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URBAN DESIGN BRIEFP.A.M. Gardens Housing 189-193 Commissioners Road West, London, ON


introduction

part one: land use planning context1.1 subject lands 61.2 the proposal 71.3 design goals and objectives 91.4 design response to city documents 101.4.2 the London Plan policies 121.5 spatial analysis 14

part two: design principles and conceptual design2.1 conceptual design 17 2.2 public realm 18

part three: conclusions

appendix: sun shade studies 20

content


introduction

On behalf of P.A.M. Gardens Non-Profit Housing Corporation, Nicholson Sheffield Architects Inc. has prepared this Urban Design Brief to provide design details of a proposed develop-ment on the subject lands consisting of a 7-storey apartment building intended for affordable housing.


PART ONE land use planning context

Figure 1: View South West to side entry


The subject lands are located on the north side of Commissioners Road West, at the terminus of the north leg of Viscount Road, west of Wharn-cliffe Road. The subject lands have a frontage of approximately 40 metres (131 ft) along Commis-sioners Road West, and an approximate area of 0.401 hectares (0.99 acres) (Figure 2 close con-text arial view with outline). The subject lands are currently occupied by a pair of one storey house form residential buildings. The subject lands are flanked by high density, mid to high rise residential development to the immediate west and north, and low-rise house form buildings to the east.

The subject lands have a remnant of what ap-pears to be a natural water course running across the north west corner of the site, which has been terminated at both ends by development to the north and west leaving a stagnant pond on the west border of the northern part of the site. There are also a number of mature trees on the north-ern half of the subject property.

The subject lands currently have 2 curb cuts on Commissioners Road West, 1 curb cut for each address. See Figure 2 & 3, close arial view and context plan.

subject lands1.1

Figure 2: The Subject Lands, 189-193 Commissioners Road West


the proposal1.2The proposed development of the subject lands would allow for a 7-storey apartment building for the purpose of providing affordable housing (Figures 3 & 4, close proposed arial view and streetview from Viscount Road). The proposed apartment building would contain a total of 65 one and two bedroom resi-dential units.

Figure 3: Subject Lands Context Plan, Existing

The building is proposed to front along Commissioners Road West, accessed by pe-destrians and vehicles via the perpendicular internal drive and path ways running to the north along the eastern edge of the proper-ty. Parking will be provided at grade north of the proposed building, away from the public streetscape. A total of 51 at grade parking spaces, including 3 barrier free spaces are located at the rear of the proposed building, along with 49 indoor bicycle parking spaces. Site servicing also occurs at the rear of the building at the north, with pickup and drop off at the east side along the access drive (see Figure 5, Conceptual Site Plan)


Figure 4: Conceptual Render of Proposed Building (view from Viscount Road West to North)

Pedestrian entrances can be accessed directly from the Commissioners Road West frontage, from the east facing passenger pick up and drop off, and from the rear park-ing area.

Garbage disposal is provided via an internal room on the ground floor with access to the parking area for pick-up.


1.3 design goals and objectives

The goal of this development project is to redevelop an un-derutilized parcel of land for a desired public use (affordable housing) in a manner that is consistent with the dominant built form of the existing surrounding lands; that contributes to the planned function of the area; and provides a visually attractive building. As such the proposed development is intended to:

• Make efficient use of the subject lands, which will provide an opportunity for desirable intensification, by optimizing building coverage and height;

• Visually integrate the new building into the existing devel-opment;

• Provide a pedestrian-orientated street environment at the front of the building, including a direct relationship to the human-scale and building facades which are designed to animate the streetscape;

• Provide for a redevelopment of the subject lands that will be supportive of investments in public transit and pro-vides convenient access for pedestrians; and,

• Enhance the existing streetscape by framing public space of the street with an appropriately located and scaled building.

Figure 5: Conceptual Site Plan


1.4 design response to city documents

Due to the current transition between Official Plans (the 1989 Official Plan and The London Plan), this Urban Design Brief addresses both documents. The 1989 Official Plan is discussed first, followed by a discussion on The London Plan policies.

1.4.1 1989 City of London Official Plan

The City of London Official Plan includes design principles that are to be applied to new developments. Section 11.1 lists the general design principles that are to be promoted in the preparation of development proposals. The individual princi-ples 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 are outlined as follows:

• Natural Features - There are some mature trees and a decommissioned water course on or near the subject lands and the proposed development is to match the existing grading, as best as possible (Section 11.1.1 i);

• Trees – There are existing trees on the northern half of the

subject lands that are impacted by the proposed develop-ment. Any trees on adjacent lands will be preserved where economically available. (Section 11.1.1 ii);

• Open Views - The proposed development does not obstruct

views to natural features or landmarks (Section 11.1.1 iii); • High Design Standards - The proposed development pro-

vides a contemporary building design that makes use of modern design practices and materials. The design makes use of high quality materials. (Section 11.1.1 iv);

• Architectural Continuity – There is no single design style

maintained throughout the surrounding buildings; howev-er the orientation and setback of the proposed building is consistent with adjacent residential uses and the design style compliments that of some of the adjacent structures. (Section 11.1.1 v);

• Redevelopment – The subject lands are zoned for 160

units/ha, or 64 residential units. The subject lands currently contain 2 residential units. The property is currently under-developed where intensification would be desirable. (Sec-tion 11.1.1 vi);

• Pedestrian Traffic Access – Pedestrian traffic to and from

the proposed development will be connected to the public sidewalk along Commissioners Road West by a proposed sidewalk running north south to the front entry, and fol-lowing the drive around to the east side entry. Both entry points are sheltered by a canopy. (Section 11.1.1 viii);


• Access to Sunlight – The building is located at the south

west corner of the site to minimize impact on access to sunlight for the adjacent properties. (Section 11.1.1 ix) (Ap-pendix at end of document, Sun Studies);

• Landscaping - Landscaping will improve Commissioners

Road streetscape, internal driveway connection, and screen the parking area. Detailed landscape design will be deter-mined at the Site Plan Approval stage (Section 11.1.1 x);

• Building Positioning – The orientation and setback of the

proposed building will be similar to the existing, more contemporary residential buildings along Commissioners Road, such as the Four Feathers apartments two doors to the west. Located closer to the west side of the property, the building will reduce the negative impact of the deeply recessed building with front yard parking to the west, and provide a buffer to the smaller scale buildings to the east, as well as provide relief for potential future development of these sites. (Section 11.1.1 xi);

• Enhances Accessibility Standards - The proposed buildings

will be fully accessible and the design will be consistent with the City of London Facility Accessibility and Design Standards through barrier–free units, entrances, and barri-er-free accessible parking stalls (Section 11.1.1 xii);

• Parking and Loading - All required parking spaces are con-

veniently located proximate to the building and out of view

from the street. Loading areas are located at the rear of the building (Section 11.1.1 xiv);

• Privacy - Strategic landscape features will enhance visual screening to and from the site. The building is located out of alignment with apartment building of similar scale to the west, and with greatest possible setback from the property and house to the east. (Section 11.1.1 xiv); and

• Waste Management - The garbage and recycling will be

accommodated within the proposed building (11.1.1 xix).

• Resource Conservation – The proposed building is seeking funding from the CMHC as part of the National Housing Strategy: National Housing Co-Investment Fund. As such the project intends, and is required to meet or exceed a 25% decrease in energy consumption and Greenhouse Gas emissions over the requirements of the 2015 National Building Code and National Energy Code for Buildings (11.1.1 xx).

• Gateways – The proposed building will create a visual terminus to the northern leg of Viscount Road. The building is massed, and the south elevation composed to address this condition, where form and materials break the building into two masses linked by a glazed and shaded reveal. The eastern mass floats above the lobby and directs attention to the welcome, public and open side of the building (11.1.1 xxi).


1.4.2 the London Plan policiesThe London Plan has been adopted by Council, but is not yet in effect, pending the resolution of several appeals to the On-tario Municipal Board. The London Plan sets out urban design policies that are applicable to both the city as a whole, and to specific place types. The subject lands are within the “Neigh-bourhoods” place type, and fall under the policies of City De-sign under City Building Policies of The London Plan.

The City Design section of The London Plan sets out general urban design policies that apply to the entire city. The pro-posed development is consistent with these policies as fol-lows: • The proposed 7-storey building maintains the charac-

ter and range of building types in the area by providing a well-designed, complimentary built form that enhances the visual aesthetics of this location and fills in a gap in the streetscape. (Sections 197, 199, 202);

• A Public Realm analysis demonstrating the compatibility of the proposed built form with the existing built context is provided in Section 2.2 of this Urban Design Brief. (Section 199);

• The existing streetscape along Commissioners Road West will be enhanced by the addition of the proposed 7-storey apartment building along the street frontage. (Sections 221, 235, 879);

• The proposed site layout responds to the context of the subject lands and the abutting lands through a compatible and aesthetically pleasing development that locates the apartment building towards the Commissioners Road West frontage, and screens garbage and service areas at the rear of the building. (Sections 252, 255, 256, 259, 266, 268);

• The parking area is located behind the building to minimize the visual exposure of parking from Commissioners Road West (Section 259, 272, 273);

• The building design, including scale, massing, and materi-als, is respectful of the site’s context along Commissioners Road West. The front elevation provides transparent win-dows, grade to active shared community space in the build-ing and direct pedestrian access to the streetscape. Roof-top mechanical equipment is screened from view. (Sections 284, 285, 286, 287, 291, 295, 296) (Figure 6, ground floor plan; Figure 8, conceptual render streetview north from Commissioners Road); and,

• A range of building materials are proposed including vari-ous colours of brick, siding, and glass. (Sections 301, 302).


As the subject lands are within the ‘Neighbourhoods’ Place Type, as part of this analysis the Residential Intensification polices of The London Plan were examined as the proposed building is solely residential in nature and does abut an exist-ing stable residential area. These policies set out additional ur-ban design policies that apply to all intensification proposals. The proposed development is consistent with these policies as follows:

• Building parking is at the rear and building at the front lot line (953 2(a) (c)).

• The building, windows, and entrances are orientated to Commissioners Road West (953 2,b);

• The building line is consistent with the existing structures along Clarke Road (953 2, c);

• The proposed development has similar massing, and mate-rial consistent with the surrounding neighbourhood. (Sec-tions 953 2, d, f); and

• The proposed development makes efficient use of an un-derutilized lot and will maximize building coverage that is appropriate to the neighbourhood (953, 3).

Figure 6: Conceptual Ground Floor Plan


1.5 spatial analysisFigure 7: Spatial Analysis - 400m & 800m Radii

The surrounding land uses consist of low density residential (south), high density resi-dential (north, west and east), light industri-al and commercial (further north east).

The intersections of Commissioners Road West and Wharncliffe Road, and Base Line Road West and Wharncliffe Road are a well-established commercial node within the City of London with a wide variety of commercial uses, and services for the imme-diate neighbourhood and the wider City. The Commissioners Road West streetscape is a mix of residential and commercial to east, and residential to the west. The subject lands are within convenient walking distance to restaurants, recreational uses, institu-tional uses, and a wide range of commer-cial business and services along Warncliffe Road. There are work opportunities, schools and parks within walking distance.


Figure 7 shows the subject lands and notable features and land uses within 400m and 800m radii.

The two radii represent walking distances of approximately 5 and 10 minutes respectively. The subject lands are located along the civic boulevard, Commissioners Road West. The subject lands are well served by public transit, with bus routes operating on Commissioners Road West, Viscount Road and Wharncliffe Road, terminating downtown, Victoria Hospital, Westmount Mall & White Oaks Mall (#12, #24, #26, #60).

Pedestrian connections are provided in the form of a sidewalk along Commissioners Road West, as well as to and from the proposed building entrances and parking lot.

The 400m area surrounding the subject property is comprised of mid and high rise, high density residential uses as well as some single detached dwellings.

Lands within an 800m radius are well served by a variety of services and amenities including low and medium density residential areas in the form of single detached dwellings, townhouses and low & mid-rise apartment buildings; addi-tional neighbourhood scale, and regional commercial uses; light industrial and service commercial uses; institutional uses (Primary & Secondary School, places of worship), and open space; local commercial uses consisting of retail outlets,

regional commercial uses consisting of large format retail, and restaurants; and light industrial/commercial uses in the form of commercial-industrial properties.

Figure 8: Conceptual Arial View Northeast of Proposal


PART TWO design principles and conceptual design

Figure 9: View North-Northwest from Commissioners Road


design principles and conceptual design

The proposal is for a seven-storey apartment building intend-ed for affordable housing. As per Figures 4 & 8, the proposed building will be located along the Commissioners Road West at the terminus of the north leg of Viscount Road, with park-ing to the rear of the building. The proposed building will be in keeping with the setback of the adjacent residential build-ings along the streetscape, with the exception of the building immediately adjacent to the west (199 Commissioners Road West) which is set back behind surface parking. Bringing the building forward towards the streets creates a stronger street edge and better definition between private and public space while screening the private interior of the site, and the parking area. The proposed building setback and location of parking to the rear improves the pedestrian experience along Com-missioners Road West and frames views of the streetscape.

A new driveway access is proposed perpendicular to Com-missioners Road West, at the intersection with Viscount Road. The driveway runs along the east side of the property creating space for future development and a transition to the existing smaller scale of the property to the east. The parking area will be located behind the building towards the rear of the proper-ty.

The proposed apartment building will have an entrance on the south facing façade which is convenient for both the pedestrian and visitors to the site via transit, or alternate modes of transportation.

New private walks will connect the existing public side-walk along Commissioners Road West to the covered front entrance, and to the entry and drop off at the east façade of the building.

There is a third entrance on the north facace connected directly to the parking area.

The proposed building is of a modern and contemporary style with a mix of brick siding and glazing materials on all facades.

conceptual design2.1


public realm2.2

The proposed development locates the proposed apartment building close to the street, providing a more defined public realm along the north side of Commissioners Road West and a stronger street edge than what currently exists (closing an existing gap). The pedestrian experience along the existing public sidewalk will be improved by streetscape enhance-ments, including landscaping and building location, and filling in a gap in the streetscape (Figure 10).

A pedestrian-orientated streetscape experience will be fur-ther reinforced through appropriate landscaping and archi-tectural design principles that contribute to both the private and public experience. Overall, the public realm in front of the subject lands will be better defined and more pedestrian friendly.

Providing an appropriately scaled visual terminus of visual interest at the northern leg of Viscount Road creates a thresh-old moment of transition between the low-rise residential area to the south and the high density, mixed use area to the north (Figure 4, conceptual render of building from Viscount Road)

Figure 10: Streetview West along Commissioners Road


conclusionsPART THREE

The proposed development consists of a new 7-storey apart-ment building on the subject lands along the Commissioners Road West frontage.

The scale and massing of the proposed buildings is compati-ble with the surrounding area, and will not create adverse im-pacts on the adjacent residential uses. The proposal introduc-es an attractive, aesthetically pleasing building with a positive contribution to an improved streetscape and an enhanced pedestrian experience.

As demonstrated through this Urban Design Brief, the propos-al is consistent with the policies and intent of the Official Plan and the London Plan.

Figure 11: Streetview East along Commissioners Road, Exisiting and Proposed


appendix


APPENDIX shadow study

8.4

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PROPERTY LINE

PROPERTY LINE

11.0m FRONT YARD SETBACK

8.4m REAR YARD SETBACK

1.5m PARKING SETBACK

1.5m PARKING SETBACK

1.5

m P

AR

KIN

G S

ET

BA

CK

1.5

m P

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KIN

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BA

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51 PARKING SPACES

INCLUDING 3 BF

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LIN

E O

F F

IRE

RO

UT

E

COMMISSIONERS RD. W.

9°

21' 55"

100.4

1 m

NW

86° 42' 00"19.91 m

SW

86° 42' 00"20.14 m

SW

83° 22' 00"19.25 m

N E83° 22' 00"20.03 m

N E

PROPOSED 7 STOREY

APARTMENT BUILDING

65 UNITS TOTAL

S 9

° 41

' 50"

E102

.78 m

SE

RV

ICE

/ D

RO

P-O

FF

AR

EA

11 10

1416

EXISTING 1 STOREYBRICK HOUSE

EXISTING 1 STOREYBRICK HOUSE

14 S

PA

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S @

270

0

3780

08 S

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270

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2160

0

10 S

PA

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S @

270

0

2700

0

16 S

PA

CE

S @

270

0

4320

0

TYP.

5500 6750 5500 5500 6750 5500

1200

0

12000

ENTRANCE

LA

ND

SC

AP

EA

RE

A

LA

ND

SC

AP

EA

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A

INTERNALGARBAGESTORAGE

ENTRANCE

ENTRANCEGARBAGEPICK UP

9000

5500

1500

TY

PE

B

2400

1500

TY

PE

A

3400

TY

PE

A

3400

5500

9000

2520

6750

1700

6750

6750

18m ROAD ALLOWANCE SETBACK

21.8%

Existing

Residential (R) Zone

30% Max.

Req'd. / Max. / Min. / VARIANCE

-

45.0m / 14.9m

1000m2 MIN.

30.0m MIN.

Lot Coverage

Proposed Zoned Use

Lot Area

Lot Frontage

Building Height

Lot Depth

11m Min.

8.4@21m

30% Min.

Front Yard Depth (South St. E.)

Interior Side Yard Depth

Landscape Open Space

Proposed

100.4m

-

27.8 % (1118.4 m²)

40m

Residential

100.4m NO CHANGE

-

833.9m2

21.0m

Rear Yard Depth

3.3% (132.9m²) - Hard Surface24.5% (985.5 m²) - Soft Surface

Parking Requirements

Bike Parking

-Building Area

4016.1m²

SITE DATA - RESIDENTIAL (R9-7)

40m NO CHANGE

Residential

Parking

Accessible Parking

51 Spaces

(3 BF spaces)

1.25 per UNIT = 82 SPACES / 51 (var.)

4% of 51 SPACES = 3 SPACES

-

0.75 per UNIT 49 Spaces

11m

4.5m

8.4@21m

288m2 BOTH LOTS

51.7m

XX

FIRE HYDRANT - REFER TO CIVIL DWGS

BARRIER FREE PARKING SYMBOL

MAIN ENTRANCE

CATCH BASIN - REFER TO CIVIL DWGS

FIRE DEPARTMENTCONNECTION (WALLMOUNTED)

TRAFFIC SIGNS

SECONDARYENTRANCE/EXIT

MAN HOLE - REFER TO CIVIL DWGS

NEW FENCE

FIRE ROUTE

REFER TO DETAILS

GRASS

MH

NEW ASPHALT - REFER TOSITE SERVICE DWGS. FORTYPE

CB

NEW CONCRETE SIDEWALK'XX'

SITE LEGEND

TREE (REFER TO LANDSCAPE PLAN)

FH

LIGHT STANDARD - REFER TO ELECTRICAL DWGS

LS

VEHICULAR DIRECTION ARROW

BARRIER FREE PATH OF TRAVEL PAVEMENT MARKING

KN

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GLADMAN AVE

BASE LINE ROAD WEST

COMMISSIONERS ROAD WEST

PAM GARDEN HOUSING

1. CONTRACTOR SHALL BE RESPONSIBLE TO MAKE GOOD ALL ASPHALT TO NEW CONDITITION AS PER SPECIFICATIONS WHERE DAMAGED AND NOT INDICATED TO BE REPLACED. ALL REPAIRS TO BE DONE TO SATISFACTION OF CONSULTANT.

2. THE CONTRACTOR SHALL VERIFY THE LOCATION OF ALL UNDERGROUND UTILITY SERVICES PRIOR TO COMMENCEMENT OF EXCAVATION AND/OR REMOVALS. REFER ALSO TO MECHANICAL, ELECTRICAL AND SITE SERVICES DRAWINGS.

3. REMOVE AND DISPOSE OF ALL UNSUITABLE SOIL, DEBRIS AND DEMOLISHED MATERIAL OFF SITE. REFER TO SITE SERVICING DRAWINGS AND GEOTECHNICAL REPORT.

4. THE CONTRACTOR SHALL BE RESPONSIBLE FOR ANY SHORING REQUIRED. PROVIDE IN ACCORDANCE WITH STRUCTURAL DRAWINGS AND ENGINEER'S APPROVAL AS REQUIRED TO ENSURE THE STABILITY OF ALL EXISTING STRUCTURES AND COMPONENTS OF THE WORK

POTENTIALLY AFFECTED BY THE NEW CONSTRUCTION.5. PROVIDE NEW CHAIN LINK FENCE AS REQUIRED TO ACT AS CONSTRUCTION HOARDING. REFER TO DRAWING FOR LOCATIONS AND SPECIFICATIONS FOR MINIMUM REQUIREMENTS.

6. PROTECT EXISTING SERVICES TO REMAIN.7. MAINTAIN SAFE ACCESS TO AND EGRESS FROM EXISTING BUILDING AT ALL TIMES.8. THE CONSULTANT DOES NOT WARRANT THE ACCURACY OF THE EXISTING BUILDING CONDITIONS, DIMENSIONS OR MATERIALS REPRESENTED ON THE DRAWINGS. DRAWINGS SHOWING EXISTING CONDITIONS ARE PROVIDED SOLELY FOR THE CONTRACTORS CONVENIENCE.

SITE GENERAL NOTES

Date

Project No.

Checked by

Drawn by

Scale

Drawing No.

Drawing

CONTRACTOR SHALL CHECK ALL DRAWINGS ON THE WORK AND REPORT ANY DISCREPANCY TO THE ARCHITECT BEFORE PROCEEDING. ALL DRAWINGS AND SPECIFICATIONS ARE THE PROPERTY OF THE ARCHITECT AND MUST BE RETURNED AT THE COMPLETION OF THE WORK. DRAWINGS ARE TO BE READ AND NOT SCALED.

Project

N

TRUE NORTHPROJECT NORTH

As indicated

18-22

PAM Garden

Housing

Dec 2018

A1.1CV

TW

Site Plan

189 & 193 Commissioners Road West

1 : 200A1.1

1 SITE PLAN

No

.

Revision Date

1 Revised ZRR 2018/11/29

2 Site Plan Consultation 2018/12/12N.T.S.A1.1

2 KEY PLAN

GROUND FLOOR 0

2nd - 7th FLOOR 3200

LEVEL 3 6000

SITE -150

LEVEL 4 8800

LEVEL 5 11600

LEVEL 6 14400

LEVEL 7 17200

T/O PARAPET 21000

A B FD EC HG

LEVEL 8 20000

BRICK 1SIDING

CANOPYGARDEN WALL

BRICK 2

GROUND FLOOR 0


LEVEL 3 6000

SITE -150

LEVEL 4 8800

LEVEL 5 11600

LEVEL 6 14400

LEVEL 7 17200

T/O PARAPET 21000

32 8654 71

LEVEL 8 20000

BRICK 1SIDINGBRICK 2

COVERED ENTRANCE

GROUND FLOOR 0


LEVEL 3 6000

SITE -150

LEVEL 4 8800

LEVEL 5 11600

LEVEL 6 14400

LEVEL 7 17200

T/O PARAPET 21000

ABF DE CH G

LEVEL 8 20000

BRICK

SIDING

CANOPY

BRICK 2BRICK 1

GROUND FLOOR 0


LEVEL 3 6000

SITE -150

LEVEL 4 8800

LEVEL 5 11600

LEVEL 6 14400

LEVEL 7 17200

T/O PARAPET 21000

3 28 6 5 47 1

LEVEL 8 20000

BRICK 1 SIDING

GARDEN WALL CANOPYCANOPY

BRICK 2

Date

Project No.

Checked by

Drawn by

Scale

Drawing No.

Drawing

CONTRACTOR SHALL CHECK ALL DRAWINGS ON THE WORK AND REPORT ANY DISCREPANCY TO THE ARCHITECT BEFORE PROCEEDING. ALL DRAWINGS AND SPECIFICATIONS ARE THE PROPERTY OF THE ARCHITECT AND MUST BE RETURNED AT THE COMPLETION OF THE WORK. DRAWINGS ARE TO BE READ AND NOT SCALED.

Project

1 : 150

18-22

PAM Garden

Housing

Dec 2018

A4.1CV

TW

Building

Elevations

189 & 193 Commissioners Road West

No

.

Revision Date

1 Site Plan Consultation 2018/12/12

1 : 150A4.1

1 SOUTH ELEVATION1 : 150A4.1

2 EAST ELEVATION

1 : 150A4.1

3 NORTH ELEVATION1 : 150A4.1

4 WEST ELEVATION

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