urban design brief...2015/05/20 · community plan area. the proposed expansion is to construct a...

610 Princess Avenue, London, Ontario, N6B 2B9

Tel: (519) 686-1300 Fax: (519) 681-1690 e-mail: [email protected]

URBAN DESIGN BRIEF

1242 Oakcrossing Road Revised May 14, 2015

Proposed Development

Image courtesy of Robert J Dyck Architect & Engineer Inc. & Alan Wilson

Prepared for:

People Care Inc. 1242 Oakcrossing Road,

London, ON N6H 0G2 (519) 641-0021

Prepared by:

Monteith Brown Planning Consultants P a g e | i

Table of Contents Introduction ...................................................................................................................................................................................................................................................................... 2

I. Purpose ............................................................................................................................................................................................................................................................ 2 II. Site Description ................................................................................................................................................................................................................................................ 2

Section 1 .......................................................................................................................................................................................................................................................................... 5 1.1 Design Goals and Objectives ............................................................................................................................................................................................................................ 5 1.2 Design Direction from City Documents ............................................................................................................................................................................................................. 5 1.3 Spatial Analysis .............................................................................................................................................................................................................................................. 10

Section 2 ........................................................................................................................................................................................................................................................................ 14 2.1 Conceptual Design ......................................................................................................................................................................................................................................... 14 2.2 Sustainability Techniques ............................................................................................................................................................................................................................... 21

1242 Oakcrossing Road Urban Design Brief

Brown Planning Consultants P a g e | 2

Introduction I. Purpose Monteith Brown Planning Consultants (MBPC) was retained by peopleCare Inc. to prepare an Urban Design Brief for the proposed expansion of the peopleCare Oakcrossing long-term care home at 1242 Oakcrossing Road. This expansion will add a four-storey new retirement residence to the north of the existing long term care home and provide expanded diversification of the neighbourhood’s existing housing options. Building on the success of Phase 1, Phase 2 will implement the vision established in the site plan approved by the City approximately 6 years ago and expand peopleCare Oakcrossing’s scale of service to the community’s aging population. The intent of this analysis is to examine the site and its context within the surrounding neighbourhood, identify key issues and opportunities, and provide guidance on a design solution having regard to the City’s planning and design documents.

II. Site Description The subject site (Figure 1) is approximately 1.7ha (4.2 acres) in area located just west of the southwest corner of the intersection of Sarnia Road and Oakcrossing Gate. The site has approximately 75 metres of frontage along Oakcrossing Road on the south and approximately 130 metres of frontage along Sarnia Road to the north. Access to the site is from Oakcrossing Road. The subject site is known municipally as 1242 Oakcrossing Road, and is the current location of peopleCare Oakcrossing Long Term Care Home. There are currently two access points into the property, both located on the southern frontage along Oakcrossing Road.

1

Figure 1 – Subject Site – Photo Key Map

Figure 2 – View looking northwest along Oakcrossing Road from the western access point.

2 Figure 3 – View looking north along Oakcrossing Road from the eastern access point.

3

Figure 4 – View looking south along Sarnia Road towards the subject site.


Monteith Brown Planning Consultants

P a g e | 3

Development Vision The existing peopleCare Oakcrossing Long Term Care Home opened in May 2010 to provide seniors in the Hyde Park community with a convenient long-term care facility where they can age in place among their families and neighbours. The proponent now wishes to expand its scale of services provided to the community based on the design of the approved site plan and in doing so, help position Hyde Park as a truly complete community.

The 4.2 acre subject lands are located in northwest London within the Hyde Park Community Plan area. The proposed expansion is to construct a retirement residence approximately 2,231 sq.m. (21,018 sq. ft.) in area and 14 m in height (4 stories). When finished, the new retirement residence will provide additional capacity for residents of Hyde Park and nearby communities with an opportunity to retire in a community familiar to them, and in a community they’ve called home for many years. The proposed expansion will also increase the community’s capacity to care for those requiring long-term care, a capacity increasingly crucial to an aging population. Site Characteristics

• Site Area: 17,089 square metres (183,944 square feet) • Existing building area: 3,158 square metres (33,990 square feet) • Frontage along Oakcrossing Road: +/- 75 metres (246 feet) • Frontage along Sarnia Road: +/- 130 metres (427 feet)

Development Characteristics

• Total Lot Coverage: 31.49%; 18.43% existing +13.06% proposed • Total Building Area: 5,389 square metres (58,007 square feet); 3,158

square meters (33,990 square feet) existing + 2,231 square metres (24,014 square feet) proposed

• Total Landscape Area: 30.7% • 63 parking spaces in addition to the existing provided • 3 accessible spaces in addition to the existing provided • 1 loading zone (existing)

Proposed Development Features • The four storey retirement residence (24,014 square feet) will step down in

height from Sarnia Road to the existing building and the low density neighbourhood to the south to ensure a smooth transition of scale.

• The building is oriented to face Sarnia Road to the north, and to establish three pedestrian access points along Sarnia Road to enhance site connectivity.

• Enhanced landscaping lining the garden wall facing Sarnia Road and enhanced architectural treatment at the northern building façade to create visual interest along Sarnia Road, recognizing that it is a higher order street

• Building design, façade treatment, colour palette, and building materials that are aesthetically consistent with the existing surrounding buildings to accentuate neighbourhood character



P a g e | 4

Figure 5 – Preferred Site Plan Image courtesy of Robert J Dyck Architect & Engineer Inc.



P a g e | 5

Section 1 This section identifies the design goals and objectives of the proposed development, provides an analysis of relevant planning and design documents and details a spatial analysis of the subject site.

1.1 Design Goals and Objectives The Design goals and objectives of the proposed development include:

• Provide additional housing and care opportunities for living in the community

• Planned intensification of the existing underutilized residential site, building on the success of the Phase 1 long term care home

• Complement the architectural design of the existing building without copying it

• Provide effective and enhanced aesthetic building design • Respect Sarnia Road as a higher order street by improving its existing

streetscape through detailed articulation of the proposed residence’s northern facade

• Provide enhanced landscaping to beautify the pedestrian realm and to screen the proposed additional parking areas on the northeast portion of the site from the public right-of-way.

1.2 Design Direction from City Documents City of London Strategic Plan The City of London Strategic Plan was adopted by council in March 2015 and establishes four strategic areas of focus that set out and guide the City’s direction for the future. The proposed development supports the implementation of the Strategic Plan in each of the four areas of focus as described below:

• Strengthening our Community—In particular, priority 5: implementing a healthy, safe, and accessible city by creating the facilities necessary for Londoners to age well and age in place in an accessible location.

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

places and spaces through attractive urban design through the proposed façades, meticulous landscaping, colours, and adherence to the

architectural style of the surrounding built environment that respects the character of the existing neighbourhood.

• Growing our Economy—In particular, priority 4: supporting strategic, collaborative partnerships with key health and medical service providers to deliver quality health and long-term care service to the community.

• Leading in Public Service—In particular, priority 3: exercising sound, proactive financial management practices by fully utilizing the municipal infrastructure on site, eliminating the need for costly infrastructure expansion to accommodate for having increased capacity in senior care. The proposed development also addresses priorities 4 & 5 by exemplifying collaborative, engaged leadership of the City in fostering a strong working relationship between City Council and the City’s agencies with its community partners in delivering excellent health and long-term care service to Londoners.

The London Plan (May 22, 2014 Draft) The draft London Plan is the draft update of the existing Official Plan. It currently has no status but propose significant changes in the policy direction, particularly in regards to urban design, for development in the City of London. The London Plan also set new goals and priorities to shape the growth, preservation and evolution of the City over the next 20 years. The subject lands is designated a ‘Neighbourhood Place Type’ and the proposed site design has considered the vision, principles, priorities, strategies, policies and directions set out by the London Plan to the year 2035 and is supported through the following: 49 Direction #5 – Build a mixed-use compact city This policy encourages infill and intensification of various housing types within a neighbourhood to efficiently use existing services and facilities and meet the needs of residents to age in place, and to build a walkable neighbourhood. 51 Direction #7 – Build strong and attractive neighbourhoods for everyone A healthy mix of housing options is further emphasized in Direction #7, which promotes active living, social connectedness, and well distributed health services. To design for a truly “complete” community, a neighbourhood will also need to meet the needs of people of all ages. Furthermore, an attractive neighbourhood will implement “placemaking” by promoting design that creates a safe, walkable, and connected community and imbues a sense of place.



P a g e | 6

52 Direction #8 – Make wise planning decisions Direction #8 calls for the municipality to ensure that new development is a good “fit” within the context of an existing neighbourhood. 104 Intensification will be supported, to expand the use of existing buildings to accommodate greater residential intensity, and to infill and develop underutilized sites. 142 The municipality will achieve an integrated and supportive relationship between the private realm and the public realm, develop at a human-scale with built form that supports active transpiration, and be compatible with existing buildings. The municipality will also allow for design creativity and sustainable neighbourhood infrastructure that is coordinated with the City’s infrastructure system to achieve strong and vibrant neighbourhoods.

144 Recognizing that neighbourhoods exist, and will be developed, within many different place types, the following neighbourhood design policies will apply to all Urban London Place Types, and in the appropriate locations within the Rural Neighbourhood Place Type: Character and Identity

2. Neighbourhoods will be designed to have a sense of place and neighbourhood character.

Safe, Accessible and Healthy

1. Neighbourhood streets and all infrastructure will be planned and designed to be safe for all demographic populations.

5. Neighbourhood will be designed to support active forms of transportation including cycling, walking, blading, boarding and transit. Infrastructure and amenities to support these modes of mobility will be incorporated.

8. Neighbourhoods will be designed to provide for a mix of uses, a range of housing choices, and various recreational opportunities that create complete and walkable neighbourhoods that accommodate a variety of ages and abilities.

Edges, Focal Points and parks

1. The character and identity of neighbourhoods will be established through the design of edges that define their perimeter and entry points.

Streets and Streetscapes

12. A coordinated approach will be taken during the planning and design of streetscape improvements, including the upgrading of building facades, signage, sidewalks, bicycle pathways, tree planting, lighting, parking areas, and landscaping.

Street Trees and Landscaping

1. Landscaping shall be applied to enclose spaces, define prominent features and landmarks, add visual interest, define pedestrian zones, delineate public and private spaces, add comfort and health, offer visual screening, and improve the aesthetic quality of neighbourhoods.

2. Neighbourhoods will be designed, planted, and maintained with robust street tree planting.

Lotting

1. Neighbourhoods will be designed with a diversity of lot patterns and sizes. 145 With regards to the layout of the site, considerations will be given to be compatible with, and be a good fit within its surrounding context. It should also promote connectivity, safety, and active transportation. Buildings should be sited with minimal setbacks from the public rights-of-way in order to maintain a consistent street wall, and service areas and load facilities will be shielded to avoid causing negative visual impact. 146 With regards to built form, a building should be a good fit within their surrounding context, and sited to define street edges and achieve scale relationships comfortable for pedestrians. The height of buildings should be proportionate to the width of the abutting public right-of-way to achieve a sense of street wall enclosure. The building should also be designed to express three defined components: a base, middle, and top. a. The base will establish a human scale façade with active frontages including, where appropriate, windows with transparent glass, porches, awnings, lighting, and the use of materials that reinforce a human scale. The middle will be visually cohesive with, but distinctive from, the base and top, and the top provide a finishing treatment, such as a roof or a cornice treatment, and will serve to hide and integrate mechanical penthouses. If a built form is located on a corner site, it will address the corner through building massing, location of entrances, and/or architectural elements. 147 The scale and repetition of a material is important to creating a cohesive building design. Materials that provide texture and scale will be used throughout a building’s design, but primarily along the ground floor to reinforce the pedestrian environment.



P a g e | 7

Variable materials will be used to visually break up the massing of large buildings to reduce the visual bulk and add interest to the building design, and materials will be selected for the scale, quality, durability, and consistency with the neighbourhood character. To support pedestrian activity and safety, blank walls will not be permitted along the street edge.

148 Surface parking will be located in the rear yard or interior side yard and will be screened by low walls and landscaped treatments if it is in a high visibility area. 149 Public infrastructure and utilities should be integrated and coordinated into the design of the public realm. Infrastructure and utilities will be designed to be safe, reliable and cost-effective; within this context, such infrastructure will be planned and designed to support the design and character of a site, streetscape or neighbourhood, while enhancing the aesthetics and functionality of the public realm. Wherever possible given the legislative requirements for the separation of utilities, utility installations will be consolidated or co-located, wherever possible, to reduce the impact on the public realm. Above-ground utilities that could detract from the visual appeal of the public realm will be screened from view by landscaping or other appropriate means. Switch boxes, transformers, electrical and gas meters, ground-mounted air conditioning units and other above-ground or building-mounted mechanical equipment shall be located away from building frontages, entrances, street intersections, public spaces. 613 New neighbourhoods will be planned to include a variety of different housing types such that it is possible for people to remain in a neighbourhood as their housing needs change over time. 921 Key elements of the City’s vision for 2035 for neighbourhoods include:

• A strong sense of place and identity. • Attractive streetscapes, buildings, and public spaces. • A diversity of housing choices allowing for affordability and giving people

the opportunity to remain in their neighbourhoods as they age if they choose to do so.

• Well-connected neighbourhoods, from place to place within the neighbourhood and to other locations in the city such as the Downtown.

924 The following will be implemented in the planning and public work undertaken by the City to achieve its vision for 2035:

1. Through the review of all planning and development applications, neighbourhoods will be designed to create a strong sense of place and identity. City design policies and associated guidelines will be employed.

2. Neighbourhoods will be planned for diversity and mix and will avoid the broad segregation of different housing types, intensities, and forms.

4. Housing forms will be permitted that support the development of residential facilities that meet the housing needs of persons requiring special care.

7. Street networks within neighbourhoods will be designed to be pedestrian and transit-oriented, placing first priority on pedestrian mobility.

City of London Official Plan The subject lands are located within an area designated Multi-Family, Medium Density Residential on ‘Schedule A’ of the Official Plan. This designation permits multiple-unit residential developments having a low-rise profile, including nursing homes, rest homes and homes for the aged. As such, the proposed use for this development conforms to the Official Plan. Policies that elaborate on the design treatment for lands designated Residential land and Multi-Family, Medium Density Residential, and are applicable to the proposed development are identified below: Section 3.1.1 “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.” “iv) Support the development of residential facilities that meet the housing needs of persons requiring special care.” “vi) Encourage infill residential development in residential areas where existing land uses are not adversely affected and where development can efficiently utilize existing municipal services and facilities” “viii) Support the provision of services and amenities that enhance the quality of the residential environment.” “x) Promote residential development that makes efficient use of land and services.” Section 3.1.3 “ii) Encourage the development of well-designed and visually attractive forms of multi-family, medium density housing.”



P a g e | 8

Section 3.3.2 “i) Development of the site or area for medium density residential uses shall take into account surrounding land uses in terms of height, scale and setbacks and shall not adversely impact the amenities and character of the surrounding area.” Urban Design Policies Section 11.1 of the Official Plan establishes the City’s urban design policies. Section 11.1.1 identifies the design principles that shall be promoted in the preparation and review of development proposals. Through the pre-consultation session held on October 6, 2011, the following urban design policies have been identified as being applicable to the proposed development: “ii) To the extent feasible, existing trees of desirable species should be retained and incorporated into the landscaping plans for new development through the adoption and implementation of tree preservation policies. Also, designs for new development will consider the need for suitable locations to accommodate the planting of street trees.” “viii) In pedestrian traffic areas, new development should include street-oriented features that provide for the enhancement of the pedestrian environment, such as canopies, awnings, landscaped setbacks and sitting areas.” “x) Landscaping should be used to conserve energy and water, enhance the appearance of building setback and yard areas, contribute to the blending of new and existing development and screen parking, loading, garbage and service facilities from adjacent properties and streets.” “xviii) Where residential development is affected by adverse noise conditions, the use of urban design features such as building orientation, location of outdoor open space relative to the noise sources and noise attenuation measures will be encouraged subject to policy 19.9.5., 19.9.6. and 19.9.7. of this Plan.” City of London Zoning By-Law The City of London Zoning By-Law currently zones the subject site as a compound zone: ‘Residential R5-3 (R5-3)’; ‘Residential R6 (R6-5)’; ‘Residential R7 (R7)’; and ‘Residential R8 (R8)’. As Section 3.9 of the City’s Zoning By-Law states, a lot zoned with a compound zone may be used exclusively for any combination of uses permitted in any of the zones included in the compound zone symbol. The proposed four-storey retirement residence expansion is a permitted use under the regulations of the R7 zone. City of London Placemaking Guidelines Adopted in November 2007, the purpose of the City of London Placemaking Guidelines is to provide developers, builders, consultants, and municipal staff with

guidelines for the ‘development of outstanding communities that offer a distinct character, a strong sense of community and a context for healthy lifestyles and a high quality of life.’ The Guidelines present a number of design principles to create high quality, livable communities. The entire document has been reviewed in detail and the following principles are identified as being especially pertinent to the proposed development: Integrate the Elements of the Community

• Identify key streetscapes and coordinate the conceptual design and location of landscaping and built forms.

Establish Identifiable Community Boundaries

• Buildings should be located close to the street and should be architecturally articulated to provide an appropriate level of detail that will visually animate the streetscape.

• Use identifiable features such as decorative pavement treatments, intense

landscaping features, widened sidewalks to promote the character of a neighbourhood.

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

quality fencing, noise walls and infrastructure such as pumphouses at the entries to neighbourhoods.

Create Focal Points and Features that are Part of the Community

• Use the massing of buildings and/or trees to create a sense of enclosure around focal points such as commons areas.

Establish a Common Design Connection Between All Elements of the Community Through Architectural and Landscape Design

• Orient buildings, their massing, architectural elements and habitable areas so that they promote an eyes-on-the-street approach to streetscapes and public spaces.

• Pay special attention to architecture and landscaping at visually prominent

locations such as corner lots, “T” junctions and lots facing or backing onto public spaces and gateway streets throughout the community. The design and landscaping of these highly visible locations should promote the image of the community by providing an appropriate level of detail.



P a g e | 9

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

• Design buildings to be individually and collectively supportive of the overall design concept.

• Employ exterior building materials and colours that are stylistically

appropriate.

• Avoid architectural designs that are ubiquitous and non-descript because they do not contribute to a sense of place.

• Avoid excessive repetition and monotony, or widespread “sameness” throughout the community by providing a complementary variety of building forms, heights, building materials and colours.

Provide a Mix of Complementary Residential Densities

• Where appropriate design for the mutually compatible integration of low, medium and high density residential uses through the effective use of:

✳ Site Planning ✳ Building Massing and Orientation ✳ Architectural and Landscape Design ✳ Visual Impact Analysis

Provide a Variety of Complementary Building Scales

• Within the various residential densities there should also be a variety of compatible building scales.

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

effectively integrate large buildings into the streetscape and community.

Promote a Range of Housing Opportunities and Choices

• A mix of housing opportunities can accommodate the changing lifestyles of an aging population while allowing neighbours to continue to live in the community.

Design for Pleasant Walking Environments

• Use landscaping strategically to enhance the pedestrian environment.

• Orient buildings, their massing, architectural elements and habitable areas so that they promote an eyes-on-the-street approach to streetscapes and public spaces.

The policy directions identified above have been considered and effectively integrated in the proposed design of the site as articulated in the following sections of this Brief. Hyde Park Community and Urban Design Guidelines The Hyde Park Community Plan and Urban Design Guidelines are prepared in large part to guide the overall design of the community and new developments in the existing urban area in a sympathetic and compatible manner. The Guidelines offer principles of good planning and design that the City has adopted to create a Hyde Park community that is attractive, functional, and safe. The following guidelines have been identified and thoroughly considered as they directly apply to the proposed development: 3.2 General Streetscape Guidelines “1 Buildings should generally be oriented to the street to define the public space of the streets and achieve a more urban development character.” “2 Reverse lotting should be avoided along all streets.” “3 Garage and blank walls should not dominate the streetscape.” “8 Landscape design should complement and unify other urban design objectives including building form, pedestrian and vehicular access points, parking location and signage.” 3.3 Arterial Roads “1 Rear lotting along arterial roads is discouraged.” 4.1 Building Design Guidelines “1 A variety of lot widths and building types will be encouraged within each neighbourhood.” “2 Buildings should be oriented to the street to define the public space of the streets and achieve a more urban development character. Residential buildings should generally be set back 4 to 6 meters from the property line. Public and institutional buildings such as schools and churches may have a greater setback to create public spaces and courtyards between the building and street.”



P a g e | 10

“8 Buildings should be designed with rooftops of an identifiable shape. Square or flat top roofs should generally be avoided and where used, the walls should be carefully terminated and crowned to support the character of the building.” “14 Facade design should clearly emphasize the main entrance to buildings. Canopies over doorways and porches are encouraged.” The proposed retirement residence is setback approximately 9 metres from the sidewalk on Sarnia Road but will feel as if it is flushed up against the arterial road. This is achieved by architecturally articulating the building to visually animate the street edge through lush landscaping treatment and the employment of “heavy” timber trellis to announce the principle pedestrian entrance onto the road. These features will also create much needed focal points along the currently barren sidewalk, promote eyes on the street, and enhance the pedestrian environment. The proposed building orientation enhances the site’s current connectivity, and facilitates the aforementioned pedestrian oriented features creating a welcoming façade towards Sarnia Road and integrating the private realm with the public through a gradual courtyard-to-sidewalk transition.

1.3 Spatial Analysis Regional Context A regional analysis was conducted around the subject site at 400 and 800 metre radii as illustrated in Figure 6. This Figure identifies the location of the subject site within the Hyde Park Community in northwest London, north of Oakcrossing Road and just west of the southwest corner of Sarnia Road and Oakcrossing Gate intersection. The surrounding lands within 400 metre radius of the site are used predominantly for low to medium density residential purposes. There are also two underutilized parcels to the immediate north and northwest of the subject site, a vacant parcel of land approximately 50 metres southeast of the subject site, and a partially developed parcel of land just east of the southeast corner of the Sarnia Road and Oakcrossing Gate intersection consisting of two storey townhome blocks. It is important to note that all of the above parcels are either zoned for, or under development applications to permit for medium density residential use (there is also an application for the parcel immediately to the north to divide its uses for townhomes to the west and mid-rise apartments to the east). The proposed development of a new retirement residence is in alignment with the building scale of the immediate surrounding area and provides a suitable transition in scale and density. It also presents a diversification of housing options for the surrounding neighbourhood.

The walkability of the area within the 400 metre radius of the subject site is largely limited to the neighbourhood south of Sarnia Road, as the absence of any nearby traffic lights along Sarnia Road, the lack of an established pedestrian circulation network in the underutilized parcels to the north, and the presence of a rail line north of Sarnia Road collectively creates an environment not conducive to walking. It is recognized that the City intends to establish a trail south of the CPR rail line to the north and planned upgrades to Sarnia Road with improved opportunity for pedestrian movements along the corridor, until that is realized, the neighbourhoods to the north of Sarnia Road will largely be inaccessible by foot for residents to the south. The proposed development animates the sidewalk on the south side of Sarnia Road and is an ideal first step in connecting the relatively well established pedestrian network south of the arterial road with any future pedestrian networks that may emerge as a

Figure 6 – Regional Analysis at 400m and 800m Base Data Source: Queen's Printer of Ontario, does not constitute endorsement by MNR or the Ontario Government



P a g e | 11

result of the development applications for the lands to the north and the planned upgrading of Sarnia Road in 2017 as per the City’s Growth Management Implementation Strategy. Within the 800 metre radius, additional low and medium density residential neighbourhoods are identified in all directions, which reinforce the appropriateness of the scale of the proposed development. In terms of community amenities and facilities, the Gateway Church is accessible to the southwest and a small park is also within walking distance to the southeast along Mapleridge Street. This park is the only walkable park in the neighbourhood, as the neighbourhood is wedged between two rail lines to the north and south. Therefore, although the 800 metre radius encompasses Huntington Park to the southeast, it is not accessible by foot. Similarly, the CPR rail line to the north hinders the walkability of the neighbourhood on the north side of Sarnia Road. The examination of the subject site’s regional context provided above indicates that the area surrounding the proposed retirement residence is intended to be low to medium density residential neighbourhood with minimal disruption from higher intensity uses. Site Analysis & Surrounding Land Uses The subject site is surrounded by lands used for medium density residential to the west, low density residential to the south, low density residential to the east, and urban reserve lands to the north. The proposed medium density retirement residence is consistent with the use and intensity of the adjacent lands. The topography of the site itself is relatively flat, with the northern portion currently vacant and covered by landscaping to the east and a small pond to the west. The southern portion of the site contains an existing long term care home, with parking provided to its west, southwest, and east. A landscaped roundabout is also present at the southeast portion of the subject site to regulate incoming and outgoing traffic. The four-storey façade proposed along the northern street edge of the site will act as an appropriate and attractive focal point just west of the vehicular access point through Oakcrossing Gate into the neighbourhood by relating the new development to the height of the existing long term care home. The existing long term care home is a three storey building with a brick base and metal siding for the middle and top exterior component. The focal points of its facades are highlighted by a uniform application of brick material throughout all three exterior components and further emphasized by cultured stone architectural details at the pedestrian level. As the southern façade of the existing long term care home is the view terminus for the corner of Oakcrossing Road to the south, elaborate ground level signage and two gabled parapet walls are included in the design of the existing building to provide an aesthetically pleasing focal point for the building.

Currently, the internal circulation of the site only permits vehicular and pedestrian access from Oakcrossing Road on the south side of the property. The proposed development will greatly enhance the site connectivity and pedestrian circulation as it provides three additional pedestrian access points to the north towards Sarnia Road. Vehicular connectivity will remain the same as no direct vehicular access is permitted onto Sarnia Road. A number of deciduous and coniferous tress are planted along the western, northern, and eastern boundary of the site as landscaping buffers to adjacent properties to the east and west, and Sarnia Road to the north. These trees will be unaffected by the proposed development, with the exception of one on the eastern portion of the site, which will be relocated approximately 45 metres to the south. The proposed

Figure 7 – Site Specific Analysis & Surrounding Land Uses Base Data Source: Queen's Printer of Ontario, does not constitute endorsement by MNR or the Ontario Government



P a g e | 12

development will also replace the existing brush at the northern portion of the site with a landscaped courtyard and garden wall to announce the new pedestrian access and enhance the streetscape of the sidewalk along Sarnia Road. In addition to the information provided above, Figures 8 to 11 below provide further description to the lands immediately adjacent to the subject lands. North The land north of the subject lands, across from Sarnia Road is an irregularly shaped parcel with an area of approximately 2.59 ha. (6.4 acres) currently zoned ‘Urban Reserve (UR1)’. A single detached house is the only building present on this parcel at the moment. There is currently a development application to permit the development of two storey townhomes on the western portion of the parcel, and a mid-rise apartment building on the eastern portion. It should also be noted that there is also a development application on the lands known municipally as 905 Sarnia Road for the development of 169 townhomes with a maximum height of 12 metres—northwest of the subject lands.

Figure 8 – Looking north at the single detached dwelling at 801 Sarnia Road.

East Immediately east of the subject lands, separated by a landscaped buffer is a low density residential neighbourhood. The architectural style of the existing long term care home is consistent with that of the surrounding neighbourhood in terms of form elements, materials used, and colour palette. Specifically, it utilizes building materials that are complementary and sympathetic to those common throughout the low density buildings in the adjacent neighbourhood.

Figure 9 – Looking east along Oakcrossing Road at the adjacent low density residential neighbourhood.

West The lands west of the subject lands contain a low density residential neighbourhood almost identical to that on the site’s east flank, with the addition of a wooden fence separating the western parking area of the long term care home from the rear yards of the properties to the west.

Figure 10 – Looking west along Oakcrossing Road at the adjacent low density residential neighbourhood.



P a g e | 13

South The subject lands face a row of single detached homes located on the south side of Oakcrossing Road. Similar to the site conditions on the east and west sides, the character of the neighbourhood can be described as being contemporary suburban. Protruding garages can be seen in all of the visible dwellings and the sidewalk is ostensibly absent on the southern side of Oakcrossing Road.

Figure 11 – Looking southwest at corner shared by the subject site and the surrounding low density residential neighbourhood.

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

• Intensification of an underutilized site • Provision of senior’s long term care home to the local and surrounding

communities, contributing to the provision of a range and mix of housing choices, and allowing residents to age in place in their community

• High quality design to add visual interest to the pedestrian environment • Uniform street edge along Sarnia Road allows for the establishment of a

consistent rhythm of at-grade openings • Provision of pedestrian linkages at the north end of the subject site,

connecting the proposed building with the sidewalk along Sarnia Road • Symmetrical site configuration allows for the efficient use of service

infrastructure • Detailed architectural treatment of the garden wall and landscaping, and

entrances from Sarnia Road to enliven the pedestrian realm • Proposed building height compatible with surrounding land uses • Enhanced landscaping proposed throughout the site to soften the parking

area and streetscape

• Garbage, loading, and service area is shielded from neighbouring residents through thoughtful building orientation

Weaknesses

• No vehicle access is permitted onto Sarnia Road, forcing traffic into the neighbourhood and hindering the response time of emergency vehicles

• Design has to respond to existing buildings, parking, and infrastructure on site

• Additional parking requirements on site, thereby reducing the amount of landscaping and community areas potentially available

• Limited pedestrian linkage to the neighbourhood north of Sarnia Road due to the presence of an arterial road and a rail line further to the north.

Opportunities

• Build on the success of an existing model delivering high quality retirement and long term care residences to the Hyde Park community

• To help position Hyde Park as a complete community through the addition of alternative forms of housing to meet the needs of a wider range of demographics

• Improve the current site’s massing relationship with Sarnia Road • Improve the neighbourhood’s pedestrian circulation network • Enhance the landscaping and aesthetics of the existing site

Threats

• Opposition from nearby residents



P a g e | 14

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

Figure 12 – Preferred Site Design

Site Design The concept presented above was approved by the City of London approximately 6 years ago as part of the site plan approval for the existing building. It represents the optimal physical configuration and design for the expansion considered here. This concept balances functionality and efficiency with pedestrian oriented development that is also sympathetic to the aesthetics and uses of the surrounding neighbourhood. The proposed site design will orient the new “U” shaped retirement residence to face Sarnia Road. A sidewalk will be put in place which leads from the canopied/entrance area to the sidewalk along Sarnia Road, creating three pedestrian access points to the northern portion of the site. The three pedestrian access points provide direct pedestrian access between the sidewalk on Sarnia Road and the courtyard area. Detailed architectural and landscaping treatment is applied to emphasize the central access point and achieve a prominent presence on Sarnia Road. The residence itself will be four stories (14 metres) in height, which conforms with the maximum height permitted by the present zoning of the site. The current orientation of the building promotes community connectivity and a site that is not inward looking but integrated with the community. Many functional features of the proposed residence are shared with the existing building on the subject site. The proposed building’s kitchen will be located in an area shared with that of the existing building’s kitchen to create a synergy between the two. Both buildings will be utilizing the same garbage, loading, and service area, as well as other equipment to maximize efficiency and minimize redundant and visually detrimental features throughout the subject site. The objective of these decisions on site configuration is not solely functional but also grounded on the community planning principle of fully integrating a new development into the existing context that is not only compatible, but accentuates the existing environment. The activation of the site’s elements facing Sarnia Road is completed by a proposed north elevation that has been designed to have the appearance of a principal entrance, with a high level of architectural detailing, including two highly detailed canopies, and central pedestrian entrance made prominent with “heavy” timber trellis as doors. Particular attention has been given to the site elements facing Sarnia Road, recognizing the importance of designing a street wall that is conducive to pedestrian scale activities. Building walls are extended toward the street lines, and prominent and articulate facades are provided to animate the streetscape. Detailed garden walls, enhanced landscaping, and featured columns are proposed to clearly announce the three pedestrian entrances connecting the site with Sarnia Road. In addition, the residence’s courtyard will face and be directly accessible from Sarnia Road to activate the street edge and create an open and inviting atmosphere for visitors and pedestrians. Having a courtyard positioned in close proximity to the



P a g e | 15

sidewalk of Sarnia Road will also relate the courtyard and patio area to the public realm. Additional parking (63 regular plus 3 handicapped parking spaces) on the east and western flank of the site will be added to support the proposed redevelopment, this is accommodated for by expanding the current parking areas north towards the landscaped boundary abutting Sarnia Road. Enhanced landscaping in the form of flowers, shrubberies and bushes will be planted on the northern parking island as well as along the northern boundary of the eastern parking area to provide buffering and soften the impact of the parking lot expansion. A similar treatment is proposed for the transformer boxes located at the middle-eastern portion of the subject site to shield it from view. Built Form The proposed long term care residence is four stories (14 metres) in height and set back approximately 9 metres from the sidewalk of Sarnia Road and located on the northern portion of the subject lands. The building footprint covers approximately 13% of the subject lands and contains 1 east facing and 3 north facing access points. The east facing entrance will be the principal entrance into the building and will face a landscaped roundabout and the parking lot, while the 3 north facing entrances will be used primarily for accessing the courtyard and patio area and providing access to address Sarnia Road. The proposed building will feature aesthetically pleasing facades to address Sarnia Road in particular as articulated through the elevation drawings and renders provided in Figures 14, to 20 of the Brief. Visual interest throughout the building exterior is provided through variations in architectural treatments, including a variable roof line with dentil moldings applied to emphasize the central facades’ building edge, texture and material changes to distinguish the building’s base, middle, and top (cultured stone to relate to the pedestrian scale, brick treatment to mark the transition between base and top, and fibre cement siding for the top component), and regular, uniformly spaced glazing complemented by arches at the central facades.

Massing & Articulation One of the most important factors considered in the massing and articulation of the proposed “U” shaped building is how best to position it to achieve the goal of activating the street edge and providing direct linkage between Sarnia Road and the subject site. The proposed orientation and positioning of the retirement residence will define the street edge with three pedestrian entrances directly accessible from Sarnia Road that is also architecturally sophisticated with a distinct presence. The new retirement residence will have a connecting link (visible on Figure 14) that is highlighted by the use of glazing to emphasize its integration with the existing long term care home. An articulated masonry garden wall and centralized “heavy” timber trellis will centre the northern focal point along the street edge to the primary pedestrian entrance, this is enhanced by a graduated landscaping treatment along the garden wall. The building exterior will utilize three different materials to distinguish the base, middle, and top sections and add visual interest. On the northern façade, additional details (discussed under Architectural Treatment) are proposed to further accentuate its role as a street facing façade.

Figure 13 – Cross Section Drawing of Proposed and Existing Building, Oakcrossing Road, and Sarnia Road Image courtesy of Robert J Dyck Architect & Engineer Inc.



P a g e | 16

Character & Image The proposed site and building design reinforces the existing building in terms of colours, built form, and aesthetic style. The brick-red and light gray colour scheme employed throughout the building is consistent with the peopleCare brand and the neighbourhood. The three-themed material treatment for the new building’s exterior continues the theme established in the existing building, which in turn respond to the character of the neighbourhood on Oakcrossing Road and Oakcrossing Gate. Furthermore, when completed, the four storey building form will be a gradual and sensitive transition between the adjacent low density neighbourhood and the medium density residences and mid-rise building proposed to the north at 801 Sarnia Road, which promotes efficient use of land and services at a complementary building scale.

Detailed architectural and landscaping treatment, especially along the street edge of Sarnia Road, will develop a walkable and attractive street character for the arterial road, which is currently unwelcoming for the pedestrian. The proposed treatment will render the existing barren pedestrian realm into one that is attractive, functional, and safe.

Figure 14 – East Elevation Image courtesy of Robert J Dyck Architect & Engineer Inc.



P a g e | 17

Figure 15 – North Elevation Image courtesy of Robert J Dyck Architect & Engineer Inc.

Figure 16 – West Elevation Image courtesy of Robert J Dyck Architect & Engineer Inc.



P a g e | 18

` Figure 17 – Rendering of the Proposed Residence’s Northern Facade Image courtesy of Robert J Dyck Architect & Engineer Inc. & Alan Wilson



P a g e | 19

Figure 18 – Rendering of the Proposed Residence’s Northern Façade Relating to the Single Family Homes to the West Image courtesy of Robert J Dyck Architect & Engineer Inc. & Alan Wilson

Figure 19 – Rendering of the Proposed Residence’s Northern Façade Relating to the Single Family Homes to the East Image courtesy of Robert J Dyck Architect & Engineer Inc. & Alan Wilson



P a g e | 20

Figure 20 – Rendering of the Proposed Residence’s Eastern Facade Image courtesy of Robert J Dyck Architect & Engineer Inc. & Alan Wilson



P a g e | 21

Architectural Treatment The architectural style of the proposed building complements the surrounding community, which is a typical suburban neighbourhood with moderate contemporary architectural details. This style is adopted by the existing long term care home, and further complemented by the proposed building’s use of varied roof lines, window arches, dentil molding, “heavy” timber trellis, and masonry garden. Additionally, the new retirement residence will use cultured stone, brick, and fibre cement (James Hardie) siding to distinguish its outer walls, thereby sustaining the continuity of exterior texture found throughout the surrounding neighbourhood. To further project the neighbourhood’s character along Sarnia Road and add visual interest to the pedestrian environment, glass railings will be installed on the balconies of the north facade exclusively to create effective stylistic interplay between traditional architecture and contemporary details. Lighting The proposed development will employ full cut-off LED lamps, with no up-light component, thereby limiting glare. Signage Two signs with the logo of peopleCare Oakcrossing are proposed to be positioned on the eastern and western exterior of the new building, at a height of approximately 10 metres from ground level. The signs will be approximately 2.75 metres in height and 5.0 metres in width. Servicing Vehicular access is available exclusively on the south side of the site from Oakcrossing Road as no vehicular access is permitted from Sarnia Road, which is an arterial road. Pedestrian access onto the site is currently only available through the south side of the site, the proposed development will add 3 pedestrian access points to the north side of the site along Sarnia Road and will significantly enhance its internal pedestrian connectivity. Flush curbs are implemented to entry points throughout the site to provide access to persons with disabilities. On Oakcrossing road, it is noted that a road widening dedication is required 10.75m from the centre line. A utility corridor currently exists on the subject site, which serves as the loading zone, garbage pick-up area, and the location of the building’s generator, located at the end of the corridor to minimize obstruction to loading traffic. The proposed development will implement the design of the original approved site plan and share the use of this utility corridor with the existing long term care home. This corridor thus plays the role of a service hub for the subject lands and will be shielded from the view of neighbouring residents by the massing of the new and existing buildings.

The proposed development will provide an additional 63 parking spaces and 3 accessible spaces to the subject lands’s current parking provisions. The proposed retirement residence will be serviced internally through the sanitary sewer of Phase 1 and ultimately outlet to the municipal sanitary sewer on Oakcrossing Road. Municipal water is available from the 250mm diameter private watermain within the site, or the 300mm diameter municipal wartermain on Oakcrossing road. With regards to stormwater management for the proposed development, please refer to the Approved & Accepted ENG PLUS Stormwater Management Plan dated April, 2008 for the approved site plan.

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

• Installation of an additional bicycle rack near the principal entrance of the

new building to promote active transportation, particularly for staff and visitors

• The increased use of glazing is utilized to improve availability of natural light internally, particularly in the linkage area between the existing and new building

• Shared utility corridor minimizes the need for paved surface, resulting in increased landscaped coverage and enhanced stormwater management

• Proposed full cut-off LED lighting minimizes energy consumption