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Homes Unlimited (London) Inc. 99 Pond Mills Road, London Urban Design Brief

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Homes Unlimited (London) Inc. Affordable Housing Apartments 99 Pond Mills Road London, Ontario Urban Design Brief November 2019 Prepared by:

Shire Consulting 33901 Maguire Road Ailsa Craig ON N0M 1A0 519-878-2713

Nicholson Sheffield Architects Inc. 358 Talbot Street London, Ontario N6A 2R6 Tel. 519-673-1190

www.nicholsonsheffield.ca


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Table of Contents

Table of Contents Section 1

Table of Contents 2

Design Goals and Objectives 3

Design Response to City Documents 4

Spatial Analysis (Design Response Plan) 5

Spatial Analysis Community Context 6

Site Photos / Overall Existing Plan 7

Site Area Photos 8

Site Area Streetscape 9

Figure Ground Study 10

Section 2

Conceptual Design Principles

Site Design 13

Built Form 14

Massing and Articulation 14

Character and Image 15

Architectural Treatment 15

Signage / Servicing 15

Public Realm 16

Sustainability 16

Compatibility with Built Environment 17

Proposed Site Plan 18

Landscape and Main Floor Plan 19

Elevations 20

Sun Study 24

Aerial Geographic Context 25

Rendering of Proposed Apartment Building 26

Street Level Views 27


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Section 1

Design Goals and Objectives This development is the construction of an affordable housing apartment building on a site in Southeast London on Pond Mills Road overlooking the South Thames River valley. The property previously was three single family home lots. The homes have been demolished and the three addresses merged as 99 Pond Mills Road. The proposed building will comprise 110 one and two-bedroom apartments. The target population is singles, couples, seniors and special needs priority populations who require modest quality housing close to services and transportation. Thirty-six apartments are universally accessible. Homes Unlimited is working with Participation House, Community Living, Dale Brain Injury and Anova to ensure they have priority access to the accessible units.

The site is located within a mature neighbourhood with a mix of single-family homes, townhomes, low rise and mid-rise apartments. Pond Mills Road is a Neighbourhood Connector linking the commercial developments at Commissioners Road in the south and the Hamilton Road services to the north. To the north and west is a mix of townhomes, mid-rise and low-rise apartments. To the southeast are single family homes and vacant land.

The project includes: 77 one-bedroom and 33 two-bedroom apartments, laundry, administration office, common room, bicycle storage, outdoor landscaped areas, and 110 parking stalls.

The apartment building has been designed as an urban intensification infill project on a 1.764 acre (0.71 hectare) property which is now vacant.

The property is currently zoned Residential, R9-7 which permits apartment buildings. The London Plan classification is Neighbourhood Place Type. The density permitted through bonusing permits the 110 units proposed. The permitted height is 38 metres which will accommodate the development of the 110-unit, 12 storey building.

The building common areas are designed for full wheelchair accessibility. Thirty-six of the apartments are fully accessible units and the design of the remaining apartments will provide for a barrier free path of travel to ensure visitability within the building. There are no “premium” units so the accommodation is the same for all levels of income. A common room has been included on the main floor to encourage interaction among residents of the building. This room can also be used for social and education programs for new Canadians.

The site is predominantly bounded by multi-family housing on the south and west with a small amount of single-family homes to the immediate east. To the north and south

east is the south Thames River valley lands which include Vauxhall and St. Julien Parks and a bike trail that traverses the City and connects to the downtown.

In response to the gentle curve of the road the building has been placed on the site facing the street with a step-back design that respects this curvature.

The exterior façades will have differentiated vertical accents that add to the dramatic step back design. In addition, vertical elements such as balconies and indented building returns have been introduced to further enhance the design and define the corners. The majority of the balconies are oriented to provide residents with a panoramic vista of the river valley to the southeast and northwest.

Access to the building includes a main pedestrian entrance from the street off Pond Mills Road and from the rear parking area at the southwest corner of the building.

The site vehicle access is from Pond Mills Road. Parking for 110 vehicles is located at the rear of the building on the south side of the property. Accessible parking is located near the rear entrance. Landscaped amenity space is provided on the east corner of the site. Some of the perimeter mature trees on the property line will be retained to preserve the existing privacy buffer to the neighbouring properties.

Bicycle storage is located on the main level accessible from either the front or rear entrances. Garbage will be stored internally to be put out for pick up from the parking lot.

Lighting for the site will be on the side of the building at the entrances with the balance of the site lit with light standards with night sky shielded LED lights in the parking lot.


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Section 1

Design Response to City Documents

London’s Strategic Priorities and Strategies

Affordable Housing As noted above, the project will include 78 very much needed one and two-bedroom affordable housing units targeted to singles, couples, seniors and special needs priority populations of modest income. An additional 32 market housing units are included for a total of 110 apartments. Fifty-four of the apartments will be rented at less than 80% of CMHC market rents. Homes Unlimited is working with Canada Mortgage and Housing Corporation (CMHC) to obtain partial funding under the National Housing Co-Investment Fund. As a long-standing developer of affordable housing in the city with a portfolio of over 500 housing units, Homes Unlimited has considerable development expertise and resources for this type of project.

Transportation Pond Mills Road is a Neighbourhood Connector street that connects Commissioners and Exeter Roads to the south and Hamilton Road and the downtown to the north. There is a London Transit bus stop adjacent to the property (Route 1 Kipps Lane-Pond Mills/King Edward) which connects to the downtown, Victoria Hospital and Adelaide and Huron streets. This bus has a number of transfer points across its route offering connections to other buses and providing access to virtually every area of the city.

Official Plan Policies The site has been designed in accordance with the London Plan’s approach for planning Neighbourhoods according to use, intensity and form. In general terms, the intent of this approach is to balance neighbourhood stability and predictability with the goals of creating neighbourhoods that allow for different housing types, an appropriate mix of uses, affordability, aging in place, and vibrant interesting communities.

Site Plan The property is currently zoned Residential R9-7 which permits apartment buildings. The land use is consistent with the mixed-use neighbourhood form which includes apartment buildings, townhomes and single-family homes.

Zoning The property is currently zoned Residential, R9-7 which permits apartment buildings. The R9-7 zoning extends to the properties to the east which currently comprises single family homes.

Other Guideline Documents A pre-application consultation meeting was held with planning, engineering, transportation, and urban design staff. A staff report was circulated following the meeting and Homes Unlimited is currently preparing a Site Plan Approval Application.


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Section 1

Spatial Analysis (Design Response Plan) Radius of Influence The project is situated in an older southeast London neighbourhood. The immediate surrounding land use is a mix of multi-family properties comprising townhomes and mid-rise and high-rise apartments. There are some remaining vacant land properties that present opportunities for further development. Some of these properties are former commercial properties that are undergoing some transition and urban intensification. This design has been considerate of both a 400 and 800m radius of influence (See Area Plan). Pond Mills Road is a Neighbourhood Connector. The 400m radius laps a residential area with a mix of single-family dwellings, mid-rise apartment buildings, and townhomes/condominiums. The flood plain of the South Thames river is to the northeast. The 800 metre radius also includes a similar mix of single-family dwellings, mid-rise apartment buildings, and townhomes/condominiums. To the northeast is parkland and the flood plain of the South Thames River.


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Section 1

Spatial Analysis Community Context

Strengths, Weaknesses, Opportunities, and Threats (SWOT) Analysis The area is an eclectic mix of single-family and multi-family residential uses that include townhomes, mid-rise and high-rise apartments. There is a trend for urban intensification with some single family lots redeveloped for apartment uses and there are development opportunities for former vacant and commercial lands to be repurposed. There is good pedestrian access on sidewalks and proximity to parks and open space. Most streets have mature trees.

Water and sanitary services are available at the boundary of the site with no external extensions to services required. Storm water management will be designed to match the predevelopment storm flows. The servicing is adequate for the development. The site is a good example of urban intensification on a Neighbourhood Collector road. The opportunity to create 78 additional affordable housing units and 32 market units is positive for the city and community. A tree preservation study will be undertaken to see if some of the more significant trees can be retained and act as a buffer on the south, west and east boundaries of the property.

The development is street oriented with parking and services at the rear of the building.

The close proximity of schools, park, shopping, employment opportunities, health care and good public transit presents an excellent opportunity to create additional housing with existing infrastructure.

Topography

The site slopes from east to west with a total drop of approximately 1.5 metres with the lowest elevation at the southwest corner of the property. Site planning will take the change in elevation into consideration. The building has been located on the north side of the property where the slope is minimal.


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Section 1

Site Photos – Overall Existing Plan


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Section 1 Site Area Photos

Pond Mills Road looking west from the subject site Pond Mills Road looking east from the subject site

View to the north overlooking the flood plain of South Thames River Condominium and townhome properties that back onto the south property line

Pond Mills Road south of subject site. Recent in-fill apartment building is on the left Pond Mills South of subject site at Cleveland Avenue


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Section 1

Site Area – Streetscape

Streetscape view to the west of the subject site Cleveland Avenue to the south of the subject site

Flood plain park land of the South Thames river to the north of the subject site Looking north on Pond Mills toward the subject site Commercial plaza at Pond Mills and Commissioners Roads Commercial property at Pond Mills and Thompson Roads


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Section 1

Figure Ground Study View Corridors and Vistas Surrounding neighbourhood character and land use composition, analysis of area urban pattern and immediate area figure ground study

Overall view of area urban pattern showing Pond Mills Road as a Neighbourhood Connector street connecting Commissioners and Pond Mills Roads. The immediate neighbourhood is primarily multi-family residential, while the wider neighbourhood is single-family homes. There is a commercial node at Commissioners and Pond Mills Roads.


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Section 1

A view corridor extends north and east to the scenic flood plain of the South Thames River, Vauxhall and St. Julien Parks. There is access to the Thames Valley Parkway bike and walking trail from the intersection of Pond Mills and Thompson Roads. The banks of the river are wooded as are the lands to the east that have not been developed. The proposal includes the preservation of mature trees on the south, west and east property lines. The lands to the west and south are residential. The lands to the north and east are park lands. The predominant exterior finish of the homes is brick or a combination of brick and siding. The mid-rise apartment buildings are brick clad. The nearby high-rise apartment building is exposed concrete with aluminum bay windows. The commercial plazas are one storey buildings with smaller individual leased spaces. Accessibility and Connectivity Patterns for automobile, cycling, pedestrian, transit See attached site plan. Vehicular access to the site will be from Pond Mills Road. Sidewalks are on the south and north side of Pond Mills Road. Pond Mills and Thompson Roads have marked bike lanes and there are marked cycling routes through the Glen Cairn neighbourhood.

There are nearby bus routes, (a bus stop is located adjacent to the site on the south side of Pond mills Road). As previously noted, there are significant park lands to the north of the site along the South Thames river. Two major arterial roads are also within proximity for automobile travel (Thompson/Westminster and Commissioners Road). Area Landscaping See area photos and aerial mapping. The main area landscape features of the site will be the exterior common area on the east corner of the site and the existing trees on the south, east and west of the property. Opportunities for tree preservation A tree preservation study will be undertaken to see if some of the more significant trees on the perimeter can act as a buffer on the south, east and west boundary of the property.


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Section 1

Edges, Paths, Active Frontage Zone, Zone of Sensitivity, (Site and neighbouring properties), Gateways, Landmarks, Nodes

See site plan. The proposed Project is within a portion of the Glen Cairn neighbourhood that is made up of a mix of multi-family housing forms including townhomes, mid and high-rise apartments. The building is situated at the street front facing east, northeast which will mean that sun shadowing from the building will fall almost entirely on the parkland and will have very little impact on any neighbouring residents. A small portion of the southwest corner of the site falls within the jurisdiction of the Upper Thames Conservation Authority and will require a geotechnical and civil engineering report on the impact of the site plan components. The property has pedestrian sidewalk access on both the north and south sides of Pond Mills Road. Significant park land is located to the north providing opportunities for recreation and leisure as well as excellent vistas from the upper floors of the building. The residential development to the east, south and west are buffered by mature trees on the perimeter and the parking lot which is located at the rear of the building.


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Section 2


Site Design The proposal is for a twelve-storey apartment building containing 110 one and two-bedroom units in a mix of affordable and market rate housing.

Transit Oriented Development There is public transit on Pond Mills Road with a bus stop adjacent to the site. The transit route connects with Commissioners and Thompson Roads providing access throughout the city. Master Plan for Large Site How Design Relates to Site and Surrounding Area The site for the proposal is defined by the intersection of the north-south city grid along the side yard lot lines, and the irregular narrow frontage on Pond Mills Road to the north which follows the meandering edge of the Thames River. The site slopes down along Pond Mills Road from a high point on the east lot line to a low on the west. Views In and Out of Site The view out from the site is the park land to the north and north east and the South Thames River valley lands. The view into the site will be the ground floor entrance to the building. The design of the first three floors of the building creates a dynamic changing perspective when viewed in passing and an elegant static look of vertical columns. Location of Buildings, Orientation to street edge and sidewalks The building is sited on the front yard setback at this intersection of geometries. It follows both the regular city grid at the sides and rear, and the irregular river geometry at the front. A landscape podium manages the sloping topography of the site and provides a base for the building.

Location of building entrances The public to private threshold is thickened and gradated, extending from the street and sidewalk through the treed landscape, through the garden wall/retaining wall, across the podium and to the front door of the building. Vehicular and Pedestrian Circulation Vehicular access to the site is on the west side of the building and leads to a drop off area and surface parking at the rear of the building. The building and landscape screens the view of the parking from the public space of the street. An exterior temporary garbage loading area is also located at the rear of the building, out of view of the street.


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Section 2

Built Form

Building relationship to street. Landscape Podium The proposed building sits on a podium that defines outdoor activity space at grade and a barrier free entrance from the street. The podium is defined by a retaining wall, which follows the geometry of the street and river and emerges at the pedestrian street entry to the building as a garden wall. Then, as the topography continues to fall to the west, the podium emerges at the vehicular entrance as a retaining wall supporting a soft landscape terrace below the outdoor amenity terrace. The podium defines the base of the building as experienced from the street. Building Massing and Articulation The mass of the building follows both the geometry of the north-south city grid, and the diagonal Thames River frontage by stepping back along the diagonal in a series of modular intervals. These modular steps are further articulated, alternating between positive masses infilled with precast concrete panels and glazing; and negative recesses for balconies. At the upper portion of the building these solids and voids exist between smooth north-south oriented, monolithic precast concrete planes. At the top of the building the façade is expressed as open to the sky between the planes. Building Base The building rises from the landscape podium as a rusticated version of the precast planes, panels and voids above, though contrasting in texture and colour. The east end of the building containing residential garden units remains private and defined by the more closed expression of the infill panels above. The infill panels are eliminated in the public spaces of the building, creating the impression of the enclosure of the building being lifted; stepping vertically to reveal an open expression of piers and glazing at the bike room, interior amenity space, laundry room, building office and rear entry. The façade steps up again to reveal the main public entry into the double height lobby from Pond Mills Road.

Interior and Exterior Space at Grade Approached from the street, west side drop off, and rear parking areas, the ground floor is primarily defined by generous, flowing spaces, both interior and exterior. These spaces consist of the main lobby accessed directly from Pond Mills Road; the rear entry from parking and drop offs; the communal laundry room; and the large amenity space, interconnected with the laundry and directly accessing the street facing podium terrace. Interior secure bicycle parking faces the street on the east side of the entry. Interior waste storage is located on the parking lot side, with direct access to a temporary outdoor loading zone for waste pickup times only. The ground floor also has two residential garden suites tucked into the landscape behind the podium wall at the east side of the building. The remaining residential suites are located on floors two to twelve, and primarily enjoy either a southern exposure or views north over parkland and the Thames River.


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Section 2


Character & Image Response to existing street character See above and elevations. Role in context of neighbourhood See above and area plan. Visual components See above. Architectural Treatment Details The exterior façade will have precast planes, panels and voids above, though contrasting in texture and colour. In addition, vertical elements such as balconies and indented building returns have been introduced to provide a texture to the vertical columns. Materials The 12-storey building will be constructed of poured concrete and slab construction for the first 5 floors and the remaining floors will be concrete block and slab construction. Each upper floor consists of 10 units per floor. To ensure the longevity of the building the exterior will be constructed utilizing a rain-screen principle panelized cladding system. Colours The colours and accents have been chosen to break up the overall massing of the building.

Lighting Lighting for the site will be on the side of the building at the entrances with the balance of the property lit from light standards with night sky shielded LED lights in the parking lot. Signage Modest identifying signage will be installed at grade near the front and parking entrance. Site access, on site circulation, accessibility issues See area plan. Each entrance is accessible. See above. Transit See above comments to Transit Oriented Development. Shared service There are no shared services. Parking 110 parking stalls are located at the parking lot, including 10 accessible stalls. The parking lot is screened by landscaping and snow storage is identified. Drop-off There is a drop off area identified for both accessible drop off and for loading at the west rear main entrance. A move-in room as been provided to minimalize the impact on residents of this activity. Service, Garbage and Loading & Utilities The service, utilities and garbage rooms are located at a central southern location and are accessible from the parking lot. All mechanical spaces are located internal to the units and their louvers used compositionally as part of the design.


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Section 2

Public Realm Public Spaces See Site Plan. Continuity of streetscape See Site Plan. Active Pedestrian Zone See above. Benches, Courtyards There is an exterior common area located on the landscape podium at the front of the building with landscaped walkways and benches. Circulation Linkages See site plan. Integration to Transit See site plan. Landscape Design at Street edge Street trees, Lighting, Signage See site plan.

Sustainability LEED Intent While this is not a LEED project, significant efforts will be made to reduce both energy and water requirements. Contribution to area sustainability Responsible site design will include increased landscaping and maintenance of existing mature trees where possible. The development of the under-utilized site will contribute to area enhancement and sustainability. Energy conservation strategies An energy efficient boiler and heating system will be part of the new building along with energy efficient lighting. Maintaining some of the mature trees will provide shade in the summer months. A solar hot water preheat system is proposed to be incorporated. Water consumption minimized Low flow toilets and shower heads will be used. Building orientation In response to its corner location the building has been placed on the site to have a presence from Pond Mills Road and the majority of apartments have a northeast orientation with natural sunlight and excellent views of the South Thames river valley. Sustainable Landscape design Plant selection will feature regional plants in the landscaped areas.


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Section 2

Compatibility with Built Environment Compatibility The exterior façade will have differentiated vertical banding with subtle colouration. In addition, vertical elements such as balconies and indented building returns have been introduced to break up the overall massing of the building. The articulated design adds to the neighbourhood character. The preservation of some perimeter trees on the site will create compatibility with the built heritage and reflect the variety and versatility of the area. Details, materials, architectural pattern, scale and rhythm, and landscape See above. The articulated design attempts to provide scale and rhythm to the neighbouring streets. Landscaping will provide a break in the streetscape and a transition to the existing neighbourhood.


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Section 2 Proposed Site Plan


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Section 2 Landscape Concept Plan and Main Floor Layout


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Section 2

North Elevation


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Section 2

South Elevation


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Section 2

East Elevation


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Section 2

West Elevation


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Section 2

Sun Study


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Section 2

Geographic Context

Aerial from North

Aerial from South


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Section 2

Rendering of Proposed Apartment Building

Front Elevation view from Pond Mills Road Rear Elevation from parking lot

West Elevation from Entrance Drive East Elevation from Pond Mills Road


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Section 2

Street Level Views