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Urban Design Brief

1835 Dundas Street

Copia Developments

I

Urban Design Brief April 73, 20777835 Dundas Street

TABLE OF CONTENTS

Page No.

INTRODUCTION I

1.0 SUBJECT LANDS I

1.1 Adjacent and Surrounding Land Uses 3

2.0 PROPOSED DEVELOPMENT 4

2.1 Design Goals and Objectives 7

2.2 Design Response to City Documents 7

2.2.1 1989 City of London Official Plan 7

2.2.2 The London Plan 12

2.3 Spatial Analysis 14

2.4 Conclusions 15

3.0 DESIGN PRINCIPLES AND DESIGN RESPONSES 15

3.1 Concept Design 15

3.2 Public Realm 15

4.0 COMPATIBILITY REPORT 16

4.1 Built Form Elements 16

4.2 Massing and Articulation 16

4.3 Architectural Treatment 16

Zelinka Priamo Ltd.

Urban Design Brief March 13, 20171835 Dundas Street

INTRODUCTION

On behalf of Copia Developments, Zelinka Priamo Ltd. has prepared this Urban DesignBrief to provide design details of a proposed development on the subject lands, asrequired in conjunction with a Zoning By-Law Amendment application for the property.

1.0 SUBJECT LANDS

The subject lands are comprised of a single, irregularly shaped parcel with an area ofapproximately 1.6ha (3.95ac) on the south side of Dundas Street, approximately 300mwest of Clarke Road (Figure 1).

The lands have a frontage of approximately 92.8m (118 ft) along Dundas Street, and anaverage depth of approximately 155m (140ft) and are occupied by a single-storeybuilding, formerly used as a Chrysler automotive dealership, and currently used for Cityof London offices (Figures 2-3), with the remainder as accessory parking area. (Thesmaller building visible in the figures below has since been removed). Two driveways,one on either side of the existing building, provide full-turns vehicular access to thelands.

Zelinka Pnamo Ltd. 1

Urban Design Brief Match 13, 20171835 Dundas Street

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Due to the underutilization of the subject lands for some time, drug use and loitering has

been evident, particularly towards the rear of the site. This is evidenced by needles on

the ground and a near daily police presence. With the re-use of the existing building for

City of London offices, it is expected that this behaviour will diminish; redevelopment of

the entire subject lands will also aid in curbing this undesired activity.

Zelinka Priamo Ltd. 2

Urban Design Brief7835 Dundas Street

March 73, 2017

Land uses abutting the subject lands consist of low density residential (east, west),medium density residential (south), and commercial (east and west). Additionalcommercial uses are located on the north side of Dundas Street (Figure 5).

Figure 4— Subject lands from Dundas Street(

‘I

1.1 ADJACENT AND SURROUNDING LAND USES

uses on the north side of Dundas Street, o

Land uses further away from the subject lands consist of low residential (east, west,north, south), and auto-oriented commercial uses (east, west, north). The subject landsare located along the automotive-oriented commercial corridor of Dundas Street, west ofthe major commercial node at Clarke Road and Dundas Street (Argyle Mall).



2O PROPOSED DEVELOPMENT

The northeast and southwest portions of the subject lands are proposed to be re

developed for a range of commercial uses, consisting of two, multi-tenant commercial

buildings, with the remainder of the site, save and except for the existing public use

building, restored to formal parking areas (Figure 6-1 1).

Figure 6 — Proposed conceptual site plan

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The 2-storey, 2,802m2 (30,160ft2) northeasterly building is positioned at the ultimate road

allowance to maximize street exposure and further define the streetscape. This street-

oriented building is intended to be occupied by retail and service uses on the ground

floor with offices above. A small accessory warehouse area is proposed for the rear of

the building with a loading dock. In addition to the O.Om setback to the front lot line, a

O.Om setback is proposed for the easterly lot line in order to remove any potential for

loitering in concealed areas between the building and fencing. Further discussion on this

setback is provided in Section 6.3 of this report.



March 13, 2077

The 1-storey, 2,286m2 (24,433ft2) rear building is intended to be occupied by

medical/dental uses, and can therefore be located towards the rear of the property as

direct street exposure is not required. As with the northeast building, the southwest

building is located at minimal setbacks in order to minimize the potential for undesired

activity between the building and lot lines. Due to the adjacent townhouse dwellings tothe west, a 2.Om setback is proposed along the westerly lot line to provide sufficient

separation.

No changes are proposed for the existing single-storey, 1,807m2 (19,451ft2) building,

currently used as City of London offices (i.e. public use)

The conceptual site design provides a total of 202 parking spaces, 76 less than the 278

required under the zoning by-law. As such, a special regulation will be sought to permit a

lower minimum number of parking spaces for the development.

fFigure 7 — Conceptual rendering (looking southeast)

Figure 8 —uaI redeing (looking southwest)


Match 13, 2017Utban Design Brief1835 Dundas Street

Figure 9— Proposed concepb ‘ it plan

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Figure 11 — Conceptual rendering (looking east)

Zellnka Pdamo Ltd. 6


2.1 DESIGN GOALS AND OBJECTIVES

Given that the subject lands are located along the street-oriented, Dundas Street

commercial corridor, and that built form is already established on the site andsurrounding lands, the design goals for the proposed new buildings ate as follows:

• Place buildings with increased height at the street frontage to create a strong

street presence and improve the pedestrian environment;

• Retain the existing building (currently used for City of London social services);

• Restore former vehicle display areas to a formal, well designed parking area;

• Reduce the potential for access to low visibility areas of the site to promote crime

prevention through environmental design;

• Make use of the existing driveways on Dundas Street to facilitate vehicle ingress

and egress and provide emergency vehicle and loading access;

• Screen loading and parking areas from the street to the greatest extent possible;

and,

• Provide building facades with a high proportion of windows, allowing for ample

sunlight penetration and passive surveillance of the street and parking areas.

2.2 DESIGN RESPONSE TO CITY DOCUMENTS

Due to the current transition between Official Plans (the 1989 Official Plan and The

London Plan), this Urban Design Brief addresses both documents. The 1989 Official

Plan is discussed first, then a discussion on The London Plan policies follows.

2.2.1 1989 City of London Official Plan

The subject lands are within the “Auto Oriented Commercial Corridor” (A 0CC) land use

designation, as per Schedule ‘A’ — Land Use to the City of London Official Plan. This

designation extends to the east and west of the subject lands on both the north and

south sides of Dundas Street.

2.2.1.1 AOCC Urban Design Policies

The urban design objective for the AOCC designation is to “Encourage enhanced street

edge landscaping, internal and joint access to multiple uses on the same or different

properties and improved building aesthetics. “The proposed redevelopment is consistent

with this objective by providing street-oriented buildings with landscaping in front and

joint access to multiple uses.



More specific urban design policies for the AOCC designation are found in Section

4.4.2.8 of the Official Plan. The proposed redevelopment of the subject lands is

consistent with applicable policies as follows:

Urban design within the Commercial Corridors should:

I) display a high standard of design of buildings, their massing, siting, exterior

access and public areas;

The existing building has recently been renovated to accommodate City of London social

services offices, and the two new buildings display a high standard of commercial

design, incorporating a range of architectural features including a high proportion of

windows, cornice lines, porticos, and entrance features.

ii) provide a high standard of separation from residential areas where there are

conflicts between uses to ensure safety;

Effective separation from adjacent residential uses is established by providing minimal

setbacks to reduce unwanted activity, such as loitering. This approach is consistent with

the ideology of crime prevention through environmental design.

iii) provide for strictly controlled vehicular access points onto arterial and collector

roads;

The two existing driveway locations are to be maintained and enhanced where possible.

iv) maintain, where possible, uniform setbacks to the street;

The proposed northwesterly building is placed at a O.Om setback from the ultimate road

allowance, similar to the existing building, and maintains a uniform setback with other

proximate buildings.

v) provide for coordinated design of signage, street furniture, lighting and

landscaping and ensure appropriate lighting adjacent to residential areas;

Specific site design items, including those listed above, will be finalized through the Site

Plan Approval process.

vi) provide convenient, attractive and safe pedestrian and transit access,

considering such matters as building location and orientation, pedestrian

amenities and site connections to transit; (amended by OPA 558)



Building entrance locations are oriented towards the street, with both buildings facing

Dundas Street providing direct pedestrian access. Pedestrian access to the rear building

is facilitated through a network of sidewalks. The site is well served by transit, with

multiple bus routes within walking distance.

vii) place active uses, including office and retail spaces, along the street frontage,

with inactive spaces, including parking and storage facilities, located in the back

and screened from view; (OPA 558)

Active uses, including street-level retail, are placed along the street frontage and are

accessed directly from the street. Inactive uses, consisting of parking along loading

areas, are located to the rear of the two front buildings, screened from view from the

street.

viii) where non-active uses are required to maintain a street wall, use vision

glazing and pedestrian access points to create a visual connection between the

pedestrian environment and the building; (OPA 558)

In addition to active uses at the street frontage, extensive vision glass is also proposed.

ix) utilize architectural massing that is appropriate to the context of the site and

create a strong street wall. This includes promoting multi-storey buildings along

arterial roads; and (OPA 558)

A 2-storey building is proposed at the street frontage, providing greater height along the

established street wall on this arterial road.

x) provide architectural detail and a diversity of high quality materials to create an

interesting streetscape. (OPA 558)

Specific architectural details and materials will be refined through the Site Plan Approval

process.

2.2.7.2 General Urban Design Principles

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

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

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

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

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

development and how they are addressed is outlined as follows;

Zelinka Pdamo Ltd. 9


i) Natural Features

Due to the previous use of the subject lands for an automotive sales and service

establishment, there are no natural features on the subject lands.

ii) Trees

Similar to the above, there are no significant trees on the subject lands. Tree plantings

and landscaping will be provided in the proposed development and detailed through the

Site Plan Approval Process. It is anticipated that plantings within parking islands, the

front landscaped area, and around the perimeter of the site (where possible) will be

provided.

iv) High Design Standards

The proposed buildings designs provide high design standards, exhibiting a variety of

cladding materials and a high proportion of windows.

v) Architectural Continuity

The proposed building design provides for 1 and 2-storey buildings with flat roofs,

consistent with the architectural style that dominates along the Dundas Street

commercial corridor.

vi) Redevelopment

The proposed Zoning By-Law Amendment will facilitiate the redevelopment of the

majority of the subject lands for uses that are desirable and compatible with adjacent

uses, and allow for appropriate intensification of an underutilized site.

vii) Streetscape

The northeast building has been positioned at the ultimate toad allowance to provide a

strong street presence and continuation of the established street wall. The two-storey

massing along the street at this location, together with a large hardscaped area,

enhances the pedestrian environment. Streetscape details, such as plantings, street

furniture, and paving materials, will be finalized though the Site Plan Approval process.

viii) Pedestrian Traffic

A network of sidewalks is provided throughout the subject lands, facilitating pedestrian

access to and from buildings, Dundas Street, and parking areas.



ix) Access to Sunlight

Generous amounts of glazing are provided on building elevations facing the public

realm, providing ample sunlight penetration.

x) Landscaping

Landscaping consisting of tree plantings, gardens, and planting groups will be provided.

Details of landscaping will be finalized through the Site Plan Approval process.

xi) Building Positioning

The noreast building has been placed at the ultimate road allowance along Dundas

Street with zero side front and side yard setbacks, while the rear (south) building is

placed at minimal side and tear yard setbacks. This approach not only contributes to the

strengthening of the streetscape and public realm, but is consistent with crime

prevention through environmental design techniques in an effort to reduce or eliminate

undesired activity on the lands

xi) Enhances Accessibility Standards

The proposed buildings will be fully accessible and will incorporate the City of London

Facility Accessibility and Design Standards.

xiii) Parking and Loading

The majority of parking spaces, and all loading spaces, are located behind the two frontbuildings, screened from view from the public realm. Existing parking spaces on either

side of the two existing driveways are maintained to provide convenient parking for thetwo front buildings. As part of the present Zoning By-Law Amendment application, a

reduction of required parking is being sought in order to reduce the area required to be

devoted for parking, and allow for appropriate intensification of an underutilized site.

xiv) Privacy

The subject lands abut residential uses to the east, west, and south. A zero side yard

setback is proposed for the easterly side yard, and 2.Om for the west. The intent of these

setbacks is to reduce or eliminate accessible areas in between buildings and lotlines,

areas which are not easily visible from the remainder of the site, in order to reduce

unwanted activity. As noted in the Planning Justification Report, given the relationship of

existing residential buildings to the subject lands, the proposed setbacks are appropriate



and privacy is maintained. It is noted that no windows are proposed on building

elevations that directly abut residential uses.

xix) Waste Management

Waste and recycling are to be stored by Molok in-ground waste receptacles and

removed via private waste collection service.

xx) Resource Conservation

Where practical, the proposed building will make use of appropriate sustainability

techniques.

2.2.2 The London Plan

The London Plan has been adopted by Council, but is not in effect pending the

resolution of several appeals to the Ontario Municipal Board. The London Plan sets out

urban design policies that are applicable to both the city as a whole, and to specific

place types. The subject lands are within the “Urban Corridor” place type, and fall under

the policies of the City Design section, and the Green Space section.

2.2.2.1 City Design

The City Design section of The London Plan sets out general urban design policies that

apply to the entire city. The proposed development is consistent with these policies as

follows:

• The proposed redevelopment of the subject lands maintains the character of the

Dundas Street corridor by providing a built form and building design that is

consistent with other proximate commercial buildings along Dundas Street. The

character of the neighbourhood, and how the proposed redevelopment fits into

the neighbourhood, is provided in this report. (Sections 197, 199);

• The existing streetscape along Dundas Street will be enhanced by the addition of

a two-storey building at the ultimate road allowance and a large hardscaped

forecourt (Section 227, 235);

• The proposed site layout responds to the existing constraints on the site,

including the retention of the existing building, and to the desire to reduce the

potential for illegal activities. As such, buildings are located with minimal

setbacks in a manner that will not adversely impact adjacent properties.

Connectivity, both internal to the site and connections to the street, are provided.



The majority of parking, and all loading areas, are screened from public view.

(Sections 252, 254, 255, 259, 266, 268, 269, 272, 274, 281, 282)

The design of the proposed buildings, including scale, massing, and materials, is

respectful of the site’s context along the Dundas Street commercial corridor and

proximate to residential uses. The buildings maintain a low-rise form and exhibit

architectural features and qualities which are sympathetic to surrounding

properties. A high proportion of windows are provided facing the public realm,

while no windows are provided on building elevations abutting residential uses.

Main building entrances face the street and rooftop mechanical equipment is

screened from view. (Sections 284, 285, 286, 287, 288, 291, 296)

• A diverse range of building materials are proposed including a masonry, stucco,brick. A high proportion of windows are proposed on all elevations not abutting

residential uses. (Sections 301, 302)

2.2.2.2 Urban Corridor

The intent of the Urban Corridor place type is to support a form of development that issimilar to the Rapid Transit Corridor place type, but at a lower intensity. The subject

lands are further identified as within the Dundas Street Specific Segment “Transitional”

policy area, which permits lower intensity developments that may not entirely fulfil the

long-term vision of the Urban Corridor place type. The proposed redevelopment of the

subject lands is consistent with the Urban Corridor urban design policies as follows:

• Retail and service uses are located towards the Dundas Street frontage within a

new building that is positioned at the ultimate road allowance (Sections 837.4,

841.2);

• The intensification and design of the subject lands supports transit and facilitates

pedestrian connections to the street (Sections 837.4, 841.2);

• All loading areas, and the majority of parking, are located to the rear of the site,

screened from public view (Section 841.12); and,

• Building setbacks make use of crime prevention through environmental design

principles and maintain privacy for adjacent uses (Sections 841.13).



March 13, 2017

2.3 SPATIAL ANALYSIS

Land uses within 400m are dominated by commercial uses along the Dundas Street

commercial corridor, and low-density land uses consisting of single detached dwellings.

Figure 12 shows the subject lands and notable features and land uses within 400m and

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

minutes. The subject lands are located along an arterial road (Dundas Street), which

intersects with another arterial road (Clarke Road) approximately 315m west of the

subject lands. The area is well served by transit.

Amenities within 400m include a wide variety of commercial establishments along the

Dundas Street commercial corridor, a school (Al-Taqwa Academy), as well as

restaurants and several medical/dental clinics.



A variety of multi-unit dwelling types are also present in the area, including low-rise

apartment buildings, townhouses, and fourplexes.

Additional land uses within the 800m radius include Argyle Mall and associatedcommercial uses at the intersection of Clarke Road and Dundas Street, and industrial

uses to the north of the subject lands along Third Street and Clarke Road

2.4 CONCLUSIONS

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

efficient, well-designed redevelopment of the subject lands. The streetscape along

Dundas Street will be enhanced with the addition of a building placed at the ultimateroad allowance with direct pedestrian access to the street. The proposed site design

utilizes the principles of crime prevention through environmental design to reduce thepotential for unwanted activity. Although specific cladding materials and streetscape

treatments will be finalized through the site plan process, it is anticipated that high-

quality building materials and generous streetscape treatments will be provided. Themassing of the new buildings is consistent with the existing built form and places

additional height at the street line.

3.0 DESIGN PRINCIPLES AND DESIGN RESPONSES

3.1 CONCEPT DESIGN

The proposed redevelopment of the subject lands proposes to add two (2) new buildings

on lands that were previously used for vehicle storage and display. The goal of

redeveloping the lands is to make more efficient and cost-effective use of the lands for

uses that are more appropriate than the previous automotive sales and serviceestablishment. The proposed built form is consistent, and compatible with, existing

commercial buildings along Dundas Street, and strengthens the existing street wall.

3.2 PUBLIC REALM

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

Dundas Street streetscape, with a number of small-scale commercial buildings fronting

onto the street, against the sidewalk in close proximity to the curb.

The proposed redevelopment of the subject lands is intended to strengthen the street

wall in front of the existing and proposed buildings by placing the new building at a zerosetback and a landscaped forecourt between the buildings and the street. The front-yardparking area in front of the existing building is proposed to be removed and become apedestrian-only area.



4.0 COMPATIBILITY REPORT

4.1 BUILT FORM ELEMENTS

Built form elements in the proposed redevelopment of the subject lands consist of the

existing commercial building and two new commercial buildings; one, two-storey building

located at the northeast corner of the lands; and, a one-storey building located to the

rear of the lands. All buildings make use of flat roofs, a feature commonly found in the

area.

4.2 MASSING AND ARTICULATION

The proposed buildings are considered medium scale in area and maintain a low-rise

profile. As such, massing of the buildings maintains a human-scale and are compatible

with the streetscape. Articulation is provided by a cornice line along the roofs of both

new buildings, and entrance features facing the street.

4.3 ARCHITECTURAL TREATMENT

Notable architecture features provided on both new buildings consist of projecting

entrance features with roof overhangs, a masonry base on elevations facing the street,

and a high proportion of vision glass. Building elevations that abut adjacent residential

uses do not contain windows in order to preserve privacy. The architectural features

provided result in a built form that is compatible with the adjacent buildings and uses,

including both commercial uses along Dundas Street and residential uses to the east,

west, and south of the subject lands.
