urban design brief proposed royalcliffe retirement ... · proposed royalcliffe retirement residence...

URBAN DESIGN BRIEF

Proposed Royalcliffe Retirement Residence Expansion 603 & 609 Wharncliffe Road South, London Ontario Chartwell Retirement Residences March 1st, 2017

MICHAEL SPAZIANI ARCHITECT INC. 6 Helene Street N, Suite 100

Port Credit, Mississauga ON L5G 3B2 T 905 891 0691 F 905 891 0514

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URBAN DESIGN BRIEF 603 & 609 Wharncliffe Road South, London Ontario. March 1st, 2017 TABLE OF CONTENTS 1.0 LAND USE PLANNING CONTEXT 1 1.1 INTRODUCTION 1 1.2 SUBJECT LANDS 1 1.3 PROPOSED DEVELOPMENT 7 1.4 SPATIAL ANALYSIS 8 1.4.1 SITE SPATIAL ANALYSIS (400 METRES) 9 1.4.2 SITE SPATIAL ANALYSIS (800 METRES) 10 2.0 DESIGN PRINCIPLES & DESIGN RESPONSES 11 2.1 PROJECT GOALS AND OBJECTIVES 11 2.2 DESIGN RESPONSE TO CITY DOCUMENTS 11 2.2.1 OFFICIAL PLAN POLICIES 12 2.2.2 OFFICIAL PLAN’S URBAN DESIGN POLICIES 12 2.2.3 THE LONDON PLAN 2016 (ADOPTED BY CITY COUNCIL) 14 2.2.4 THE LONDON PLAN 2016 (ADOPTED BY CITY COUNCIL) CITY DESIGN POLICIES 14 2.3 SWOT ANALYSIS 16 3.0 CONCEPTUAL DESIGN 17 3.1 SITE DESIGN ELEMENTS 17 3.2 DESIGN PRECENDENTS 19 4.0 PLACEMAKING 20 5.0 LANDSCAPING 22 6.0 PUBLIC REALM 22 7.0 NEIGHBOURING CHARACTER STATEMENT & COMPATIBILITY STUDY 23 8.0 SUSTAINABILITY 24 9.0 CONCLUSION 25 CLOSING 25 LIST OF APPENDICES APPENDIX A SITE PLAN APPENDIX B LANDSCAPE PLAN APPENDIX C ELEVATIONS APPENDIX D FLOOR PLANS APPENDIX E PERSPECTIVES APPENDIX F SCHEDULE A, TO THE CITY OF LONDON OFFICIAL PLAN - LANDUSE MAP NO. 8



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URBAN DESIGN BRIEF 603 & 609 Wharncliffe Road South, London Ontario. March 1st, 2017 1.0 LAND USE PLANNING CONTEXT 1.1 INTRODUCTION This Urban Design Brief has been prepared by, Michael Spaziani Architect Inc. (MSAi) on behalf of, Chartwell Retirement Residences, in support of the development proposed at 603 & 609 Wharncliffe Road South. The purpose of this Urban Design Brief is to outline the design approach for the proposed high density retirement resident building, and how the design conforms to the City of London guidelines and policies. This Design Brief has been prepared in accordance with the City of London Urban Design Brief Terms of Reference (January 2009) and provides a clear direction on how the site should be developed. This has been submitted in advance of a zoning by-law amendment and site plan approval applications. 1.2 SUBJECT LANDS The subject site, shown in Figure 1.2, is a 1.63 ha (4.02 acre) rectangular shaped parcel of land. The subject site is approximately 192.6 metres in depth and has approximately 85.0 metres street frontage on Wharncliffe Road South. On the site is an existing 7-storey retirement residence (Chartwell Royalcliffe) which was constructed in 2008. There is a community of single family homes immediately to the north, south and west of the site. As well, there is a community commercial node immediately to the east of the site, on the opposite side of Wharncliffe Road South, and north of the site at the intersection Commissioners Road West and Wharncliffe Road South. The site is not located within any conservation authority regulated flood areas or natural heritage features.

Figure 1.1 Context Map



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URBAN DESIGN BRIEF 603 & 609 Wharncliffe Road South, London Ontario. March 1st, 2017

Figure 1.2 Subject Site



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Figure 2 Looking south-west on Wharncliffe Road South, toward the existing 7-storey Chartwell Royalcliffe Retirement Residence

Figure 3 Looking west at the subject site, on Wharncliffe Road South



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Figure 4 Looking west at the subject site, on Wharncliffe Road South

Figure 5 Looking north on Wharncliffe Road South, the existing 7-storey Chartwell Royalcliffe Retirement Residence on the left (on the west side of Wharncliffe Rd. South).



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Figure 6 Aerial view looking north on Wharncliffe Road South, the existing 7-storey Chartwell Royalcliffe Retirement Residence on the left (on the west side of Wharncliffe Rd. South)

Figure 7 Aerial view looking east



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URBAN DESIGN BRIEF 603 & 609 Wharncliffe Road South, London Ontario. March 1st, 2017 1.3 PROPOSED DEVELOPMENT Chartwell Retirement Residences is proposing to construct a 7-storey (179 unit) Memory Care and Independent Supportive Living expansion to the existing 7-storey retirement residence that is currently on the west half of the subject site. This will include an expansion to the existing 1-storey underground parking garage. The proposed building will front immediately onto Wharncliffe Road South. Vehicular access is existing, at one location, along Wharncliffe Road South at the northeast limit of the site. 15 surface parking spaces will be added to serve the proposed building, with access to existing underground parking provided at the centre of the site. The design of the building will be enhanced to be as architecturally compatible as possible with the existing retirement residence, as well as with the existing adjacent land uses and other similar structures within the neighbourhood. Full municipal services are available to the site. This project proposes to accommodate a range of housing types including supportive and independent living offered as rental units. One bedroom, two bedrooms, and studio units accommodate a diversity of lifestyles. Chartwell Retirement Residences aims to provide complete infrastructure for ageing in place. Both the existing and proposed retirement residences will share a variety of amenities for residents including dining, passive and active recreational areas, garden patio, landscaped terrace, memory care treatment space, walking paths, health care services, and personal care services. The existing Official Plan land use designation is Multi-Family High Density Residential, which permits the proposed expansion of the existing retirement residence.



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1.4 SPATIAL ANALYSIS The subject site is located within an area of low and multi-family high density residential and commercial land uses. The land uses surrounding the subject site are consistent with the proposed intensification and redevelopment opportunities for this location. The proximity of the site to Wharncliffe Road South, Commissioners Road, and existing transit routes, provides accessibility to public transit and commercial/ retail developments. The proposed high density residence will efficiently use existing serviced lands and provide a variety of housing options to prospective residents, consistent with the objectives of high density policies stated within the Official Plan.

Figure 8 Excerpt from Schedule A to The City of London Official Plan – Land Use (Map No. 8)



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1.4.1 SPATIAL ANALYSIS (400 METRES) The community context within 400m of the subject site includes low and high density residential land uses, existing community commercial nodes, and transit connectivity including automobile, cycling and pedestrian routes. All noted land uses are within reasonable walking distance with safe, accessible pedestrian connections. Existing developments directly adjacent to the subject site to the north, west and south are designated as low and multi-family high density residential.

Figure 9 Spatial Analysis within 400m of the subject site.



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1.4.2 SPATIAL ANALYSIS (800 METRES) The broader community context within 800m of the subject site is similar to the use of land within the 400m radius in that it contains a range of land uses. However, there are some additional land uses dispersed beyond the 400m boundary. Office uses are found to the east of the site. Schools and places of worship of a variety of denominations fall within the regional spatial analysis, Victoria Hospital – London Health Sciences Centre and Parkwood Institute are located southeast of the subject site. Public transportation services are accessible at numerous locations adjacent to, and within the 800m radius.

Figure 10 Spatial Analysis within 800m of the subject site.



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URBAN DESIGN BRIEF 603 & 609 Wharncliffe Road South, London Ontario. March 1st, 2017 2.0 DESIGN PRINCIPLES & DESIGN RESPONSES 2.1 PROJECT GOALS AND OBJECTIVES The goals and objectives of the proposed development include establishing an overall site design that respects the urban design principles for this area by:

- Intensifying of the eastern half of an existing underutilized land parcel along Wharncliffe Road. - Enhancing the character of the residential area by defining a street edge for the public realm that is designed to blend into the

community and adjacent properties. - Providing a residential development that, through the combination of its massing, orientation, pedestrian connections, vehicular

entrances and material selections, will blend well with features and align with the vision for the community. - Designing an enhanced landscape plan that complements the proposed building and community, as well as providing an attractive

interface between the subject site and the public realm. - Maximizing the available capacity within existing infrastructure. - Implementing a land use that is consistent with the City of London Official Plan policies and direction provided by the London Plan.

2.2 DESIGN RESPONSE TO CITY DOCUMENTS The design policies relevant to the proposed development are taken from the City of London Official Plan (Chapter 11), as amended by the Official Plan Amendment No. 438. The current designation of the subject site is Multi-Family High Density Residential under the City of London Official Plan (Schedule A). The policies that are relevant to the proposed development are outline below. The City of London has adopted the "London Plan" and forwarded the Plan to the Minister of Municipal Affairs and Housing who approved the London Plan, with modifications, on December 30, 2016. However, as a number of appeals of The London Plan have been filed with the Ontario Municipal Board, the Plan is not yet in full force and effect. Nonetheless, London Plan policies are considered in the design of the proposed development and are addressed in subsequent sections of this report. 2.2.1 OFFICIAL PLAN POLICIES The Official Plan establishes the following policies with regard to Multi-Family, High Density residential developments:

i) “Support the development of multi-family, high density residential uses at locations which enhance the character and amenity of a residential area and where arterial streets, public transit, shopping facilities, public open space, recreational facilities are easily accessible; and where there are adequate municipal services to accommodate the development”.

ii) “Provide opportunities for the development of multi-family, high density residential buildings at locations adjacent to major public open space areas where compatibility with adjacent land uses can be achieved”.

iii) “Promote, in the design of multi-family, high density residential developments, sensitivity to the scale and character of

adjacent land uses and to desirable natural features on, or in close proximity to, the site”.



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2.2.2. OFFICIAL PLAN’S URBAN DESIGN POLICIES The Official Plan’s Urban Design Policies, as outlined under Section 11.1.1, with respect to the proposed development, are discussed below. Natural Features There are no significant natural features within the proposed development limits. No mass grading is proposed, as the site is designed to match as best as possible the existing grading and respect the existing surrounding developments. Trees Existing trees within the property limits that are not impacted by the proposed development and associated earthworks will be preserved and protected, with additional consideration given to neighbouring trees on adjacent properties with crown canopies and roof zones that encroach on the subject site. Yard requirements within the requested zoning by-law amendments are expected to provide sufficient area to accomplish this design policy. Open Views There are open views into the site from the public realm along Wharncliffe Road South, and from the vacant lot to the northeast of the site. However, privacy of residents will be maintained by strategic landscape plantings and fences that will act as visual barriers into ground level amenities and residential suites. High Design Standards It is anticipated that a high standard of design will be implemented to match the existing 7-storey retirement residence currently on the subject site. Such design standards include, but are not limited to; best practices for built form design, pedestrian connections and a shared public streetscape, and a landscape plan designed to complement the character of the built form within the site. In addition, crime prevention through environmental design (CPTED) principles will be incorporated. Such principles will include, but not limited to; safe accessible access to site users, aesthetically pleasing pedestrian connections, a landscape plan designed to enhance connectivity, proximity, and synthesis with adjacent land uses and built forms. Architectural Continuity The proposed building will employ high design standards, and will be aesthetically pleasing in style and character. Stepping of the massing responds to the existing retirement residence as well as the setback from Wharncliffe Road South. The proposed massing of the building can be broken into two major massing elements. A podium at grade, and the second to seventh floors as the main “tower”. The exterior form, detailing and finishes of the proposed building will integrate existing stylistic elements from the existing retirement residence both in detail and material selections, but will have new material selections and architectural elements that respond appropriately to the adjacent properties along Wharncliffe Road South. Streetscape Vehicular access is provided via an existing driveway entrance at the northeast corner of the site. The north, south and east facades, facing Wharncliffe Road South have been aesthetically enhanced in consideration to their visibility in the public realm. Walkways from ground level will provide access to the public sidewalk along Wharncliffe Road South. Shrub and perennial beds will promote shared streetscape use. The building is sited along Wharncliffe Road South at the edge of the public right of way and is designed to actively contribute to the streetscape. The building’s façades integrate a rhythm of solids and voids, the façade features generous windows and balconies, bringing a pleasantly scaled presence along Wharncliffe Road South. Podium detailing and one and two storey cornices reinforce a connection to the adjacent low density residences. Redevelopment There are no incompatible land uses or features within the proposed development limits.



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URBAN DESIGN BRIEF 603 & 609 Wharncliffe Road South, London Ontario. March 1st, 2017 Pedestrian Traffic Areas Public and resident pedestrian traffic to, from, and within the proposed development will be facilitated by a new 1.8m sidewalk to Wharncliffe Road South. The main entrance to the building will continue to be accessed through the existing building at the west side of the site. A new sheltered entrance dedicated for access to the memory care quad will be constructed adjacent to the driveway on the north side of the proposed building. Access to Sunlight There is little to no impact on any of the neighbouring properties with regards to shadows being cast by the proposed development. Landscaping Landscape components will be provided in accordance with site plan requirements. Large canopy shade trees are proposed along the site perimeter and throughout the interior of the site. These trees will soften building edges, offer visual interest, and create comfortable microclimates. Coniferous trees are strategically located to screen views and provide four season interest. A simple palette of ornamental trees, shrubs, perennials, and ornamental grasses, paired with masonry walls and metal/ wood fencing, will complement the building’s architecture, and knit together the varying scales of outdoor spaces both in the public and private realms. Building Positioning The east-west leg of the proposed building has been positioned perpendicular to Wharncliffe Road South in order to maximize efficient vehicular and pedestrian circulation both within the development and in transition to Wharncliffe Road South. The positioning of the building enhances pedestrian views from the streetscape by situating parking and access to the waste storage areas away from view from Wharncliffe Road. The building has been positioned best to align with the existing retirement residence and to accommodate existing grading on site the building. Enhances Accessibility Standards Firefighting access to the building is facilitated from Wharcliffe Road South and internally via the private driveway. In addition, 4 of the 32 parking spaces at-grade are designated to be barrier-free accessible parking stalls and meet proximity to building entrance standards. The proposed entrance to the new development is designed to be barrier-free accessible, and protected by a canopy and/ or overhang. Parking and Loading Additional surface and underground parking will be provided on site, and in conformity with the zoning by-law. Loading, garbage and recycling areas will be shared with the existing retirement residence. Privacy Privacy of both the proposed building’s residents, and residents of adjacent properties, will be facilitated by privacy fencing along the north, south and west property boundaries. Strategic landscape features will enhance visual screening to and from the site. Recreational Facilities A mix of active and passive interior and exterior recreational amenities will be provided for the residents of the existing and proposed tower buildings. The memory care quad at-grade will have its own dedicated secure interior and exterior amenity spaces. Architectural and landscape features such as terraces, trellis’, and plantings will function as defined social spaces. Landscaping and outdoor furniture will provide a further level of design for human scale interaction. Noise Attenuation It is anticipated that noise attenuation will not be required. We do not anticipate the need for further analysis or further acoustical studies. Waste Management A designated garbage and recycling disposal room, currently located in the existing retirement residence building, will be shared with the proposed development.



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URBAN DESIGN BRIEF 603 & 609 Wharncliffe Road South, London Ontario. March 1st, 2017 Resource Conservation The proposed scheme encourages a denser contiguous development in an existing community, and promotes the efficient use of existing municipal infrastructure. In addition, the scheme provides for a transit-friendly compact development with pedestrian connections to both Wharncliffe Rd. South and Commissioners Rd. Corridors. Environmental sustainable building methods, and conservation of energy and water resources will be taken into consideration where applicable throughout the design and implementation of the development. Gateways The proposed development is located within High Density Residential designated zone on Wharncliffe Rd. South, which is a major arterial road as identified on Schedule 'C' of the Official Plan. The proposed high density residential development will contribute to the design precedent already established by the existing 7-storey retirement residence on the subject lands. 2.2.3 THE LONDON PLAN, 2016 (under appeal at the OMB) The proposed development demonstrates several Directions in the Our Strategy section to give focus and provide a clear path that leads the City to its vision for 2035. They include:

- Direction #5, “is to build a mixed-use compact City by promoting strong consistent growth, directs high intensity mixed-use development in strategic locations, looks ‘inward and upward’, plans for infill and intensification, ensures a mix of housing types and more”.

- Direction #7, “is to build strong and attractive neighbourhoods for everyone promoting active living, healthy housing options and social

connectedness and designing complete neighbourhoods meeting the needs of all people, placemaking by promoting design that is safe, diverse, walkable, healthy and connected”.

The City Structure identifies the subject lands as Urban Corridor, and Wharncliffe Road South is classified as a Civic Boulevard in the Street Classifications Map. The City Building Policies supports and encourages intensification which could be achieved by infill development of vacant land and underutilized lots, or redevelopment at a higher than existing density on developed lands, as examples. The proposed development is supported by the policies and will assist with realizing the City’s objectives to promote compact form, build complete neighbourhoods, and intensification of underutilized lots. 2.2.4 THE LONDON PLAN, 2016 (under appeal at the OMB) CITY DESIGN POLICIES The proposed scheme meets several design policies to Direction, to help create pedestrian and transit oriented environments that integrate planning and land use, develop places and spaces that function effectively and safely, and provides a means in which the City of London can establish its unique identity and set itself apart from other cities. The London Plan’s City Design Policies, as outlined under City Building Policies, and with respect to the proposed development, are summarized below. Additional details and information regarding site design, built form, materials and architectural treatment, signage, character and style, massing and articulation, lighting and servicing is provided in Section 3.1.



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URBAN DESIGN BRIEF 603 & 609 Wharncliffe Road South, London Ontario. March 1st, 2017 Neighbourhood Design The proposed development has been designed with the intent of ensuring neighbourhood compatibility through building design, massing to provide a street wall, and providing a sense of place for future residents. The siting of the building, parking and open space areas provide for safety and accessibility for all abilities. Active transportation is supported via 1.8m sidewalks from the building to existing municipal sidewalks along Wharncliffe Road South. Secure bicycle parking will be provided at-grade on site, and transit stops are located within short walking distance from the site. The landscape plan provides a high level of aesthetic quality and visual screening to adjacent properties. Site Layout The proposed building has been sited to align and connect directly with the existing retirement residence building, placing the east-west leg of the new expansion perpendicular to Wharncliffe Road South, and the north-south leg parallel to Wharncliffe Rd. South. Service areas and loading facilities currently exist inside the existing building on the west half of the site, and are concealed from view from the Public realm. Built Form Built form across the site will be consistent with the existing retirement residence, with a stepping down transition towards Wharncliffe Road South from a 6-storey building to a 1-storey podium. Parking spaces at-grades and entrances will be well-defined and accessible from Wharncliffe Rd. South. Both indoor and outdoor amenity spaces will be provided and shared between the existing and new retirement residence. Materials The proposed building materials will be complementary to the existing retirement residence; materials will provide texture, colour and scale. Selections will utilize variable materials to break up massing and provide visual interest. Parking Secure bicycle parking is provided on site, at-grade. Surface parking has been sited to avoid impact on the building frontage along Wharncliffe Road South, and is located on the north side of the site away from the street. The existing underground parking will be expanded to accommodate new resident parking. Infrastructure and Utilities The rooftop mechanical room will be screened from view and setback from the front of the roofline. Materials used will blend with the building to minimize visual impact and scale to the façade of the building. Signage Signage will be placed for visibility from the public realm and used to introduce the site, demark ingress/ egress, and establish sense of place. Signage will not compromise the safety of pedestrians or motorists by blocking sightlines.



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URBAN DESIGN BRIEF 603 & 609 Wharncliffe Road South, London Ontario. March 1st, 2017 2.3 SWOT ANALYSIS An analysis of the strengths, weaknesses, opportunities and threats (SWOT) presented by the neighbourhood context and the proposed development can be summarized as follows: Strengths

- Appropriate location for high density development consistent with the Official Plan. - Intensification of an underutilized site. - Vehicular and pedestrian access from Wharncliffe Road South, will be easily accessible by emergency vehicles. - Walking distance to community commercial nodes along Wharncliffe, which includes a range of shopping amenities such as grocery

stores, financial institutions, and various types of dining establishments. - Public transit and stops are available within walking distance along Wharncliffe Road South, and along Commissioners Road. - Close proximity to Wellington Road. - Close proximity to Victoria Hospital and the London Health Sciences Centre.

Weaknesses

- Variances are required for lot setbacks to meet Urban Design objectives and provide minimal impacts to existing neighbourhood residents.

Opportunities

- Provides an opportunity for a mix of housing types. - Provides an opportunity to further intensify and expand on an existing high density residential building. - Increases residential concentration close to a transportation corridor. - Facilitates infill within the urban growth boundary in accordance with Official Plan policies. - Proposed development will use already constructed infrastructure.

Threats

- There are no perceived threats at this stage of the development.



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URBAN DESIGN BRIEF 603 & 609 Wharncliffe Road South, London Ontario. March 1st, 2017 3.0 CONCEPTUAL DESIGN The primary overall design objectives for the subject site are:

1. Create a development that is sympathetic to the land uses in the neighbourhood and the broader community. 2. Create a development that will adhere to high standards of urban design and architectural principles, and complement the surrounding

neighbourhood. 3. Integration of the building with the site, views and material palette are orchestrated in ways that allow the building to be light on the land

yet deeply rooted in it at the same time. All the while the exterior material choices pay homage to the surrounding context. 4. Provide well-connected landscape treatments and employ appropriate landscape and architectural design principles to enhance the

shared public streetscape. The goals outline above have been achieved throughout the conceptual design process by considering building scale and placement, transit routes and orientation, thoughtful layout of site elements, inclusion of landscape features, and consideration and support of the public realm. The proposed expansion to the existing residence building will be an infill and intensification development. The proposed 7-storey building will be setback 8m from the east property line, fronting onto Wharncliffe Road South. Surface parking spaces will be added to serve the new expansion and will be located internally and screened from Wharncliffe Road South by the proposed building and landscape elements. The site will be accessible from one existing private driveway located at the northeast corner of the site. Further information regarding specific architectural design elements is described under heading 7.0 Neighbourhood Character Statement & Compatibility Study. 3.1 SITE DESIGN ELEMENTS Specific conceptual design elements are addressed below, and subsequently in images used as precedents throughout the conceptual design of subject site.

1. Site Design

- The proposed development is consistent with the Official Plan land use designation. - The site is located off an arterial road (Wharncliffe Road South). - The site is accessible by all types of transit and modes of transportation: bus, car, bicycle and on foot. - Building orientation fronting along Wharncliffe Road South with building access provided from both the street and private driveway and

parking. - Vehicular and pedestrian access routes within the site are designed for efficient circulation, as well as easy ingress and egress. - Public safety has been taken into account when designing the layout and landscape components of the conceptual site plan.

2. Built Form

- Built form across the site is consistent along Wharncliffe Road South, and consistent with the existing retirement residence on the site. - Step-down transition to from the ‘tower’ portion of the building to a 1-storey double height podium at grade along Wharncliffe is

proposed. - It is anticipated that the built form will complement circulation within the site, and be appropriately scaled for pedestrians. - Building entrances will be well defined and accessible for pedestrians from Wharncliffe Road South and parking spaces within the site.

3. Massing and Articulation

- The 7-storey building will be L-Shaped, with a major portion of the building oriented parallel with Wharncliffe Road South, in order to

create a public streetscape and building edge that complements the vision for a community focal point. - A building typology of podium and tower has been custom tailored to this context.



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603 & 609 Wharncliffe Road South, London Ontario. March 1st, 2017

- The 7-storey building can be broken into two characteristic elements: a 1-storey double height podium at grade, and a 6-storey tower above that is setback from the edge of the podium façade in order to respect the 45-degree angular plan from Wharncliffe Road South.

- Barrier-free accessible sidewalks connect the proposed building to the existing residence on the site and connect to the municipal sidewalk along Wahrncliffe Road South.

4. Character and Image

- The 7-storey proposed building will be a focal point in the neighbouring community along Wharncliffe Road South, located at a

transitional point of residential and commercial properties. - Character and design within the surrounding area is eclectic, with a variety of building types, scales and design influences. The design

and materials of the building will draw mainly from the existing residence on the site, as well as from some of the more traditional styles found in the neighbourhood immediately adjacent to the site.

- The massing of the building will be reflective of the existing retirement residence on the site, as well as from some of the nearby commercial buildings, but will include materials, architectural features, landscaping reflective of the residential properties adjacent to the site.

5. Architectural Treatment

- Details, materials, themes, colours and finishes of the proposed building reflects elements from the existing retirement residence which

is traditional in nature. - The exterior form, detailing and finishes of the building are intended to create an aesthetically cohesive site overall; through the use of

masonry and precast architectural trim and mouldings. The intent is to create a new building that sits in harmony with the existing building and reflects some of the stylistic elements found on neighbouring properties.

- The podium has been designed and embellished with greater detail and finer masonry finishes in order to create an enhanced pedestrian experience and friendly streetscape. As well as tying into the podium of the existing retirement residence.

6. Lighting

- Lighting will be provided where necessary and in accordance with standard guidelines with respect to public safety.

7. Signage

- Signage will be strategically placed for maximum visibility from the public realm and used to introduce the site, demark ingress and

egress, and establish a sense of place.

8. Servicing

- Infrastructure required to service the site is readily available with the adjacent right-of-way along Wharncliffe Road South. - Surface parking and underground parking exists and will be expanded as part of this new development. - Public transit is available within close proximity to the subject site.



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URBAN DESIGN BRIEF 603 & 609 Wharncliffe Road South, London Ontario. March 1st, 2017 3.2 DESIGN PRECENDENTS

Anticipated design of the site layout, architectural elements, and landscaping of the proposed development will reflect local precedents from the surrounding community, reflect the existing retirement residence on the site, and will strive to build on successful elements to create a new design model for future growth in the neighbourhood. Examples of successful existing design elements can be found in similar neighbourhoods, including those north and east of the project location. Some of these elements may serve as inspiration for the proposed site plan (illustrated in the following images).

Figure 11 Existing Chartwell Royalcliffe Retirement Residence (609 Wharncliffe Road South, London ON.) Figure 11, illustrates the existing 7-storey Chartwell Royalcliffe Retirement Residence in London. The building’s site orientation, massing and use of exterior finishes influences the current proposal in many ways in order to harmonize both new and existing buildings overall.

Figure 12 Built form and massing design elements Figure 12, demonstrates how the proposed building will be massed and oriented parallel to Wharncliffe Road South to create a streetscape that is complementary to the public realm. The building will be connected via sidewalks with views of landscaping from the public realm. A number of architectural elements will enhance the proposed building, such as materials, finishes, style and colours. The exterior form, and detailing of the project integrates well with architecture typically found in Southern Ontario, for projects of this scale. Masonry brick and architectural precast concrete anchor the building and balance the various proposed heights and building elements.



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Figure 13 Historic Precedents and Site Design Elements Figure 13, illustrates the former London Normal School (now YMCA) in Wortley Village, south of the subject site. The historical design and materials were one of many buildings that inspired the proposed design. 4.0 PLACEMAKING

The proposed design provides the ability to incorporate ‘placemaking’ elements at outdoor amenity areas. Placemaking can come in many form, including architectural treatments and detailing, landscaping, planting, shade structures, ornamental features, signage and wayfinding methods and site furniture that are distinct to the project. Inclusion of placemaking features provides a comfortable and enjoyable setting for the residents and allows for design cohesion throughout the site for a defined and recognizable sense of place. Examples of placemaking elements that this project takes design cues from can be found in neighbouring communities (see images below).

Figure 14 Placemaking elements, access to ground floor suites



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Figure 15 Placemaking elements, streetscape

Figure 16 Placemaking elements, enhancing the public realm



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5.0 LANDSCAPING The principle façade fronting onto Wharncliffe Road South will be softened and enhanced by trees and seasonal shrubs to provide an attractive interface between public and private realms. Low screen walls with ornamental embellishments function both as property delineation and add character at the pedestrian scale. The design of hardscaping has been taken into consideration with the proposal of varying colours and textures. Pedestrian circulation into and through the site is accessible and convenient, encouraging active modes of movement. A portion of the pedestrian loop meanders through an enhanced green space that runs along the south side of the new building and connects with the existing loop that is located on the west half of the site. The meandering loop is designed to accommodate seating and is framed on both sides with a calming selection of trees, shrubs and perennials that offer a variety of texture seasonal colours, and scents. Overall the proposed landscape design will offer a variety of user experiences, mitigate the urban heat island effect, provide year-round visual interest, shade, and seamlessly blend the development into the surrounding neighbourhood.

Figure 17 Example image of a landscaped pedestrian loop

6.0 PUBLIC REALM Sidewalks in the public right-of-way will be met by wide pedestrian connections within the site. Intensified landscaping will reinforce public access points to simplify the transition between public and private space. Pedestrian access to the proposed building from the public realm will be facilitated by direct connections. Access exists to vehicular traffic off of Wharncliffe Road South, and bicycle parking provided in proximity to building entrances at-grade. Proposed ground floor Memory Care lounge along the perimeter of the building will front onto Wharncliffe Road South, thereby contributing to an enhanced public experience and permitting strategic access into and out of the site.



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7.0 NEIGHBOURHOOD CHARACTER STATEMENT & COMPATIBILTY STUDY

The subject site is located in between two at South London neighbourhoods; the neighbourhood of Westmount to the west and the neighbourhood of Cleardale to the east. To the north is a small residential pocket named Southcrest Estates.

The profiles of these neighbourhoods indicate that the areas are comprised of a mix of single-family detached dwellings, row house style dwellings, and apartments. The area surrounding the subject site is comprised of a mix of styles and building types: in proximity to low rise residential, community commercial plazas, low rise office, light industrial, municipal parks, places of worship and schools. Developed over different periods in time, the commercial plazas and stand-alone businesses do not have a unified appearance to one another, though they use similar building materials including red and brown masonry brick, stucco/ EIFS, and metal cladding.

The residential neighbourhood adjacent to the subject site contains various housing styles and types. Many of the nearby properties are 1 to 2 storey detached homes constructed in the mid-20th century, with an eclectic mix of red brick, grey brick, yellow brick, architectural precast concrete veneer, and siding with minimal decorative accents. Directly adjacent to the subject site to the south is a newer residential development comprised of 1-storey attached row style homes. Cladding is masonry brick veneer, taupe/ beige in colour and with minimal decorative accents.

Directly adjacent to the site to the north and to the west are a number of 1-storey single family detached bungalows constructed in the mid-20th century, clad mainly in masonry brick in a variety of colours and finishes.

The tallest building in the neighboured is the existing Chartwell Royalcliffe Retirement Residence located on the subject site. It is set back from Wharncliffe Road South to allow for expansion towards the east. The building is 7-storeys in height with the top 2-storeys setback from the edge of the roof. A 1-storey podium projects out past the edge of the primary building façade and houses the main amenity spaces used by the residents. The style of the building is traditional with contemporary use of red masonry brick and buff coloured precast architectural concrete accents used for decorative purposes. The mechanical roof top equipment is screened with light green prefinished metal siding that has been installed to mimic a sloped mansard style roof.

Overall, the character of the surrounding area is eclectic in nature, with various building types, scales and design influences. The architecture of the proposed new building is similar in spirit, but is well balanced, taking the best features and design cues from the existing context. The proposed design also draws on traditional influences and materials found throughout London, interpreting them in a new contemporary manner to reflect high quality design that is sensitive to existing historical precedents but recognizable of today’s design trends. The intent is to design a building that relates to the existing adjacent retirement residence on the site, the surrounding context, as well as minimizing the impact on surrounding properties where possible.

The proposed development consists of a 7-storey expansion to the existing Royalcliffe Retirement Residence, configured in an L-shape to mirror the geometry of the existing building. The east leg of the new building runs north-south parallel to Wharncliffe Road South. Access to the site exists at the north-east corner of the site and will be maintained as the only access point for vehicular traffic, off of Wharncliffe Road South. Resident parking will be underground; existing surface parking will be maintained and additional spaces will be added for visitors and will be screened from view by the building and landscape elements, thus reducing the visual and noise impact on neighbouring properties. Entrances to the existing building will be maintained and entrances to the new building face the interior of the site for safety, and allow residents to enter/ exit the building from the private driveway. The elevations of the podium and the façade of the building facing Wharncliffe Road South are designed with additional architectural details and treatments in response to the public realm and pedestrian scale. The location of the building along Wharncliffe Road South is a response to the direction of the London Plan to create a strong street wall, and to conform to the City Density Policies and Design Policies.

To reduce impacts on adjacent buildings and create a pedestrian friendly experience, the proposed building design uses a double height podium at grade, that projects out past the main facade of the building towards Wharncliffe Road South, and forms a street-wall that is set back 8m from the property line. The use of masonry and precast architectural masonry veneer ties into the existing Royalcliffe Residence



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24

URBAN DESIGN BRIEF

603 & 609 Wharncliffe Road South, London Ontario. March 1st, 2017 building, as well as many of the existing mid-20th century masonry cladding materials seen on neighbouring properties immediately adjacent to the subject site. The façade treatment uses a traditional design approach that blends in with the predominant use of masonry brick in the surrounding area. The scale of the podium is balances well with the existing adjacent developments and harmonizes well with the existing Royalcliffe Residence in massing and scale.

At the north end of the north-south leg of the 7-storey building, the top storey of the building is setback from the edge of the roof in order to establish a friendly scale and streetscape along Wharncliffe Road South, while providing layered massing and the use of solids and voids to modulate the main façade of the building.

Strong vertical and horizontal elements balance the scale of the proposed building, which is achieved through the use of cornices and fenestration. The penthouse of the building will act as a screening element to conceal roof top mechanical equipment and provide a distinctive roofline that is similar to the existing residence building.

The high quality of the overall design and its approach to scale in relationship to the surrounding community and the skyline of South London provide for a compatible development proposal.

Streetscape Section showing an 8m wide boulevard with 1.2m planting strip, 3.0m pedestrian clearway and a 2.3m wide animation zone for ground floor amenity use, landscaping and outdoor seating. This is possible based on the proposed 8m building setback along Wharncliffe Rd. South. This 3-part public realm ensures the creation of a vibrant urban space along the facing street edge.



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25

URBAN DESIGN BRIEF


8.0 SUSTAINABILITY

The following sustainability measures for the proposed development have been contemplated for this site:

- Transit-friendly compact development with pedestrian connections to the downtown core and near-by amenities along Wharncliffe Road South.

- Planting of native and drought tolerant plants where feasible. - Strategic location of trees to provide shade where feasible. - Lighter coloured roofing materials, which reduces cooling costs and urban heat island effect. - Recycling and waste management. - Site is fully serviced by existing infrastructure. - Bicycle parking at-grade and shower facilities for Staff.

In addition, the following energy conservation measures within the building are proposed:

- Energy efficient appliances and plumbing fixtures. - LED lighting both indoor and outdoor. - High efficiency HVAC equipment. - Well-constructed and quality selection of exterior finishes for exterior walls and roof assemblies to minimize future maintenance issues. - The use of natural light and natural ventilation in the building.

URBAN DESIGN BRIEF



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26

603 & 609 Wharncliffe Road South, London Ontario. March 1st, 2017 9.0 CONCLUSION

The proposed retirement residence expansion to the existing 7-storey Chartwell Royalcliffe Residence, will contribute to the quality and character of South London and provide a thoughtful transition to the adjacent commercial node and residential community. As discussed throughout this brief, the development conforms to the Official Plan Policies and vision of the London Plan. The efficient use of this land parcel to create an increased range of accommodation and use along Wharncliffe Road South, will allow for a more vibrant and well landscaped street environment. The degree of intensification is sensitive to the existing low rise context and will not create adverse scale, shadow or character impacts. The project as designed will contribute to the evolution of this neighbourhood, as a more complete community, offering more convenient senior’s housing and amenity options within a compact urban form, within a walkable street and nearby community commercial amenities. This and similar infill projects based on the same urban design principles, will allow Wharncliffe Road South to gradually grow to become a complete Urban environment.

CLOSING

This document has been prepared in collaboration with information provided by various contributors. This information is respectfully submitted in support of the proposed Royalcliffe Retirement Residence expansion on behalf of Chartwell Retirement Residences. From an urban design perspective, the project as configured strongly complies with the intent of the Official Plan Policies and the London Plan. It should be approved and supported through the approval processes.

Sincerely,

Michael Spaziani Architect Inc.

Michael Spaziani, Principal Phone: (905) 891-0691 x 1 Fax: (905) 891-0514 Email: [email protected]

Jason De Brum, Associate Phone: (905) 891-0691 x 7 Fax: (905) 891-0514 Email: [email protected]



[email protected]

27

URBAN DESIGN BRIEF

603 & 609 Wharncliffe Road South, London Ontario. March 1st, 2017 APPENDIX A SITE PLAN

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28

URBAN DESIGN BRIEF 603 & 609 Wharncliffe Road South, London Ontario. March 1st, 2017 APPENDIX B LANDSCAPE PLAN

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Note: Landscape C

oncept is based on

original landscape plan prepared by:

Ron K

oudys Landscape A

rchitects



[email protected]

29

URBAN DESIGN BRIEF 603 & 609 Wharncliffe Road South, London Ontario. March 1st, 2017 APPENDIX C ELEVATIONS

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oof

3100

Pref

inis

hed

Met

al C

ladd

ing

MSAi

Lond

on, O

ntar

io

Prop

osed

Eas

th E

leva

tion

Roy

alcl

iffe

Seni

ors

Res

iden

ce

Cha

rtwel

lFe

b. 2

8, 2

017



[email protected]

30

URBAN DESIGN BRIEF 603 & 609 Wharncliffe Road South, London Ontario. March 1st, 2017 APPENDIX D FLOOR PLANS

GR

OU

ND

FLO

OR

AREA

:2,

831

SMU

NIT

S:31

M.C

.

Gro

und

Floo

r Uni

t Mix

Stud

io28

1 Be

d2

1 Be

d +

Den

02

Bed

12

Bed

+ D

en0

Tota

l31

DIN

ING

+/- 4

4 SE

ATS

KITC

HEN

SPA

REC

EPTI

ON

LOAD

ING

MEM

OR

YC

ARE

ENTR

ANC

E

MEM

OR

Y C

ARE

CO

UR

TYAR

D

LAU

ND

RY

WR

WR

UP

UP

UP

UP

41.4

8 sm

(446

.5 s

f)41

.48

sm(4

46.5

sf)

41.4

8 sm

(446

.5 s

f)41

.48

sm(4

46.5

sf)

41.4

8 sm

(446

.5 s

f)41

.48

sm(4

46.5

sf)

41.4

8 sm

(446

.5 s

f)41

.48

sm(4

46.5

sf)

36.1

4 sm

(389

.0 s

f)

MC

Sui

te 1

8St

udio

MC

Sui

te 1

9St

udio

MC

Sui

te 2

0St

udio

MC

Sui

te 2

1St

udio

MC

Sui

te 2

2St

udio

MC

Sui

te 2

3St

udio

MC

Sui

te 2

4St

udio

MC

Sui

te 2

5St

udio

MC

Sui

te 1

3St

udio

MC

Sui

te 1

1St

udio

32.6

2 sm

(351

.1sf

)

39.1

7 sm

(421

.6 s

f)

94.5

0 sm

(101

7.2

sf)

MC

Sui

te 1

22

Bed

(Com

pani

on)

37.3

8 sm

(402

.4 s

f)

MC

Sui

te 1

4St

udio

MC

Sui

te 0

7St

udio

34.7

1 sm

(373

.5 s

f)34

.71

sm(3

73.5

sf)

34.7

1 sm

(373

.5 s

f)34

.71

sm(3

73.5

sf)

MC

Sui

te 0

8St

udio

MC

Sui

te 0

9St

udio

MC

Sui

te 1

0St

udio

MC

Sui

te 2

9St

udio

37.9

7 sm

(408

.7 s

f)37

.97

sm(4

08.7

sf)

37.9

7 sm

(408

.7 s

f)

MC

Sui

te 3

0St

udio

MC

Sui

te 3

1St

udio

MC

Sui

te 0

1St

udio

MC

Sui

te 0

61

Bed

51.5

7 sm

(555

.1 s

f)

47.2

4 sm

(508

.5 s

f)

34.7

1 sm

(373

.5 s

f)

34.7

1 sm

(373

.5 s

f)

MC

Sui

te 0

2St

udio

34.7

1 sm

(373

.5 s

f)

MC

Sui

te 0

3St

udio

34.7

1 sm

(373

.5 s

f)

MC

Sui

te 0

4St

udio

MC

Sui

te 0

5St

udio

SER

VER

Y

1325

sf

PRO

POSE

DC

ANO

PY

36.1

4 sm

(389

.0 s

f)

RSM

/C

ARE

PLAN

LIFE

STAT

ION

MC

Sui

te 1

51

Bedr

oom

MC

Sui

te 1

6St

udio

MC

Sui

te 1

7St

udio

MC

Sui

te 2

6St

udio

MC

Sui

te 2

7St

udio

MC

Sui

te 2

8St

udio

ACTI

VITY

LOU

NG

E

Wel

lnes

s

Adm

in

PRO

POSE

DEN

CLO

SED

PATI

OAR

EA

42.8

2 sm

(460

sf)

42.8

2 sm

(460

sf)

42.8

2 sm

(460

sf)

48.2

2 sm

(519

.0 s

f)

12

34

56

77x

89

1011

11x

A B C D E F G H Hx

7000

7000

7000

7000

7000

7000

7000

7000

7000

7000

2191

3238

3762

7000 7000 7000 7000 7000 7000 7000 3500

NEW

BIS

TRO

AR

EA+/

- 72

SEA

TS

MSAi

Lond

on, O

ntar

io

Prop

osed

Gro

und

Floo

r Pla

nR

oyal

cliff

e Se

nior

s R

esid

ence

Scal

e: 1

:300

Cha

rtwel

lM

ar. 1

, 201

7

2ND

FLO

OR

AREA

:2,

030

SM

UN

ITS:

25 IS

L U

nits

Seco

nd F

loor

Uni

t Mix

Stud

io3

1 Be

d7

1 Be

d +

Den

132

Bed

2To

tal

25

UP

DN

DN

UP

Cou

rtyar

dBe

low

Roo

f

LAU

ND

RY

LOU

NG

E

88.

01sm

(947

.33

sf)

72.0

6 sm

(775

.6 s

f)

ISL

Suite

22

2 Be

d

ISL

Suite

23

1 Be

d +

D

ISL

Suite

24

1 Be

d +

D

71.

86 s

m(7

73.5

sf)

86

.32

sm(9

29.1

sf)

ISL

Suite

17

Stud

io

ISL

Suite

18

1 Be

d +

D

ISL

Suite

19

1 Be

d +

D

ISL

Suite

20

1 Be

d +

D

ISL

Suite

21

2 Be

d

ISL

Suite

09

1 Be

dIS

L Su

ite 1

01

Bed

+ D

ISL

Suite

11

1 Be

d +

DIS

L Su

ite 1

21

Bed

+ D

ISL

Suite

13

1 Be

d +

DIS

L Su

ite 1

41

Bed

+ D

ISL

Suite

15

1 Be

d +

DIS

L Su

ite 1

61

Bed

+ D

41.4

3 sm

(445

.9sf

)

71.9

4 sm

(774

.35

sf)

71.9

7 sm

(774

.7 s

f)

71.9

7 sm

(774

.7 s

f)

STO

R.

62.1

4 sm

(668

.9 s

f)68

.66

sm(7

39.1

sf)

68.6

6 sm

(739

.1 s

f)68

.66

sm(7

39.1

sf)

68.6

6 sm

(739

.1 s

f)68

.66

sm(7

39.1

sf)

68.6

6 sm

(739

.1 s

f)68

.66

sm(7

39.1

sf)

ISL

Suite

08

Stud

ioIS

L Su

ite 0

71

Bed

+ D

ISL

Suite

06

1 Be

dIS

L Su

ite 0

51

Bed

ISL

Suite

04

1 Be

d +

DIS

L Su

ite 0

31

Bed

+ D

ISL

Suite

02

1 Be

d +

DIS

L Su

ite 0

11

Bed

+ D

48.8

0 sm

(525

.3 s

f)65

.44

sm(7

04.4

sf)

52.5

6 sm

(565

.8sf

)52

.56

sm(5

65.8

sf)

65.4

4 sm

(704

.4 s

f)65

.44

sm(7

04.4

sf)

65.4

4 sm

(704

.4 s

f)65

.44

sm(7

04.4

sf)

86.3

4 sm

(929

.4 s

f)

12

34

56

77x

89

1011

11x

A B C D E F G H Hx

7000

7000

7000

7000

7000

7000

7000

7000

7000

7000

2191

3238

3762

7000 7000 7000 7000 7000 7000 7000 3500

MSAi

Lond

on, O

ntar

io

Prop

osed

Sec

ond

Floo

r Pla

nR

oyal

cliff

e Se

nior

s R

esid

ence

Scal

e: 1

:300

Cha

rtwel

lM

ar. 1

, 201

7

3RD

-6TH

FLO

OR

FLO

OR

AREA

:2,

030

SM X

4 S

TOR

EYS

= 8,

120

SMU

NIT

S:25

X 4

= 1

00 IS

L U

NIT

S

Third

-Six

th F

loor

Uni

t Mix

Stud

io2

1 Be

d2

1 Be

d +

Den

182

Bed

3To

tal

25(2

5 U

nits

x 4

Sto

reys

= 1

00 U

nits

)

UP

DN

DN

UP

91.

49sm

(984

.78

sf)

72.0

6 sm

(775

.6 s

f)

ISL

Suite

24

2 Be

d

ISL

Suite

25

1 Be

d +

D

ISL

Suite

26

1 Be

d +

D

89

.77

sm(9

66.2

8 sf

)

ISL

Suite

23

2 Be

d

ISL

Suite

08

Stud

ioIS

L Su

ite 0

71

Bed

+ D

ISL

Suite

06

1 Be

dIS

L Su

ite 0

51

Bed

ISL

Suite

04

1 Be

d +

DIS

L Su

ite 0

31

Bed

+ D

ISL

Suite

02

1 Be

d +

D

62.1

4 sm

(668

.9 s

f)

ISL

Suite

09

1 Be

d +

DIS

L Su

ite 1

01

Bed

+ D

ISL

Suite

11

1 Be

d +

DIS

L Su

ite 1

21

Bed

+ D

ISL

Suite

13

1 Be

d +

DIS

L Su

ite 1

41

Bed

+ D

ISL

Suite

15

1 Be

d +

DIS

L Su

ite 1

61

Bed

+ D

86.3

4 sm

(929

.4 s

f)68

.66

sm(7

39.1

sf)

71.9

4 sm

(774

.35

sf)

ISL

Suite

01

1 Be

d +

D

ISL

Suite

17

2 Be

d

LAU

ND

RY 71.

86 s

m(7

73.5

sf)

ISL

Suite

17

Stud

io

ISL

Suite

18

1 Be

d +

D

ISL

Suite

19

1 Be

d +

D

ISL

Suite

20

1 Be

d +

D

41.4

3 sm

(445

.9 s

f)

71.9

7 sm

(774

.7 s

f)

71.9

7 sm

(774

.7 s

f)

STO

R.

48.8

0 sm

(525

.3 s

f)65

.44

sm(7

04.4

sf)

52.5

6 sm

(565

.8sf

)52

.56

sm(5

65.8

sf)

65.4

4 sm

(704

.4 s

f)65

.44

sm(7

04.4

sf)

65.4

4 sm

(704

.4 s

f)65

.44

sm(7

04.4

sf)

68.6

6 sm

(739

.1 s

f)68

.66

sm(7

39.1

sf)

68.6

6 sm

(739

.1 s

f)68

.66

sm(7

39.1

sf)

68.6

6 sm

(739

.1 s

f)68

.66

sm(7

39.1

sf)

12

34

56

77x

89

1011

11x

A B C D E F G H Hx

7000

7000

7000

7000

7000

7000

7000

7000

7000

7000

2191

3238

3762

7000 7000 7000 7000 7000 7000 7000 3500

MSAi

Lond

on, O

ntar

io

Prop

osed

Typ

ical

Flo

or P

lan

Roy

alcl

iffe

Seni

ors

Res

iden

ce

Scal

e: 1

:300

Cha

rtwel

lM

ar. 1

, 201

7

7TH

FLO

OR

FLO

OR

AREA

:1,

790

SM X

1 S

TOR

EYS

= 1,

790

SMU

NIT

S:23

ISL

UN

ITS

Seve

nth

Floo

r Uni

t Mix

Stud

io2

1 Be

d3

1 Be

d +

Den

172

Bed

1To

tal

23

DN

DN

DN

72.0

6 sm

(775

.6 s

f)

ISL

Suite

22

1 Be

d +

D

ISL

Suite

23

1 Be

d +

D

ISL

Suite

08

Stud

io48

.80

sm(5

25.3

sf)

65.4

4 sm

(704

.4 s

f)

ISL

Suite

07

1 Be

d +

DIS

L Su

ite 0

61

Bed

ISL

Suite

05

1 Be

dIS

L Su

ite 0

41

Bed

+ D

ISL

Suite

03

1 Be

d +

DIS

L Su

ite 0

21

Bed

+ D

50.8

2 sm

(547

.0 s

f)

ISL

Suite

09

1 Be

dIS

L Su

ite 1

01

Bed

+ D

ISL

Suite

11

1 Be

d +

DIS

L Su

ite 1

21

Bed

+ D

ISL

Suite

13

1 Be

d +

DIS

L Su

ite 1

41

Bed

+ D

ISL

Suite

15

1 Be

d +

DIS

L Su

ite 1

61

Bed

+ D

52.5

6 sm

(565

.8sf

)52

.56

sm(5

65.8

sf)

86.3

4 sm

(929

.4 s

f)

65.4

4 sm

(704

.4 s

f)65

.44

sm(7

04.4

sf)

65.4

4 sm

(704

.4 s

f)65

.44

sm(7

04.4

sf)

60.3

8 sm

(649

.9 s

f)60

.61

sm(6

52.4

sf)

60.6

1 sm

(652

.4 s

f)60

.61

sm(6

52.4

sf)

60.6

1 sm

(652

.4 s

f)60

.61

sm(6

52.4

sf)

66.0

7 sm

(711

.2 s

f)

71.9

4 sm

(774

.35

sf)

ISL

Suite

01

1 Be

d +

D

ISL

Suite

17

2 Be

d

LAU

ND

RY 71.

86 s

m(7

73.5

sf)

ISL

Suite

18

Stud

io

ISL

Suite

19

1 Be

d +

D

ISL

Suite

20

1 Be

d +

D

ISL

Suite

21

1 Be

d +

D

41.4

sm

(445

.9 s

f)

71.9

7 sm

(774

.7 s

f)

71.9

7 sm

(774

.7 s

f)

STO

R.

12

34

56

77x

89

1011

11x

A B C D E F G H Hx

7000

7000

7000

7000

7000

7000

7000

7000

7000

7000

2191

3238

3762

7000 7000 7000 7000 7000 7000 7000 3500

MSAi

Lond

on, O

ntar

io

Prop

osed

Top

Flo

or P

lan

Roy

alcl

iffe

Seni

ors

Res

iden

ce

Scal

e: 1

:300

Cha

rtwel

lM

ar. 1

, 201

7

STA

IR

OPT

ION

3TO

TAL

STO

REY

S:7

TOTA

L A

REA

:16

,125

SM

(173

,568

sf)

TOTA

L U

NIT

S:19

7 (3

0 M

C +

167

ISL)

PAR

KIN

G: 0

.5/U

NIT

:99

SPA

CES

REQ

UIR

EDPR

OVI

DED

:15

ON

GR

AD

E90

UN

DER

GR

OU

ND

105

TOTA

L PR

OVI

DED

STA

IR

10

STA

IR

STA

IR

NEW

LOC

KER

S A

rea:

207

.25

sm (2

,230

sf)

EXIS

TIN

GK

NO

CK

-OU

TPA

NEL

16 16 16 18

ELEV

. LO

BB

Y

EMR

14

MEC

H ELEC

MEC

H

12

34

56

77x

89

1011

11x

A B C D E F G H Hx

7000

7000

7000

7000

7000

7000

7000

7000

7000

7000

2191

3238

3762

7000 7000 7000 7000 7000 7000 7000 3500

MSAi

Lond

on, O

ntar

io

Prop

osed

Und

ergr

ound

Par

king

Roy

alcl

iffe

Seni

ors

Res

iden

ce

Scal

e: 1

:500

Cha

rtwel

lM

ar. 1

, 201

7



[email protected]

31

URBAN DESIGN BRIEF 603 & 609 Wharncliffe Road South, London Ontario. March 1st, 2017 APPENDIX E PERSPECTIVES

URBA

N DE

SIGN

BRI

EF

Prop

osed

Per

spec

tive



[email protected]

32

URBAN DESIGN BRIEF 603 & 609 Wharncliffe Road South, London Ontario. March 1st, 2017 APPENDIX F SCHEDULE A, TO THE CITY OF LONDON OFFICIAL PLAN - LANDUSE MAP NO. 8

BASE

LIN

E R

D E

HIGH ST

CARFRAECRES

EGERTON ST

WHARNCLIFFERDS

CO

MM

ISSI

ON

ERS

RD

E

BR

AD

LEY

AV

E

THO

MPS

ON

RD

HAM

ILTO

N R

D

GR

AN

D A

VE

ADELAIDESTN

TRA

FALG

AR

ST

VIS

CO

UN

TR

D

ERNEST AVE

NIXON AVE

BASE

LIN

E R

D E

PAUL

PEEL

AVE

MEG

DR

EVANS BLVD

VI L

LAG

EG

RE

EN

AV

E

FER

ND

ALE

AVE

BELM

ON

T D

R

DUNDALKDR

HUNTINGDONDRSO

UTH

DAL

E R

D E

CHALKSTONE DR

ANDOVERDR

EMER

Y ST

W

LEGENDARY DR

NOTREDAMEDR

HOMEVIEW

RD

TEE

PLE

T ER

R

EMER

Y ST

E

BEACHWOODAVE

SOU

THD

ALE

RD

W

WH

ETTE

R A

VE

CH

IDD

ING

TON

AV

E

CHIDDINGTONGATE

TAVI

STO

CK

RD

BESSEMERRD

CO

MM

ISSI

ON

ER

SR

DW

WIL

LOW

LANE

WILKINSST

DEARNESS DR

PINE

VALL

EYG

ATE

WES

TON

ST

WHITE OAK RD

PO

ND

VIE

WR

D

EMER

Y ST

E

EMER

Y ST

E

EXET

ER R

D

WESTMINSTERAVE

EMER

Y ST

E

WELLINGTON RD

WELLINGTONRD

RIDOUT ST S

WORTLEY RD WORTLEY RD

JALN

ABLV

D

JALNABLVD

HIGHBURYAVEN

ADELAIDESTS

DE

VER

ON

CR

ES

JALNA BLVD

JALNA BLVD

BASE

LIN

E R

D W

BASELINERDW

OSGOODEDR OS

GO

OD

ED

R

HIGHBURY AVE N

POND MILLS RD

PONDMILL

SRD

GLENROYRD

SIN

GLE

TON

AVE

SIN

GLE

TON

AVE

PIN

EV

ALLE

YD

R

PINEVALLEYDR

PONDM

ILLS

RD

POND MILLS RD

UPPER QUEEN ST

MILLBANKDR

MILLBANKDR

FR ON

TEN

AC

RD

HIGHVIEWAVEE

MORGAN AVE

FAIRVIEWAVE

KING EDWARDAVE

BATEMANTRAIL

WONDERLANDRDS

BERK

SHIR

E DR

ADELAIDE ST S

ADELAIDE ST S

TOPPINGLANE

HIGHBURY AVE SHIGHBURY AVE S

NE

WB

OLD

ST

SCH

EDU

LE A

TO

TH

E C

ITY

OF

LON

DO

N O

FFIC

IAL

PLA

N -

LAN

DU

SEM

AP

NO

. 8O

ffice

Bus

ines

s Pa

rk

Gen

eral

Indu

stria

l

Ligh

t Ind

ustri

al

Com

mun

ity C

omm

erci

al N

ode

Nei

ghbo

urho

od C

omm

erci

al N

ode

Mai

n St

reet

Com

mer

cial

Cor

ridor

Dow

ntow

n A

rea

Encl

osed

Reg

iona

l Com

mer

cial

Nod

e

New

For

mat

Reg

iona

l Com

mer

cial

Nod

e

Mul

ti-Fa

mily

, H

igh

Den

sity

Res

iden

tial

Mul

ti-Fa

mily

, M

ediu

m D

ensi

ty R

esid

entia

l

Auto

-Orie

nted

Com

mer

cial

Cor

ridor

Low

Den

sity

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iden

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Offi

ce/R

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l

Offi

ce A

rea

Reg

iona

l Fac

ility

Ope

n S

pace

Com

mun

ity F

acilit

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Urb

an R

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omm

unity

Gro

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Rur

al S

ettle

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Urb

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dust

rial G

row

th

Envi

ronm

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l Rev

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Boun

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Agric

ultu

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Won

derla

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Com

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pris

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or

urban design brief proposed royalcliffe retirement ... · proposed royalcliffe retirement residence...

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