cluster townhouses would be designed

with attractive materials, and respect all applicable urban

design and site plan requirements to ensure high design

standards are met. The development would be designed to

promote compatibility among land uses in terms of scale and

intensity of use, and would ensure the site and building design

are attractive, functional, and sensitive to the scale and

character of surrounding land uses.


2) 11.1.1 v) Architectural Continuity:

The massing and conceptual design of new development should

provide for continuity and harmony in architectural style with

adjacent uses....

The massing of the proposed townhouse blocks, as well as the

materials which are being applied, are in keeping with

neighbouring residential dwellings to the south of the subject

lands. The use of similar materials and harmony in architectural

styles is shown in the pictures of surrounding residences

provided under the Spatial Analysis section of this Urban Design

Brief.

3) 11.1.1 x) Landscaping:

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.

Landscaping features would be applied throughout the site to

enhance building areas and setbacks particularly along Tartan

Drive. Further, landscaping would be applied to increase privacy

and screen parking.

4) 11.1.1 xi) Building Positioning:

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.

The layout of the cluster townhouse blocks will provide

desirable privacy for residents, while delineating usable open

space and maximizing the land use efficiency of the site.

5) 11.1.1 xiii) Parking and Loading Facilities:

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.


The road layout of the site has been designed to ensure fire

route access to all buildings, and minimum traffic disruption

getting to and from the site. Further, adequate parking has

been provided for all residents. In addition, the narrower, but

standard 6.7m, width of the site's internal road layout acts as a

traffic calming measure.

6) 11.1.1 xv) Outdoor Space:

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.

Clearly defined outdoor living space would be provided for each

unit. Privacy fences will be installed between units where

appropriate.

1.4.2 City of London Official Plan ‐ Residential Policies

With respect to the City's residential policies, the proposed

development supports a number of the general residential policies

of the Official Plan including:

1) Section 3.1.1 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.

2) Section 3.1.1 iii)

Support the distribution of a choice of dwelling types by

designating lands for a range of densities and structural types

throughout the City.

3) Section 3.1.1 v)

Direct the expansion of residential development into

appropriate areas according to availability of municipal services,

soil conditions, topographic features, environmental constraints;

and in a form which can be integrated with established land use

patterns.

4) Section 3.1.1 vii)

Minimize the potential for land use compatibility problems

which may result from an inappropriate mix of: low, medium


and high density housing; higher intensity residential uses with

other residential housing or residential and non‐residential uses.

5) Section 3.1.1 viii)

Support the provision of services and amenities that enhance the

quality of the residential environment.

6) Section 3.1.1 x)

Promote residential development that makes efficient use of

land and services.

1.5 Spatial Analysis

As was mentioned earlier, the site is within the Bonaventure

Community area which is a relatively new residential area of the

City. The proposal is in keeping with the City of London Zoning By‐

law, and is conformity with the City of London Official Plan, and as

such, has followed the City's preference of establishing low density

housing in this area. Such a development is respectful of

surrounding residential and office land uses. Maps showing the

subject lands and surrounding land uses within a 400m and 800m

radius are provided below (Figures A & B). Street view images of the

subject lands and neighbouring land uses are also provided. In

addition, the Official Plan Land Use Schedule of the area is included

in the Appendix, as well as a zoning map of the subject lands and

surrounding area.


Figure A: 400m Map (City of London, 2013)


1.5.1 Community Context ‐ 400m

The subject lands are directly along Tartan Drive (Figures A and B).

The residential development to the west of the subject lands is well

established and will continue to maintain its low density residential

nature in the foreseeable future. Likewise, the neighbourhood park

to the south will remain as is. Developed lands further south of the

park are also low density residential in nature with primarily single

detached dwellings. Although there is a woodlot further south of

the park as well, this is not considered to be environmentally

significant.

To the direct east of the subject lands is the London District

Construction Association office building, and then further east at

the intersection of Tartan Drive and VMP is the North American

headquarters and manufacturing operation for the Starlim

company. This branch of the Starlim corporation specializes in

custom liquid silicone rubber (LSR) moulding for health care and

automotive industries. As was mentioned earlier,to the north is the

3M Candian office headquarters. Like Starlim, the 3M buildings are

set back a considerable distance from the street with large parking

lots in the front. While there has been limited consideration

provided by previous developments for the interface between the

business park and the adjacent residential community, the planned

development will respect surrounding non‐residential uses, while

being sensitive to adjacent low‐density residential development.

1.5.2 Community Context ‐ 800m

There is a continuation of similar land uses moving from the 400m

to 800m buffer area. Farther west and south is more low density

residential development but interspersed are some higher density

forms of housing such as townhouses and low‐rise apartments. It

should be noted that there are two schools John P Robarts Public

School (junior kindergarten to grade 8, approximately 625 students)

and the Holy Family Catholic School (junior kindergarten to grade 8,

approximately 163 students) in the general area.

As the 3M site is quite large, there are no additional developed

lands further north within 800m, but further east along Tartan Drive

and past VMP are a number of office and light industrial uses. Given

the relatively small size of the proposed development there is not

anticipated to be a significant impact to the predominant land uses

in this area. A brief outline of each image highlighted in Figures A

and B is as follows:

Figure 1 – south to north view from site

Figure 2 – north to south view into site


Figure 3 – east to west view along Tartan Drive

Figure 4 – west to east view along Tartan Drive

Figure 5 – westerly view of Tartan Drive from VMP

Figure 6 – north to south view of London District Construction

Association (LDCA) site from Tartan Drive

Figure 7 – north to south view of adjacent westerly residential

properties on Tartan Drive

Figure 8 – west to east view of park from Bournemouth Drive


Figure B: 800m Map (City of London, 2013)


Figure 1

Figure 2

Figure 3

Figure 4


Figure 5

Figure 6

Figure 7

Figure 8


SECTION 2 ‐ DESIGN PRINCIPLES & DESIGN RESPONSES

2.1 Conceptual Design

In addition to the design objectives stated earlier, the design of the

proposed cluster townhouse development is intended to:

provide attractive and affordable housing that supports the

residential vitality of the area;

create an appropriate transition in land use from west (office

uses) to, east (low density residential land uses);

create residential densities that efficiently use land, resources,

and infrastructure; and

encourage the desirable growth of the Bonaventure

Community.

Conventional materials such as brick, siding, and asphalt shingles

would be applied in the proposed residential development, and

would create a quality and visually appealing residential

environment for residents of the townhouse complex. The choice

and colour of materials that would be used are similar to dwellings

east and south of subject lands, and are appropriate for the building

type proposed as well as the scale of the development.

Also, the massing and scale of the proposed development remains

at a comfortable 1‐storey "human" scale which is compatible with

the surrounding low density residential land uses. The proposed

development recognizes the importance of the public realm and in

turn will ensure a consistent and visually pleasing street wall for

pedestrians through the use of appropriate buildings setbacks,

functional and aesthetic landscaping, avoiding garage projections,

and utilizing suitable detailed design elements (particularly for

end/corner units). The overall layout of the site will successfully

integrate the development with surrounding land uses.

2.2 Landscape Design

The planned landscaping for the site would incorporate several

planting applications in response to the context, spatial conditions

and aesthetic requirements. A variety of suitable deciduous street

tree species of medium size could be planted along the front of the

property to help enhance and define the proposed development.

Linear planting beds of low flowering deciduous shrubs may anchor

the ends of the buildings and there may also be planting beds in the


fronts of units with a combination of perennials, shrubs and

ornamental grasses.

Within the development the grades would be made similar and

appropriate screening and landscaping would afford sufficient

privacy. Over viewing into rear‐yards of existing neighbouring single

detached dwellings would be mitigated through appropriate

screening and landscaping as well. A wooden privacy fence of up to

1.8m in height would be applied along the boundary of the site.

2.3 Public Realm

The public realm of the site would be of a high quality for residents

of the site. The application of landscape features, and also privacy

fences would allow residents to enjoy outdoor amenity space while

maintaining their individual privacy. The use of generous

landscaping along the front of the subject lands would enhance the

public realm interface along Tartan Drive, and help maintain both a

visual and physical connection to the larger community.

2.4 Sustainability

A number of environmental and sustainability measures are being

considered for the proposed development. The most feasible

measures include:

water efficient landscaping;

use high‐efficiency glazing;

utilize recycled content in building materials (re‐claimed brick,

etc.);

use regional materials and services;

use low V.O.C. emitting materials;

utilize natural ventilation;

exceed required indoor air quality performance; and

incorporate passive design elements to decrease heating and

cooling requirements.

The use of a number of the aforementioned sustainability measures

in conjunction with the implementation of the City's urban design

and site plan standards for the proposed development will create

attractive and affordable housing that is functionally, aesthetically,

and environmentally of the highest quality.


3.0 Neighbourhood Character Statement

As was mentioned earlier, the subject lands fall within the

Bonaventure Community. The Bonaventure community is one of

several residential communities within the Argyle District,

commonly referred to as “East London” which is bounded by Oxford

Street to the north, CN train tracks to the south, VMP to the East,

and Highbury Avenue to the west. Residential development in the

Bonaventure Community largely occurred in the 1980’s and 1990’s.

The residential character of the area is characterized by single

family detached homes, which are most commonly one storey in

height, and often designed with modern Victorian architectural

elements.

Residential lots in this area are smaller and typically have lot

frontages between 10.5m to 13.7m (35ft to 45 ft). Ubiquitous

features in this neighbourhood are asphalt shingles, brick, and

siding. Further, nearly all houses have pitched roofs and garages

which project out from the main building wall. Garages are almost

always attached and are most often single car garages. Brown, red

and neutral coloured brick are commonly used in these homes.

While not frequently found, some homes do have front porches

that face the road.

There is consistently a uniform front yard setback on most

residential streets in the neighbourhood which helps create strong

street walls. Also, due to the relatively small size of the lots, side

yard setbacks are generally narrow, creating a more intimate and

compact neighbourhood.

In keeping with the residential character of the area and ensuring

the pedestrian scale of the neighbourhood is respected, the design

of the future development would pay attention to height, built

form, massing, building material and other architectural elements

such as doors, windows, and roof lines. Further, the landscaped

area would be well maintained with trees and other landscape

features including fences, and possibly hedges to delineate private

space. It should be noted that houses in this area are generally very

well maintained. Similarly the streets and sidewalks are also well

maintained and the streetscapes are neatly lined with small to

medium sized trees.

Although an infill development, the proposal would maintain and

contribute to the high quality residential streetscape of the area by

being designed appropriately and sensitively to surrounding land

uses. Pictures of neighbouring properties are shown below:


Figure 9

Figure 10

Figure 11

Figure 12


4.0 Compatibility Report

The purpose of a compatibility report is to demonstrate that

the proposed project is sensitive to, compatible with, and a

good fit within the existing surrounding neighbourhood based

on, but not limited to, a review of both existing and proposed

built form, massing and architectural treatments. An initial

concept for the proposal, as well as an overview of the design

responses to built form elements, massing and articulation,

and architectural treatment are provided below. The concept

illustrated in the site plan and renderings provided in the

Appendix take into account City policy, regulation and

guidelines for infill development. The final and specific site

and building design would be determined through the Site

Plan Control process.

4.1 Built Form Elements

The local neighbourhood is comprised of homes with many

common features as outlined above. Most homes are modest,

one storey single detached dwellings which are situated on

smaller lots with relatively narrow frontages. In turn, the

height of these homes tends to be one storey and the housing

styles are fairly consistent. Also, single driveways and one car

garages are the norm.

Despite protruding garages, most houses have a strong street

presence thanks in large part to consistent front yard setbacks

and well maintained and landscaped front yards. While being

in a unique location with a variety of surrounding land uses,

the proposal would not significantly impact on any neighbours

due to the planned setbacks and substantial landscaping

(trees and fencing) along the property lines.

Given the surrounding residential built form elements, and

their general consistency, the proposal will follow suite in

architectural style and scale, as well as landscaping, and will

maintain the low residential density of the area. However,

unlike many surrounding homes, there will be three notable

differences: (1) garages would not protrude from the main

wall of the building, (2) where the end walls of units face the

street, the end walls will be designed to resemble a

conventional front building façade, and (3) given the multi‐

unit form of development, greater emphasis will be placed on


matters such as fire route access, accessible design, noise

mitigation and other site plan related considerations. Due to

the layout and size of the subject lands, parking areas would

be in the front yards of the units but would be softened

through landscaping.

4.2 Massing and Articulation

The massing of the proposed townhouse blocks and their

orientation to the street is important for a connection to the

larger neighbourhood and contributing to the public realm.

There will be a townhouse block which faces Tartan Drive, and

end walls of units that are oriented east‐west will be treated

to resemble front facades. While the lot is big enough to

permit a 2 storey main mass for each townhouse block, it was

felt, that for privacy, potential shadowing, and respecting the

massing of surrounding residences, that a 1 storey main mass

would be more appropriate. As the masses of the units would

be linked, the units will be designed to ensure that will be

consistency in the rhythm at grade openings. Like surrounding

residential dwellings, pitched roofs would be used for each

unit to help break up the roof mass and reinforce the

character of the neighbourhood.

4.3 Architectural Treatment

The architectural treatment for the proposed townhouse

development is illustrated in the attached elevations. Like

surrounding residences, brick, siding, and asphalt shingles will be

used. Likewise windows and doors will be designed and oriented to

help create an attractive street presence. The chosen materials are

reflective of the larger neighbourhood and would defer to the

established residential character of Tartan Drive and surrounding

residential streets. Like much of the local architecture seen in the

Bonaventure Community, the architectural treatment applied to the

proposed development would promote an intimate and

comfortable residential setting. The selected materials will be

durable and of high quality, and follow a colour palette which is in

harmony with adjacent residential properties, thereby

complimenting and contributing to the public realm of Tartan Drive.

i Urban Design Brief: Proposed Townhouse Development, 299 Tartan Drive (City of London ON)

APPENDIX

Zoning Map

Official Plan Map

Preliminary Site Plan

3‐D Renderings

Building Elevations

CONCEPT SKETCH

PROPOSED DEVELOPMENT

299 TARTAN DRIVE

CITY OF LONDON

LEGEND:

DRIVEWAY

EXISTING UTILITY POLE

SCALE - 1:500

NOTE:

DATE: OCT. 2013

MAIN ACCESS TO UNIT

DECK

U/S CEILING10' - 5 5/8"

T/O FND WALL0' - 6"

T/O ROOF20' - 8 23/32"

PRE-FINISHED ALUMINUMFLASHING + SOFFIT (TYP)

STONE SILL +SURROUND (TYP)

STONE CORNICE (TYP)

BRICKQUOINS (TYP)

10' -

3"

9' -

11 1

/2"

RED BRICK VENEER (TYP)

2 7/8"

1'-0"

3"

1'-0"

20' -

2 1

/2"

1/4" = 1'-0"1 NORTH ELEVATION

U/S CEILING10' - 5 5/8"

T/O FND WALL0' - 6"

T/O ROOF20' - 8 23/32"

10' -

3"

9' -

11 1

/2"

4' -

2 1/

2"3'

- 0"

2' -

3"4'

- 11

1/2

"

15' -

8"

2 7/8"

1'-0"

3"

1'-0"

8"

1'-0"

2' -

9 1/

2"

2' -

9 1/

2"

15' -

7 1

/2"

20' -

2 1

/2"

3/16" = 1'-0"1 SOUTH ELEVATIONBRICK QUOINS (TYP)RED BRICK

VENEER (TYP.)4" STONE SILL (TYP)

ASPHALT ROOF SHINGLES (TYP)

STONECORNICE (TYP) STONE SURROUND (TYP)

REAR PATIO- 3"CONC. SLAB (TYP)

6'-0" HIGH WOODPRIVACYFENCE (TYP)

CEDAR SHINGLE DORMERS

PRE-FINISHED ALUMINUMFASCIA + SOFFIT (TYP)

U/S CEILING10' - 5 5/8"

T/O FND WALL0' - 6"

T/O ROOF20' - 8 23/32"

CL CL CL

7' -

2 1/

2"2'

- 9"

10' -

3"

3' -

0"3'

- 0"

3' -

11 1

/2"

9' -

11 1

/2"

10' -

3"

20' -

2 1

/2"

PRE-CAST STONESURROUND + SILL (TYP)

6'-0" HIGH WOOD PRIVACY FENCE (TYP)3" CONCRETE PATIO SLAB (TYP)

3/16" = 1'-0"1 EAST ELEVATION

SLIDING GLASSPATIO DOOR (TYP)

ASPHALT SHINGLES(TYP)

U/S CEILING10' - 5 5/8"

T/O FND WALL0' - 6"

LC LC LC

10' -

3"

9' -

11 1

/2"

PRE-FINISHEDALUM. FASCIA (TYP)

T/O ROOF20' - 8 23/32"

2 7/8"

1'-0"

4"

1'-0"

3' -

11"

3' -

0"3'

- 0"

2' -

11"

7' -

0"

7' -

6"2'

- 9

1/2"

2' -

11"

7' -

0"

7' -

4" 3/16" = 1'-0"1 WEST ELEVATION

RED BRICKVENEER (TYP.)

4" STONE SILL (TYP) 4" STONESURROUND (TYP)

STONECORNICE (TYP)

6'-0" WOOD PRIVACYFENCE (TYP)

ASPHALT ROOF SHINGLES (TYP)

BRICK QUOINS (TYP)