urban design brief - london.ca · on behalf of yossie lavie, zelinka priamo ltd. has prepared this...

Urban Design Brief

356 Dundas Street

City of London

Yossi Lavie

April 1, 2015

Urban Design Brief April 1, 2015 356 Dundas Street

Zelinka Priamo Ltd. i

TABLE OF CONTENTS

Page No.

INTRODUCTION ............................................................................................................. 1

SECTION 1 – LAND USE PLANNING CONCEPT.......................................................... 1

1.1 The Subject Lands ................................................................................................ 1

1.2 The Proposal ........................................................................................................ 3

1.3 Design Goals and Objectives ................................................................................ 4

1.4 Design Response to City Documents ................................................................... 4

1.4.1 Official Plan Urban Design Principles ......................................................... 5

1.4.2 Near Campus Neighbourhoods Area Urban Design Criteria ....................... 7

1.5 Spatial Analysis .................................................................................................. 10

CONCLUSIONS ............................................................................................................ 12

2.0 DESIGN PRINCIPLES AND DESIGN RESPONSES ......................................... 12

2.1 Concept Design .................................................................................................. 12

2.2 Public Realm ...................................................................................................... 14

3.0 COMPATIBILITY REPORT ................................................................................ 15

3.1 Built Form Elements ........................................................................................... 15

3.2 Massing and Articulation ..................................................................................... 16

3.3 Architectural Treatment ...................................................................................... 16


Zelinka Priamo Ltd. 1

INTRODUCTION

On behalf of Yossie Lavie, Zelinka Priamo Ltd. has prepared this Urban Design Brief to

provide design details of a proposed development on the subject lands, as required by a

Zoning By-Law Amendment application for the property.

SECTION 1 – LAND USE PLANNING CONCEPT

1.1 THE SUBJECT LANDS

The subject lands are comprised of a single, irregularly shaped parcel, located on the

north side of Dundas Street, between Waterloo Street and Colborne Street (Figure 1).

The lands have an area of 1,237m2 (0.31 ac), with a frontage along Dundas Street of

20.19m (66.25ft), and a maximum depth of 65.6m (215.2ft). The lands are currently

vacant and are used for a commercial parking lot (Figure 2)

Figure 1 – Subject Lands



Figure 2 – View of Subject Lands from Dundas Street

Figure 3 – View of lands on the south side of Dundas Street, across from Subject Lands

Figure 4 – North side of Dundas Street, west of Subject Lands



1.2 THE PROPOSAL

The subject lands are proposed to be developed for a 6-storey apartment building

containing a total of 69 one-bedroom units at a density of 558 UPH (Figures 5-6). This

development is seeking approval under the federal Investment in Affordable Housing

program in order to offer all of the proposed units for social housing in the Downtown

Area.

The proposed site design shows a “U” shaped building at the streetline with 0.0m side

yard setbacks and a 1.5m rear yard setback. An internal courtyard and rear landscaped

area provides outdoor amenity space for residents of the proposed building.

Access to the proposed building is provided directly to Dundas Street from two separate

entrances. One entrance leads to the main foyer of the building, while the other, more

discrete entrance, provides access to the internal garbage storage area.

The exterior of the building incorporates a variety of materials and colours with multiple

windows into each of the units facing the street. The southeast corner of the building

contains a vertical element different from the remaining building, breaking up the front

façade and articulating the stairwell internal to the building.

Figure 5 – Proposed Development



Figure 6 – Proposed Main Floor plan

The building is proposed to be 17.5 metres (57.4 ft) in height, similar to the adjacent

building to the east.

Given the economic profile of the residents this development is designed to serve, the

location of the site in the pedestrian Downtown Area, the direct and easy access to

public transit, no accessory parking is proposed to be provided for the apartment

building.

1.3 DESIGN GOALS AND OBJECTIVES

Given that the subject lands are located in the downtown core, adjacent to existing

residential and commercial development, the design goals are related to providing a

visually interesting architectural design and animated street frontage to assist in the

following:

visually integrating the new building into the surrounding environment and

established street frontage; and

enhancing the Dundas Street streetscape.

1.4 DESIGN RESPONSE TO CITY DOCUMENTS

The subject lands are designated “Downtown Area” according to Schedule ‘A’ – Land

Use (Figure 7) and are located within the Near Campus Neighbourhoods Area according

to Figure 3-1 in the City of London Official Plan. Dundas Street is a Primary Collector

road according to Schedule ‘C’ – Transportation Corridors and is a Transit corridor



according to Figure 18-1 in the City of London Official Plan. The subject lands are zoned

“Downtown Area 2 (h-3*DA2*D350)” in Zoning By-law Z-1. A Zoning By-Law

Amendment application is required to increase the density permitted on the lands to

provide a reduced rear yard setback, and to eliminate the need for required parking.

Figure 7 – City of London Official Plan

1.4.1 Official Plan Urban Design Principles

The City of London Official Plan includes design principles that are to be applied to new

developments. Section 11.1.1 lists the design principles that are to be promoted in the

preparation of development proposals. The individual principles listed do not always

apply to each specific development, and are dependent upon the location and

characteristics of the proposal. The design principles relevant to this proposed

development and how they are addressed is described in the following;

iv) High Design Standards

The proposed development provides a strong architectural presence that compliments

the surrounding uses. A variety of cladding materials are utilized, and strategic



architectural elements are included in the building design, including a vertical element on

the southeast corner and decorative cornice lines along the top floor.

v) Architectural Continuity

The proposed building maintains a mid-rise (6-storey) massing, with a similar height as

the adjacent residential building to the east, and incorporates architectural features

present in the area.

vii) Streetscape

The proposed building has been positioned on the subject lands along the established

street line, thereby completing this section of the Dundas Street streetscape. Pedestrian

oriented features, including benches and planters, are proposed to enhance the

pedestrian experience. Large windows are proposed at street level, allowing views into,

and out of, the building.

viii) Pedestrian Traffic

Pedestrian traffic will be enhanced through the strengthening of the street line.

ix) Access to Sunlight

Generous amounts of windows are proposed for the north and south elevations.

Windows on the south elevation are intended to maximize the amount of sunlight

penetration into the building. Windows on the internal courtyard on the westerly elevation

allow sunlight penetration to internal units.

x) Landscaping

Due to the limited potential for landscaped elements on Dundas Street, planters are

proposed close to the building to enhance the pedestrian experience. More extensive

landscaped open space features are provided by a mid-building landscaped courtyard

and a landscaped area in the rear yard. Both areas are accessible and will be provided

with seating areas for the building’s residents.



xi) Building Positioning

The proposed apartment building is placed along the established street line at the front

lot line. This position enhances the streetscape by providing a strong street edge.

xiii) Parking and Loading

A special zoning provision is being sought to allow for the development of the site with

no accessory parking spaces.

xiv) Privacy

The proposed building has been designed to minimize the loss of privacy for existing

residential developments to the north and east. No windows are proposed for the

easterly elevation, adjacent to the building to the east.

xv) Outdoor Space

The rear yard and internal courtyard will provide landscaped outdoor amenity area for

the building’s residents.

xix) Waste Management

Waste and recycling are to be stored within the proposed building and brought to the

curb at pick-up day.

xx) Resource Conservation

Where practical the proposed building will make use of appropriate sustainability

techniques.

1.4.2 Near Campus Neighbourhoods Area Urban Design Criteria

Section 3.5.19.13 in the City of London Official Plan lists the urban design criteria that

will be applied in the review of all planning applications for new buildings that facilitate

residential intensification in the Near Campus Neighbourhoods Area.



i) Height

The proposed building is 6-storeys and approximately 18m (59ft) in height, similar to the

adjacent 6-storey building to the east. Other buildings in the area vary from single storey

structures to over 20 storeys. As such, the mid-rise height of the building is compatible

with the heights in the surrounding area.

ii) Roof Slopes and Shapes

The proposed building has a flat roof with decorative cornice lines that are consistent

with the existing roof styles in the neighbourhood.

iii) Scale

The scale of the proposed development is in keeping with the adjacent building to the

east; it is smaller than many of the other high-density residential and hotel buildings in

the vicinity, and modestly larger than the adjacent buildings to the west.

iv) Massing

The proposed building is mid-rise (6 storeys) with a moderate footprint that is compatible

with the massing of the existing downtown neighbourhood. Massing is consistent with

the existing building to the east.

v) Fenestration

Incorporated into the north (rear) and south (front) building elevations are ample-sized

windows that correspond to living rooms and bedrooms. Large, patio door-style windows

are provided for each unit on the south elevation, which include Juliette balconies.

Windows corresponding to the internal staircase in the southeast corner are offset, as to

be between stories. This interrupts the regular fenestration pattern to visually delineate

the function of this portion of the building.

Ground floor fenestration includes two sections of windows that correspond to an

internal common room on the westerly side of the building, and a large window section

around the front entrance. Windows are proposed to be of typical floor-to-ceiling window

construction, and include large transom windows.



vi) Building Materials

The cladding materials (masonry, brick, and stucco) correspond to the range of materials

found in the neighbourhood. The masonry cladding creates a 1½ storey base that gives

way to predominately brick cladding above, up to the 5th floor where stucco begins.

Masonry continues up the southeast corner of the building to the 6th floor, providing a

visually distinct portion of the building that corresponds to the internal staircase.

The final colour of the cladding materials will be selected based on the range of colours

found in the neighbourhood later in the approval process. Equal attention will be paid to

all elevations in terms of the materials, colours and architectural treatments.

vii) Building Orientation

The proposed building is positioned on the subject lands along the existing street line. All

units are accessed via the main entrance on Dundas Street.

viii) Architectural Style

Although the proposed building does not adhere to a specific architectural style, it does

incorporate several traditional architectural features found in the neighbourhood.

ix) Architectural Features

Architectural features that are provided include decorative cornice lines on the upper

floors, Juliette balconies, large windows on the ground floor, and the vertical masonry

element on the southeast corner of the building.

1.4.3 Downtown Design Guidelines (May 1991)

The Downtown Design Guidelines contain urban design guidelines for the downtown

area to encourage high quality building and public environment design. Many of the

policies contained in this docment have been included in the urban design policies of the

Official Plan. The proposed development is consistent with the Downtown Design

Guidelines (1991) for the following reasons:

The proposed development contributes to the transition in residential density

from west to east in the downtown;



The proposed height is consistent with recommended heights (14-18m) at the

building line, and matches the height of the building adjacent to the east;

The building is proposed at the established building line;

Large windows are proposed at ground level, with approximately 50% of the front

elevation containing windows;

The proposed new construction is visually distinct from the existing adjacent

structures;

Street furniture, including benches, are proposed for the main entrance area of

the building; and

No loading area is proposed.

1.5 SPATIAL ANALYSIS

Figure 8 shows the subject lands and notable features and land uses within 400m and

800m radii. The two radii represent walking distances of 5 and 10 minutes. The subject

lands are located along a Primary Collector road (Dundas Street), proximate to other

Primary Collector and Arterial Roads. The area is well served by transit, and is well

suited to active transportation.

Amenities within 400m include the YMCA of London, the London Convention Centre,

Campbell Memorial Park, two secondary schools, and a wide variety of commercial

establishments, as well as various restaurants and entertainment establishments.

Land uses within 400m include a mix of medium and high density residential,

commercial uses, institutional and mixed use buildings. Victoria Park lies just outside the

400m radius of the subject lands.

Additional land uses within the 800m radius include commercial/industrial lands along

the CN railway line (including the Via Rail station), and low density residential uses to

the north. The majority of the downtown area is within the 800m radius, including

Richmond Street, Covent Garden Market, St. Peter’s Cathedral Basilica, and Citi Plaza.



Figure 8 – Spatial Analysis (400m and 800m)



CONCLUSIONS

The proposed development meets the City’s Urban Design requirements by remaining

consistent with the existing built form and enhancing the streetscape along Dundas

Street. The Dundas Street elevation provides extensive glazing and will make use of the

‘eyes-on-the-street’ approach to public safety. Architectural elements include a masonry

base and masonry vertical element on the southeast corner of the building, as well as a

decorative cornice line at the same height as the adjacent building to the east. The scale

and massing of the proposed building is compatible with the surrounding area, and will

not create undue adverse impacts on the adjacent office and residential uses to the

north. The proposal introduces an attractive, architecturally pleasing building along the

street frontage, with street oriented features to enhance the pedestrian environment.

2.0 DESIGN PRINCIPLES AND DESIGN RESPONSES

2.1 CONCEPT DESIGN

The proposed development provides for a visually stimulating 6-storey building design,

making use of a variety of cladding materials and extensive glazing (Figures 9-11).

The ground floor features large sections of glazing, allowing sunlight penetration into the

building. Pedestrian oriented features, such as benches and planters, will be

incorporated into the public sidewalk environment. This provides an inviting pedestrian

experience in front of the building, and an enhancement to the Dundas Street

streetscape. Furthermore, cladding materials on the main floor consist of decorative

masonry, adding to the visual interest of the streetscape.

Above the first floor, cladding material changes to brick, with masonry continuing up the

southeast corner of the building, visually delineating the internal staircase. Each unit on

the Dundas Street frontage receives a patio door-style window with Juliet balcony, with

an additional large window to a bedroom. Units facing the internal courtyard and rear

landscaped area receive similar window treatments. As the proposed development abuts

an existing 6-storey building to the east, no windows are proposed along the easterly

elevation, preserving privacy for residents in the adjacent building.

Stucco is proposed to begin at the 5th floor, with a decorative cornice line between the 5th

and 6th floors, making the top floor visually distinct from the rest of the building.

Fenestration on the top floor is altered somewhat, removing the Juliet balconies in favour



of shorter windows to accommodate the cornice line below. A larger cornice line is

provided on the roof of the building, with added dentils. This feature makes the roof line

visually interesting, complimenting the distinct top floor on the adjacent building.

Although the proposed building is visually distinct from the existing two-storey

commercial/residential buildings, the pedestrian friendly streetscape is maintained

throughout the frontage of the proposed building. Pedestrian oriented features such as

benches, planters, and extensive glazing along the main floor façade provide for an

inviting environment.

Figure 9 – Proposed South Elevation, facing Dundas Street



Figure 10 – Proposed West Elevation

Figure 11 – Proposed North Elevation

2.2 PUBLIC REALM

The public realm surrounding the subject lands has already been defined by the existing

Dundas Street streetscape. The proposed building acts to enhance the existing public

realm given the relationship of the proposed building to the street and the proposed

pedestrian oriented features.



Pedestrian oriented landscaping in front of the building, consisting of planters, further

enhances the pedestrian experience in front of the building.

3.0 COMPATIBILITY REPORT

3.1 BUILT FORM ELEMENTS

The proposed infill apartment building has been designed to address Dundas Street in a

manner that is consistent with the existing building to the east. The building has been

positioned at the front lot line for a consistent street line. Massing and cladding materials

are consistent with the range of buildings and materials in the immediate area.

Treatment of grade level is to be compatible and complimentary to the adjacent single

commercial and residential buildings, through the use of extensive fenestration and

masonry cladding.

Figure 12 – Conceptual rendering

Decorative cornice lines are included to visually delineate the top of the building.

Additionally, a vertical element on the southeasterly corner adds to the visual interest of

the southerly elevation. This matches the general form of the building adjacent to the

east.



Overall, the proposed development provides an opportunity to fill a existing gap in the

streetscape with a well designed apartment building. The proposed development fits in

well with the Dundas Street streetscape and is compatible with the surrounding

neighbourhood.

3.2 MASSING AND ARTICULATION

As the proposed infill development does not include a driveway, the rhythm of street

level openings is consistent with the buildings to the west. The proposed apartment

building maintains the existing street edge along the north side of Dundas Street, as well

as the scale and height of adjacent buildings, and maintains a more constant building-to-

street ratio as established on the remainder of the block.

3.3 ARCHITECTURAL TREATMENT

Architectural treatments for the proposed dwelling reflect the existing range of

treatments and building materials found in the neighbourhood. Large paned windows are

consistent with the variety of windows in the area. The addition of Juliet balconies on the

southerly elevation provides a transition from no balconies to the west, to full balconies

adjacent to the east. The decorative cornice lines on the 5th and 6th floors are consistent

with the effect of existing cornice lines to the west, east, and south. The vertical element

in the southeast corner provides a distinct architectural treatment to the building, making

it a notable, positive addition to the streetscape.