ADDENDUM to the URBAN DESIGN BRIEF

ADDENDUM to the URBAN DESIGN BRIEF
By Richmond Medical Inc. … for a medical office‐residential apartment development at 1643, 1649 and 1653 Richmond Street, London Ontario July 2014 TABLE OF CONTENTS 1.0 Proposal Overview and Addendum Background ………………………………………………………………….....…. Pg. 1 2.0 Urban Design Considerations …………………………………………………………………………..…………………………. Pg. 3 2.1 Prior Urban Design Review Panel Comments …………………………………………………………………. Pg. 3 2.2 Richmond Street Old Masonville Master Plan Guidelines ………………………………………………. Pg. 4 2.3 Urban Design Review Panel Recommendation ………………………………………..…………………….. Pg. 6 2.4 Preferred Parking …………………………………………………………………………………..………………………. Pg. 7 3.0 Conclusion ………………………………………………………………………………………………..……..…………………………. Pg. 8 APPENDIX • Site Plan – Phases 1 and 2 – 1643, 1645 and 1653 Richmond Street • Underground Parking Plan – Phases 1 and 2 – 1643, 1645 and 1653 Richmond Street • Preferred Parking Plan – Phase 1 – 1653 Richmond Street • 3‐D Model – Phase 1 – 1653 Richmond Street • Architectural elevations – Phases 1 and 2 – 1643, 1645 and 1653 Richmond Street
1.0 Proposal Overview and Addendum Background The following document is an Urban Design Brief Addendum for Richmond Medical Inc. (RMI) further to the preceding Urban Design Brief submitted in February 2014 which only considered the lands municipally addressed as 1653 Richmond Street. The Addendum describes changes made to the actual site area by including the two southerly properties of 1643 and 1649 Richmond Street, as well as the design of the buildings. The changes propose a comprehensive development comprising the proposed medical office and apartment development at 1653 Richmond Street, as well as the proposed apartment and townhouse developments at 1649 and 1643 Richmond Street. The site area for 1653 Richmond Street is 2110.5m2 and the site area of the combined 1643 and 1649 Richmond Street properties is 4935.7m2. Each is occupied by a single detached residence that would be demolished. The RMI development proposal has gone through three iterations to satisfy City planning objectives in the Masonville area. The first iteration of the proposal only sought the establishment of medical offices which were considered appropriate for the area given surrounding residential and commercial land uses. However, respecting the objectives of the Richmond Street Old Masonville Master Plan and Urban Design Guidelines, the development was then revised to incorporate 12 apartment units, and now subsequently 14 units. This mixed use development was considered to provide the desired residential density for the site to support the planned rapid transit for the area (in conjunction with planned residential development to the south), while fulfilling the original goal of establishing medical offices. Since December 2013, the two parcels south of 1653 Richmond Street (1649 and 1643 Richmond Street) have been acquired by Mr. Farid Metwaly who began consolidating lands on the west side of Richmond Street further south between Shavian Boulevard and Hillview Boulevard in 2004. Making the effort to cooperate with the City and facilitate its approved Zoning By‐law Amendment for the three properties (that requires 70 m minimum lot frontage), RMI and Mr. Metwaly are coordinating their projects to ensure that the 1653, 1649 and 1643 Richmond Street properties are developed in a complementary manner that achieves the objectives of the Old Masonville Master Plan and Urban Design Guidelines. RMI is acting as the agent for the Mr. Farid Metwaly. They have retained Robert Ritz Architect, to provide coordinated concepts of development. The site planning and architectural work are contained in the appendix of this Addendum. The proposed development would occur in two phases: 
Phase 1 (1653 Richmond Street) – 5 storey mixed use residential apartment and medical office development with 9 surface parking spaces and 36 underground parking spaces 1 
Phase 2 ( 1649 and 1643 Richmond Street) – 6 storey residential apartment building and 7 townhouse units with 34 above ground parking spaces, and 65 underground parking spaces It should be noted that the architectural treatment of the proposed 5 storey mixed use medical office and apartment building and the adjacent 6 storey residential apartment building would be complimentary and in keeping with the remaining residential buildings planned in the proposed comprehensive development. Further, the underground parking between the two phases would be connected with a common 2 lane ingress and egress. Medical office staff, and the residents of the apartment units would park underground, whereas, medical office patients will utilize the surface parking provided as well as the underground parking. With the long range plan to bring rapid transit to the area, approximately half of the medical office patients are expected eventually to use public transportation. In addition, 9 on‐street parking spaces along the frontage of 1649 and 1643 Richmond Street are contemplated in the long term. Figure 1: Concept Site Plan SHOWING THE TWO PHASES of Proposed Mixed Use Development 2 2.0 Urban Design Considerations A complimentary architectural treatment would be applied to both the proposed mixed‐use medical office and residential apartment building at 1653 Richmond Street and the larger apartment building at 1649 and 1643 Richmond Street. Floor plans, elevations, and renderings of the two proposed buildings are provided in the Appendix. The townhouse units would be designed based on the models provided in the Richmond Street Old Masonville Master Plan and Urban Design Guidelines. The primary building materials used for the architectural treatment of the planned apartment buildings would be wood grain aluminum composite panels, charcoal grey aluminum composite panels, and large clear glazed windows. The scale and massing of the building and architectural details of the building are meant to primarily convey the transitional commercial‐residential nature of the area. The proposed development would create a quality and visually appealing environment for users of the medical office and residents of the apartment units. The massing and scale of the proposed buildings would be at a comfortable "human" scale which is compatible with the surrounding low density residential land uses. The proposed development recognizes the importance of the public realm and in turn would ensure a consistent and visually pleasing street wall for pedestrians through the use of appropriate buildings setbacks, functional and aesthetic landscaping, landscape screening of parking areas, and utilizing suitable detailed design elements (particularly for the façades of the buildings facing Richmond Street). 2.1 Prior Urban Design Review Panel (UDRP) Comments The new proposal has taken into account the comments which were provided by the Urban Design Review Panel and have subsequently revised the design of the proposed mixed use apartment building at 1653 Richmond Street to: i.
establish a more prominent and identifiable entrance to the proposed second through fourth floor apartments; ii.
add windows to the proposed elevator lobby; iii.
create a stronger hard landscape corner treatment in keeping with the scale of the proposed building, its entrances and urban context; 3 iv.
provide appropriate buffer planting to screen the surface parking lot from Hillview Boulevard and the potential townhouses to the south; v.
remove the westerly access driveway to the surface parking lot thus creating a greater buffer strip which will be extensively landscaped adjacent the westerly abutting residential lot; and vi.
ensure the building’s north and east exterior walls (including fenestration) are appropriately detailed to attenuate the traffic noise from Richmond Street. While this current proposal for all three properties will be brought to the Urban Design Review Panel (UDRP), the panel was in agreement with the use and location of the proposed ground floor medical offices in the previous designs for 1653 Richmond Street. The UDRP stated: “A mixed use building at the corner of Richmond St. and Hillview Boulevard relates to the commercial use of the TD Bank site to the north. Ground floor apartments at the Richmond and Hillview corner are not appropriate given the proximity of the two roads and the volume of traffic.” 2.2 Richmond Street Old Masonville Master Plan Guidelines The guiding urban design principles directing the proposed development are those which have been identified by the City for residential intensification and helping to realize the desired built form, building siting, and site development of the Richmond Street Old Masonville Master Plan, are as follows: i.
Residential Intensification projects shall use innovative and creative standards of design for buildings to be constructed or redeveloped; The proposed buildings incorporate a number of measures such as balconies for outdoor amenity space and shared underground parking which will ensure a high quality and innovative redevelopment of the subject lands. Further, a number of sustainability measures such as high efficiency glazing, passive design elements to decrease heating and cooling requirements, and water efficient landscaping will also be incorporated into the development. ii.
The form and design of residential intensification projects should complement and/or enhance any significant natural features that forms part of the site or are located adjacent to the site; 4 Wherever feasible existing vegetation on the site is being preserved. Further additional functional and aesthetic landscaping would be incorporated to enhance the existing vegetation and contribute to the public realm. iii.
New development should provide for a diversity of styles, continuity and harmony in architectural style with adjacent uses; The architectural treatment of the new development has considered the transitional residential‐
commercial area of the area, and its proximity to one of the City’s largest commercial nodes, as well as the architectural treatment expected of the apartment buildings south of the subject lands. The use of high quality building material, applying generous glazing, and paying special attention to the architectural detail of building corners are some of the means by which continuity and harmony in architectural styles will be achieved. iv.
New development should include active frontages to the street that provide for the enhancement of the pedestrian environment; The proposed 0.0m front yard setback of the proposed development, as well as the high degree of visibility on the ground floor of the proposed buildings, in addition to pedestrian connections and walkways along the perimeter of the site and between the two phases of the development will ensure active street frontages. v.
The design and positioning of new buildings should have regard for the impact of the proposed development on year‐round sunlight conditions on adjacent properties and streets; The siting and height of the proposed buildings and their setbacks have been designed to ensure no significant impact to the visual amenity, privacy, or sunlight conditions of adjacent residential properties. vi.
Buildings should be positioned to define usable and secure open space areas on the site and to afford a reasonable measure of privacy to individual dwelling units; 5 As illustrated in the landscape plan for the proposed developed, defined usable and secure open space areas will be established on the subject lands to ensure there is suitable outdoor amenity space for residents, appropriate buffer areas between building on site and neighbouring properties, and adequate privacy screening for residents. vii.
Parking and driveways should be located and designed to facilitate manoeuvrability on site and between adjacent sites, and to reduce traffic flow disruption to and from the property; and, Phases 1 and 2 of the proposed development will have connected internal driveways with ingress and egress from both Hillview Boulevard and Richmond Street as intended in the design of the Richmond Street Old Masonville Master Plan. viii.
Projects should have regard for the neighbourhood organizing structure. Building and site designs should facilitate easy connections to and around the site to public transit and destinations. As the impetus for the nature and the form of the proposed development is directly driven by the planned future bus rapid system for London, the proposed buildings have been purposely designed to provide easy connection to and around the site to public transit. 2.3 Urban Design Review Panel (UDRP) Recommendations In addition to the above mentioned guidelines the, proposed development also fulfills a number of the recommendations of the Urban Design Review Panel with respect to the Richmond Street Old Masonville Master Plan. The said recommendations are follows: i.
The placement of the apartment buildings near the street line, with the parking and driveways hidden from the street is an acceptable form of urban design for this type of development; ii.
The opportunity for underground parking should be maximized ‐ to the extent that is financially viable – and surface parking should be limited. All entrances including those to the underground parking should be carefully considered. Soil depths should follow current practices for landscaping over roof deck structures to facilitate the installation of trees and other landscape amenities; 6 iii.
The proposed townhouses are an appropriate method of making the transition from the proposed six storey apartment structure to the existing single family structures to the West of the property; iv.
The increased rear yard setback from the townhouses to the west property line is noted and is commended as it will provide a greater separation and retain several existing mature trees along the west boundary; v.
Opportunities to connect the internal driveway of 1631, 1635, 1639 Richmond Street to future developments north and south of the properties is noted and encouraged; and vi.
The addition of a limited amount of parallel parking in a parking aisle separate from the travelled lanes along the Richmond Street frontage is encouraged to accommodate any proposed retail commercial uses in the main floor of the buildings. 2.4 Preferred Parking It should be noted that given the proposed road widening which is taken 24.0m from the Richmond Street centreline, and the 6.0m daylighting triangle which was required, as well as the previous conveyances from the property which have been provided to the City, a preferred parking plan has been developed for the 1653 Richmond Street property. Although RMI is willing to apply the 15.0m setback from the west property line for surface parking, the loss of a significant portion of the property has reduced the ability of RMI to provide surface parking. As such, an alternate surface parking plan is preferred by RMI which would allow 15 surface parking spaces (as opposed to 9 spaces), and utilize a 6.9m setback from the west property line. This area would be appropriately landscape and screened to ensure no loss of privacy or visual amenity for neighbouring residential properties. The 8.1m difference (15.0m minus 6.9m) in the surface parking area setback is less than 8.6m which is the distance up to which lands would be removed from the 1653 Richmond Street property for the planned future road widening. RMI would appreciate City Planning Staff consideration of the alternate surface parking. 7 3.0 Conclusion Further to the above urban design analysis provided above, it is evident that the proposed development for 1643, 1649, and 1653 Richmond Street is: 1) in keeping with the Richmond Street Old Masonville Master Plan and Urban Design Guidelines, in that the general principles of a 15 m boundary setback, 200 unit per ha density, and the comprehensive approach of requiring 70 minimum lot frontage is adhered to; 2) planned to be developed in a coordinated manner with the lands to the south; 3) able to address general and site‐specific comments from the UDRP; 4) designed to be sensitive to surrounding land uses, particularly the low density residential lands to the west; 5) suitable for the subject lands and appropriately transition between residential and more intensive commercial lands ; 6) supportive of the City’s Transportation Master Plan; 7) supportive of the City’s Near Campus Neighbourhood policies; 8) promoting densities that that will sustain future bus rapid transit, effectively utilize existing infrastructure, and enhance the commercial vitality of the area; 9) providing desirable affordable housing and medical services to the local area thereby helping to create complete communities; 10) in general conformity with the MFMDR designation of the current City of London Official Plan; and 11) have regard for the policy goals and objectives of the new proposed City Official Plan which strongly promotes transit‐oriented development. 8 Hence, the proposal represents sound land use planning and positive urban design, and it is requested that the site plan approvals for both phases of the development be supported by Council and City Planning Staff. 9 APPENDIX • Site Plan – Phases 1 and 2 – 1643, 1645 and 1653 Richmond Street • Underground Parking Plan – Phases 1 and 2 – 1643, 1645 and 1653 Richmond Street • Preferred Parking Plan – Phase 1 – 1653 Richmond Street • 3‐D Model – Phase 1 – 1653 Richmond Street • Architectural elevations – Phases 1 and 2 – 1643, 1645 and 1653 Richmond Street 10 URBAN DESIGN BRIEF
PROPOSED MEDICAL OFFICE &
RESIDENTIAL APARTMENT DEVELOPMENT
1653 RICHMOND ST., LONDON ON
February 2014 TABLE OF CONTENTS 3.0 Neighbourhood Character Statement ............................ pg. 17 1.0 Land Use Planning Context ……….………..………...............…… pg. 1 1.1 Subject Lands ........................................................................ pg. 1 4.0 Compatibility Report ……………………….............................. pg. 19 1.2 Proposed Development ........................................................ pg. 1 1.3 Design Goals & Objectives .................................................... pg. 2 LIST OF FIGURES 1.4 Design Response to City Documents .................................... pg. 2 
1.4.1 City of London Official Plan Urban Design Guidelines ....... pg. 3 
1.4.2 City of London Official Plan Residential Policies ................ pg.5 
1.5 Spatial Analysis ..................................................................... pg. 6 1.5.1 Community Context ‐ 400m & 800m ................................. pg. 9 Figure A: 800m Map ……………………………………….................... pg.7 Figure B: 400m Map ............................................................. pg. 8 Figures 1 ‐ 13: Street View Images ..................................... pg. 10 APPENDIX (Section 5.0) 
Zoning Map 
Official Plan Map 
City’s OPA/ZBA/Site Plan Initiative 2.1 Conceptual Design .............................................................. pg. 14 
Preliminary Site Plan 2.2 Landscape Design …............................................................. pg. 15 
Floor Plans (including Underground Parking Layout) 
Architectural Elevations 
Renderings 2.4 Sustainability ....................................................................... pg. 15 
Tree Preservation Plan and Report (RKLA) 2.0 Design Principles & Design Responses ............................ pg. 14 2.3 Public Realm …………............................................................. pg. 15 This brief has been prepared with assistance from R. Ritz Architect & RKLA Inc., Landscape Architects
i Urban Design Brief: Proposed Medical Clinic, 1653 Richmond Street (City of London ON) SECTION 1 ‐ LAND USE PLANNING CONTEXT 1.1 Subject Lands The subject lands, municipally addressed as 1653 Richmond Street, are located at the intersection of Hillview Boulevard and Richmond Street (southwest quadrant), in the Masonville Community situated in the north part of the City of London. These lands are across from the Masonville Mall which is the primary contributor to an “Enclosed Regional Commercial Node”. The subject lands are currently occupied by a single detached residential dwelling. It should be noted that this property was used on several occasions as a marijuana grow‐op. The residential building was remediated by the current property owners, who acquired the property two years ago. Under the current Official Plan the subject lands are designated “Low Density Residential”. The City’s Zoning By‐law currently zones the lands Residential R5‐2(12) and Residential R6‐4(14). Permitted uses of the R5‐2(12) Zone are cluster townhouses, and permitted uses of the R6‐4(14) Zone are cluster single detached dwellings, cluster semi‐detached dwellings, and cluster duplex dwellings. That being said, there is currently a City initiated Official Plan Amendment (OPA) and corresponding Zoning By‐law Amendment (ZBA) which seeks to re‐designate and rezone these lands to MULTI FAMILY MEDIUM DENSITY RESIDENTIAL, to permit higher density residential land uses of up to 200 units per hectare (uph) and 6 storeys in height. The City initiated applications include all properties on the west side of Richmond Street, from north of Sunnyside Drive to Hillview Boulevard, comprising the 13 properties starting from 1607 Richmond Street through to 1653 Richmond Street – a combined total area of 2.9 ha (7.1 ac) and a total frontage along the west side of Richmond of 334 m (1096 feet). The subject lands are at a transitionary point between low density residential uses further west and south, and commercial land uses north and east. To the immediate west and south of the subject lands are single detached dwellings in what is referred to as the Richmond Hill neighbourhood. To the immediate north, across Hillview Boulevard, is a TD Canada Trust bank, and to the east, across Richmond Street, is the large enclosed Masonville Mall. Given the significance of this corner property, every effort would be made to ensure that the redevelopment of these lands is sensitive to surrounding residential land uses while being complimentary to adjacent commercial uses. 1.2 Proposed Development The proposed development of the subject lands would see the removal of the existing single detached dwelling on the site and the creation of a four storey mixed use medical office–residential apartment building. SECTION 5 contains the site plan and architectural elevations. The proposed building area “foot print” is approximately 400.0m2. The first floor would be the medical office, for a pediatrician, optometrist, and dentist. The medical space would be occupied by doctors currently located at 101 Fanshawe Park Road East at North Centre Road (located in a plaza east of the Mall). The existing office space is very small and the doctors have found that the current space is no longer sufficient to deal with the client volume. The upper floors would contain approximately 10 to 12 residential apartment units of up to 80m2. The residents of 1 Urban Design Brief: 1653 Richmond Street – proposed medical office‐residential apartment mixed use development, City of London these apartments would have dedicated parking spaces. These parking spaces would be provided underground. In total there would be 40 parking spaces provided on site – 24 surface spaces which would be allocated to the medical office clients/visitors, and the remaining 16 would be underground parking used by the apartment residents and medical office staff. The parking rate applicable to the site requires that a minimum of 37 spaces be provided (0.8 spaces per unit and 1 space per 15m2 of office space) Bicycle parking spaces would also be provided on site. 
The proposed mixed use office residential development would follow all applicable site plan and urban design guidelines to ensure a development of high quality that would contribute to both the Richmond Street and Hillview Boulevard streetscapes. It is important to note that the City has initiated its own OPA and ZBA to permit more intense forms of residential development along the west side of Richmond Street from to and including the subject property south to north of Sunnyside Drive . This is a large area of mostly single detached homes on large lots developed in the 1950’s – prior to the availability for municipal services. The combined total area of all of these properties is 2.9 ha (7.1 acres) and a total frontage along the west side of Richmond of 334 m (1096 feet). This initiative has been in response to some private development applications for some of these properties over the last 5 years. The City initiative proposes a Multi Family Medium Density Residential (MFMDR) designation with a density of 200 units per ha and 6 storeys in height for the northerly part of the combined area. It also proposes convenience commercial uses within the buildings. 1.3 Design Goals & Objectives The planning and design objectives of the proposed development are to create a medical office residential apartment mixed use development that: 
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combines both form and function of the mix of uses into a well designed building and on to a well designed site; appropriately buffers and transitions to lower density residential development to the west but also recognizes the major commercial node to the east and north; visually enhances the existing streetscapes along Richmond Street and Hillview Boulevard to contribute to the public realm; and is sympathetic to and agreeable with the architecture of surrounding development – both existing and planned for the future. 1.4 Design Response to City Documents The design policies relevant to the proposal are taken from the City’s Official Plan and the City’s Place Making Guidelines. As was mentioned earlier, the subject lands are presently designated “Low Density Residential” (LDR). The view of the City Planning staff is that the current LDR designation is not well serving of the significant growth and development which has occurred along Richmond Street in the Masonville area over the last 25 years. The MFMDR designation would be more appropriate for these lands as it would be a better 2 Urban Design Brief: 1653 Richmond Street – proposed medical office‐residential apartment mixed use development, City of London “fit” with the nature and intensity of residential and commercial development of the Masonville node. It is anticipated that the subject lands will be re‐designated through the City initiated OPA and ZBA initiative to MFMDR. This designation permits office use as a Secondary Use in the Official Plan ‐ including the proposed medical offices. While the said City initiative has recently been adopted by Council, a notice has not yet been served and the initiative is technically not yet in effect. As such an OPA application is being filed by the proponent in order to attain MFMDR status. The MFMDR designation permits medical offices and the 12 apartment units as proposed. 1.4.1 City of London Official Plan ‐ Urban Design Guidelines 1) 11.1.1. ii) Trees To the extent feasible, existing trees of desirable species should be retained and incorporated into the landscaping plans for the new development……. New development will consider the planting of street trees …. A tree saving report and plan (SEE SECTION 5) has been completed where the significant on‐site trees would be retained together with adjacent neighbouring trees. Street planning along Hillside Boulevard will be considered as part of the landscape design at the Site Plan Approval stage. 2) 11.1.1 iv) High Design Standards: Emphasis will be placed on the promotion of a high standard of design for buildings to be constructed in strategic or prominent locations such as within, and at the perimeter of, the Downtown, near the edge of the river valleys, or along the major entryways to the City. The proposed medical office‐residential apartment mixed use development is in close proximity to Masonville Mall, which is one of the largest shopping centres in London, and is part of a designated Enclosed Regional Commercial Node. Given the importance of the said node to the community, and the visibility of the site from both Hillview Boulevard and Richmond Street, the site and building design of the proposed development will respect applicable urban design and site plan requirements to ensure high design standards are met. The proposal aims to be compatible with neighbouring land uses due to its moderate scale and intensity, and should promote site and building design which is attractive, functional and sensitive to the scale and character of surrounding land uses. 3) 11.1.1 v) Architectural Continuity: The massing and conceptual design of new development should provide for continuity and harmony in architectural style with adjacent uses.... The massing and conceptual design of the proposed building, (shown in the SECTION 5) as well as the materials which are being applied are intended to recognize the transitional nature 3 Urban Design Brief: 1653 Richmond Street – proposed medical office‐residential apartment mixed use development, City of London of the site between single detached residential development to the west and significant commercial development to the north. The modern design of the building provides a complementary juxtaposition of architectural style which celebrates the corner, and creates a visual focal point along the Richmond Street and Hillview Boulevard streetscapes. The differences in exterior finishes help define the two types of uses of the building. Further, the medical office is distinguished by the massing, building materials and large windows on the ground floor. 4) 11.1.1 x) Landscaping: Landscaping should be used to conserve energy and water, enhance the appearance of building setback and yard areas, contribute to the blending of new and existing development and screen parking, loading, garbage and service facilities from adjacent properties and streets. It is intended that landscaping features will be applied throughout the site to enhance building areas and setbacks along Hillview Boulevard and Richmond Street. Further, landscaping will be applied to increase privacy and screen parking. The Urban Design staff comments at Pre‐consultation focused in on the corner intersection. Although further consideration and study will take place at the preparation of the Landscape Plan at the later Site Plan Approval stage, consideration is being given to proposing a hard surface “court – like” feature with low plantings and furnishings to enhance the public realm. 5) 11.1.1 xiii) Parking and Loading Facilities: Parking and loading facilities and driveways should be located and designed to facilitate maneuverability on site, between adjacent sites where appropriate, and to reduce the traffic flow disruption resulting from turning movements to and from the property. The site layout has taken into consideration the 4.76 m road widening dedication for Richmond Street for the future bus rapid transit (BRT). In addition, no access to Richmond Street will be created, and the access created off of Hillview Boulevard for ingress and egress to and from the site will be towards the west limit of the site. Consideration will be given to the thru connection of a private lane to properties to the south should the City grant the necessary planning approvals. 6) 11.1.1 xv) Outdoor Space: For multiple forms of low‐rise residential development, such as row housing, each unit should be provided with adequate and clearly defined outdoor living space. For the apartments that will be created on the second to fourth floor of the proposed building, a common rear terraced outdoor living area is proposed. Possible amenities that may be included in this outdoor living space include a gas controlled fire pit, a controlled barbeque area, plantings and a water feature with tables, fabric canopies and lawn furniture. The vision would be to have a place where the tenants can eat, drink, share 4 Urban Design Brief: 1653 Richmond Street – proposed medical office‐residential apartment mixed use development, City of London conversation and prepare a meal either for themselves, with company, or other tenants. 7) 11.1.1 xviii) Noise Attenuation: Where residential development is affected by adverse noise conditions, the use of urban design features such as building orientation, location of outdoor open space relative to the noise sources and noise attenuation measures will be encouraged subject to policy 19.9.5., 19.9.6. and 19.9.7. of this Plan. If needed, appropriate noise attenuation measures will be undertaken in the design and application of building materials in accordance with the relevant policies of the Official Plan, the Ministry of Environment (MOE), and the Ontario Building Code. It is common land use planning practice to place medium density residential development along major roads/arterials for noise control purposes, particularly when buffering lower density residential development. 1.4.2 City of London Official Plan ‐ Residential Policies Section 3.1.1 iii) Support the distribution of a choice of dwelling types Section 3.1.1 viii) Support the provision of services and amenities that enhance the quality of the residential environment. Section 3.1.1 x) Promote residential development that makes efficient use of land and services. Specific "Multi‐Family Medium Density Residential" objectives met by the proposed development include: Section 3.1.3 i) Support the development of multi‐family, medium density residential uses at locations which enhance the character and amenity of a residential area, and where there is safe and convenient access to public transit, shopping, public open space, recreation facilities and other urban amenities. Section 3.1.3 ii) With respect to the City's residential policies, the proposed development supports a number of the general residential policies of the Official Plan including: Encourage the development of well‐designed and visually attractive forms of multi‐family, medium density housing. Section 3.1.1 ii) Support the provision of a choice of dwelling types 5 Urban Design Brief: 1653 Richmond Street – proposed medical office‐residential apartment mixed use development, City of London Section 3.3 (Scale of Development) 1.5 Spatial Analysis Development within areas designated Multi‐Family, Medium Density Residential shall have a low‐rise form and a site coverage and density that could serve as a transition between low density residential areas and more intensive forms of commercial, industrial, or high density residential development. With an established low density residential neighbourhood to the west, and the TD Canada Trust Bank to the North, but Masonville Mall across Richmond Street to the east, and medium to high density residential development planned to the south, the subject lands are at a point of transition. However, the proposal achieves an appropriate balance of form and function when juxtaposed against what exists and what could be if the City initiative is realized. Maps showing the subject lands and surrounding land uses within a 400m and 800m radius are provided below (Figures A & B). Street view images of the subject lands and neighbouring land uses are also provided. In addition, the Official Plan Land Use Schedule of the area is included in Section 5, as well as a zoning map of the subject lands and surrounding area. In keeping with the expected scale of development for Multi‐Family Medium Density Residential development the proposal is in conformity with the Official Plan's height and density policies for such development. Although the recent City initiative seeks densities of up to 200uph for these lands and additional lands to the south, the nature and scale of the proposed uses are in keeping with traditional medium density range development in the City. Should the City’s proposal for an apartment and townhouse development come to fruition on the lands south of the subject lands, the proposed development will suitably serve as a transition between the planned City development and existing neighbouring single detached dwellings and commercial development north of Hillview Boulevard. 6 Urban Design Brief: 1653 Richmond Street – proposed medical office‐residential apartment mixed use development, City of London Figure A: 800m Map (City f London, 2013) 7 Urban Design Brief: 1653 Richmond Street – proposed medical office‐residential apartment mixed use development, City of London Figure B: 400m Map (City of London, 2013) 8 Urban Design Brief: 1653 Richmond Street – proposed medical office‐residential apartment mixed use development, City of London 1.5.1 Community Context ‐ 400m & 800m The subject lands are in an area which is widely accessible to pedestrians, private motorists, and those using public transit. The major intersection of Fanshawe Park Road and Richmond Street is within 400m of the subject lands. Both Fanshawe Park Road and Richmond Street are major arterials in the City. Fanshawe Park Road has an average daily volume of approximately 28,000 cars, and Richmond Street has an average daily volume of 26,000 cars. In comparison Hillview Boulevard which is a local road only has an average daily volume of 2,500 cars. Adjacent land uses moving from 400m to 800m are relatively consistent. All land uses within 800m of the site are as follows: 
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North – commercial (mix of small and large stores) South – low density residential (sing detached dwellings) East – commercial (Masonville Mall) West – low density residential (single detached dwellings) A brief outline of each image highlighted in Figures A and B is as follows: Figure 1 – Hillview Boulevard streetscape (viewing east from Cherokee) Figure 2 – Richmond Street streetscape (viewing north from Hillview Blvd.) Figure 3 – Hillview Boulevard streetscape (viewing west from Richmond) Figure 4 – Richmond Street streetscape (viewing south from Hillview Blvd) Figure 5 – Cherokee Road, dwelling immediately behind subject lands Figure 6 – Cherokee Road streetscape (viewing south from Hillview Blvd) Figure 7 – 45 Cherokee Road, flankage along Hillview Boulevard (viewing south from Hillview Boulevard) Figure 8 – 1653 Richmond Street, flankage along Hillview Boulevard showing back yard (viewing south from Hillview Boulevard) Figure 9 – 1663 Richmond Street, TD Canada Trust, flankage along Hillview Boulevard (viewing north from Hillview Boulevard) Figure 10 – Masonville Mall (viewing easterly from Hillview Boulevard) Figure 11 – 1653 Richmond Street frontage, (viewing west from Richmond Street) Figure 12 – Residential properties south of subject lands (viewing northwest from Richmond Street) Figure 13 – Residential properties south of subject lands (viewing southwest from Richmond Street) 9 Urban Design Brief: 1653 Richmond Street – proposed medical office‐residential apartment mixed use development, City of London Figure 1 Figure 3 Figure 2 Figure 4 10 Urban Design Brief: 1653 Richmond Street – proposed medical office‐residential apartment mixed use development, City of London Figure 5 Figure 7 Figure 6 Figure 8 11 Urban Design Brief: 1653 Richmond Street – proposed medical office‐residential apartment mixed use development, City of London Figure 9 Figure 11 Figure 10 Figure 12 12 Urban Design Brief: 1653 Richmond Street – proposed medical office‐residential apartment mixed use development, City of London OPPORTUNITIES 
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Walkable to huge mass of services and facilities Access to roads and transit Co‐ordinate with City initiative with higher density Recognition that more intensity is sound land use planning THREATS 
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Figure 13 City initiative imposition requiring assembly Road widenings reduce development opportunity Traffic volumes reduce ease of access STRENGTHS 
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Location and exposure Proximity to significant urban node On major arterial with future BRT Corner location for better vehicular access Key property for development to the south WEAKNESSES 
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Site size and area Further road widening requirements Traffic volumes 13 Urban Design Brief: 1653 Richmond Street – proposed medical office‐residential apartment mixed use development, City of London SECTION 2 ‐ DESIGN PRINCIPLES & DESIGN RESPONSES ARCHITECTURAL TREATMENT 2.1 Conceptual Design The primary building materials used for the architectural treatment of the planned building would be wood grain aluminum composite panels, charcoal grey aluminum composite panels, and large clear glazed windows. The scale and massing of the building and architectural details of the building are meant to primarily convey the transitional commercial‐residential nature. The proposed development would create a quality and visually appealing environment for users of the medical office and residents of the apartment units. The massing and scale of the proposed building remains at a comfortable "human" scale which is compatible with the surrounding low density residential land uses. The proposed development recognizes the importance of the public realm and in turn will ensure a consistent and visually pleasing street wall for pedestrians through the use of appropriate buildings setbacks, functional and aesthetic landscaping, screening parking areas, and utilizing suitable detailed design elements (particularly for the façade of the building facing Richmond Street). In addition to the planning and design objectives stated in section 1, the design of the proposed mixed use medical office and residential apartment development is intended to: 

provide attractive rental housing close to valuable services and facilities that support the planned public transit for the area; appropriately transition from the current lower density residential land uses to the south and west, to higher intensity commercial land uses to the north and east; SITE DESIGN and BUILT FORM The site is limited in size but used “optimally” with the building being placed at the front of the site in accordance with UD Guidelines and transit oriented development. The building would have entrances at the Richmond Street and Hillview frontages, directly from adjacent public sidewalks. Parking would be accessed from Hillview and patrons would walk to the entrances of the building on hard surface walkways. The design of the building takes into account the privacy and amenity needs of the apartment residents, as well as the space and functionality needs of the doctors, staff, and patients who will be in the medical office. Outdoor lighting would be aimed to serve safety and security objectives for the patrons, residents and staff of the building by way of light pole standards that are low and of human scale that would be attractive and prevent glaring of light onto adjacent properties. Exterior wall lighting will be considered to compliment the above and provide enhanced architectural treatment. Signage would be a provided by wall signs that would be a part of the architectural design. 14 Urban Design Brief: 1653 Richmond Street – proposed medical office‐residential apartment mixed use development, City of London 
2.2 Landscape Design A comprehensive Landscape Plan will be prepared at the Site Plan Approval stage and take into account the already completed Tree Saving Report by RKLA Inc. – contained in the SECTION 5. In addition the landscaping for the proposed development will be designed with the following objectives in mind: 
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screening of parking areas; protecting the privacy and amenity of adjacent residential properties; demarcating the separation of the public from private realm; highlighting entrances and exits to and from the building; contributing to the public realms and streetscapes of Hillview Boulevard, and Richmond Street; enhancing the visual amenity of the subject lands; preserving, where feasible, existing vegetation on the site; maximizing opportunities for environmental benefits; addressing the corner presence of the development; and providing opportunities for outdoor enjoyment, recreation and leisure Privacy fencing, linear planting beds, and planting trees that will provide generous shade in summer months are some of the means being considered for fulfilling the above mentioned landscape design objectives. 2.3 Public Realm The public realm of the site will comprise primarily the road allowances of Richmond Street and Hillview Blvd. The corner is an important location that would be treated with pavement and low plantings and furniture. In particular, the reduced front yard setback of the building and direct access to the offices from the public sidewalk along Richmond Street will help create an active streetscape. Likewise, the numerous and large windows along the north and east facades of the building would allow for views into and out of the site which help activate the Hillview Boulevard and Richmond Street frontages (SEE RENDERINGS – SECTION 5). Further, landscaping and pedestrian facilities will be applied along Hillview Boulevard to help soften the asphalt parking area. 2.4 Sustainability A number of environmental and sustainability measures will be considered for the proposed development at the more detailed design stage. The most feasible measures include: 
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water efficient landscaping; reduce energy requirements through efficient building systems; 15 Urban Design Brief: 1653 Richmond Street – proposed medical office‐residential apartment mixed use development, City of London use high‐efficiency glazing; use low V.O.C. emitting materials; utilize natural ventilation; exceed required indoor air quality performance; and incorporate passive design elements to decrease heating and cooling requirements. The use of a number of the aforementioned sustainability measures in conjunction with the implementation of the City's urban design and site plan standards for the proposed development will create an attractive development and affordable housing that is functionally, and aesthetically of the highest quality. 
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16 Urban Design Brief: 1653 Richmond Street – proposed medical office‐residential apartment mixed use development, City of London 3.0 Neighbourhood Character Statement As was illustrated in Figures 1 – 13 above, there is no single cohesive neighbourhood to which the subject property belongs. The subject property interfaces with different types, styles, and eras of architecture and development. The lands on which Masonville Mall is presently located were at one time a horse farm. The Cadillac Fairview corporation constructed the mall in 1985. It is London’s first multi‐level shopping centre. The Mall which is a regional shopping centre now has 190 stores and services. Although setback a considerable distance from either street, with the characteristic “inward‐facing” design of an enclosed shopping centre, the sheer scale of the mall makes it visually prominent along both streetscapes. The large massing and modern commercial architecture treatment of the mall contrast significantly with the low density residential neighbourhood to the east of the subject lands (SEE FIGURES 5 – 8). Unquestionably, over the years, the mall has had the spin off effects of generating additional commercial development around it as well as higher density residential development. These spin off effects have created the precedent for the transit oriented and higher density development presently being advocated in the aforementioned City intiative. The lands to the north of the subject site are also commercial in nature (spurred by Masonville Mall’s development), but being closer to the residential neighbourhood are smaller in scale and massing, and apply proportionately more landscaping than is seen on the mall property, and particularly the mall parking areas. The TD bank building is sympathetic in its architectural style with the residential properties to the east and south (SEE FIGURES 3 & 9). Apart from common residential materials such as brown brick and asphalt shingles, the building employs a sloped roof as well as decorative elements of Victorian Tudor architecture. The residential lots to the south of the subject lands (SEE FIGURES 12 & 13), have the common features of being on relatively large lots and large front yards. However, the scale, massing, and architectural treatment of the buildings vary considerably. There are newer and older homes but generally all are well maintained. While one storey bungalows are frequent, they are interspersed with larger homes that have architecture styles varying from colonial to French eclectic. Rather than the dwellings, it is the large lots, relatively consistent front yard setbacks and often generous landscaping in the front yards which characterize the residential lands south of the subject site. The residential lands to the west which are part of the Richmond Hill Neighbourhood were mostly developed in the last three to four decades. While being in close proximity to the mall, these lands comprise a suburban residential enclave with large custom homes on large lots. Pitched roofs, and a variety of Victorian architectural elements are commonly found in the design of these homes. In addition the generous tree‐lined and well maintained boulevards have enhanced and reinforced the residential characteristics of this neighbourhood. The design of the overall Richmond neighbourhood is based on post war curvilinear road design with several crescents and cul de sacs of approximately 20m in width – all being public streets. The entire neighbourhood developed in the 1960s and 1970s. The neighbourhood is made up exclusively of single detached dwellings on lots that have frontages in the order of 15 to 20m. The Masonville Public School is located within the neighbourhood and is 17 Urban Design Brief: 1653 Richmond Street – proposed medical office‐residential apartment mixed use development, City of London only a few hundred metres west of the subject lands. The Richmond Hill neighbourhood is considered to be a very desirable neighbourhood in which to live in the City of London. Given the eclecticism of the surrounding area in which the subject lands are located, the proposed mixed use medical office and residential apartment building was designed to be both respectful of the sensitive surrounding residential land uses while being robust enough to create a visual presence that celebrates the street corner and complements surrounding commercial development and the City initiative which is expected to come to fruition. Related details pertaining to the architecture of the proposed building are provided in the Compatibility Report below. 18 Urban Design Brief: 1653 Richmond Street – proposed medical office‐residential apartment mixed use development, City of London 4.0 Compatibility Report The purpose of a compatibility report is to demonstrate that the proposed project is sensitive to, compatible with, and a good fit within the existing surrounding neighbourhood based on, but not limited to, a review of both existing and proposed built form, massing and architectural treatments. An initial concept for the proposal, as well as an overview of the design responses to built form elements, massing and articulation, and architectural treatment are provided below. The concept illustrated in the site plan and renderings provided in SECTION 5 take into account City policy, regulation and guidelines for infill development. The site plan illustrates the building at the front of the site (acknowledging City road widening requirements). Surface parking is to the rear with two access points. A privacy wall/fencing and plantings would be applied to the separation area between the parking area and the westerly single detached residential property. Underground parking would be provided as well based on a signaled system of entering and exiting. A key design feature of the site/building layout is its potential future expandability to the south. The final and specific site and building design would be determined through the Site Plan Control process. 4.1 Built Form Elements As was mentioned earlier, the subject lands interface with a variety of building forms and land uses. As such, built form elements of the proposed building such as height, mass, and setbacks were purposefully designed to make certain that the visual amenity, privacy, and accessibility of surrounding land uses were not negatively affected. The four overarching principles which guided the design of the proposed building are as follows: 
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preserving and enhancing the vitality of the pedestrian environment; maintaining a human scale; ensuring that the siting and massing of the building is appropriate in relationship to neighbouring built form; and being complimentary to existing and future anticipated development. 4.2 Massing and Articulation In the design of the massing and articulation of the proposed building, the housing forms proposed by the City initiative were of particular significance. The massing of the proposed building was specifically increased to be in keeping with the massing of the medium density residential buildings proposed by the City for the lands to the south. Principles that guided the massing and articulation of the proposed building are as follows: 
massing should be applied in a manner that forms an articulated street wall that helps define the edges of the street; 19 Urban Design Brief: 1653 Richmond Street – proposed medical office‐residential apartment mixed use development, City of London 

massing should relate appropriately to the massing of adjacent developments and the existing built form fabric to achieve a harmonious streetscape and enhance the pedestrian experience; and massing should be articulated with a clearly defined base, middle, and top It should be noted that the upper storeys of the proposed building were designed in a terraced fashion to help with the transition in scale of surrounding land uses going from east (commercial) to west (residential). In the case of this proposal, it is the location of the building on the site, the manner in which it relates to the street, mass and form that primarily create visual compatibility with surrounding land uses. highlighting the different uses, and delineating the 4 different storeys of the building. The selected materials are durable, of high quality, low maintenance, appropriately detailed, and follow a colour palette which is visually harmonious with adjacent residential properties. Further this architectural treatment has taken into account the nature of materials which would be applied in the proposed City initiative. The chosen materials do not merely defer to the established residential character of the area, but rather seek to create a complementary juxtaposition where the architectural history of the area is respected, but does not need to be imitated or duplicated. 4.3 Architectural Treatment The architectural treatment which is planned for the proposed building is modern in style and helps create a suitable visual focal point for the streetscapes of both Richmond Street and Hillview Boulevards. Although minimalistic, the simplicity and clarity of the proposed architectural treatment is able to provide a strong visual connection to the public realm and does not detract from the architectural treatments of surrounding properties. The use of clear glazed glass, particularly for the first floor of the building is ideal for helping animate the streetscape. Also, the use of composite aluminum panels of different colours, styles and widths work well at 20 Urban Design Brief: 1653 Richmond Street – proposed medical office‐residential apartment mixed use development, City of London SECTION 5 – Plans and Drawings 
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Zoning Map Official Plan Map City’s OPA/ZBA/site plan initiative Preliminary Site Plan Floor Plans (including Underground Parking Layout) Architectural Elevations Renderings Tree Preservation Plan and Report (RKLA) 21 Urban Design Brief: 1653 Richmond Street – proposed medical office‐residential apartment mixed use development, City of London Agenda Item #
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Appendix “B”
AMENDMENT NO.
to the
OFFICIAL PLAN FOR THE CITY OF LONDON
A. PURPOSE OF THIS AMENDMENT
The purpose of this Amendment is to establish a special policy in Section 3.5 (Policies for
Specific Residential Areas) of the Official Plan for the City of London to facilitate the
comprehensive development of the subject lands through specific policies that provide
additional guidance to the general policies contained in the Official Plan.
B. LOCATION OF THIS AMENDMENT
This Amendment applies to lands located at 1607, 1609 (eastern portion), 1611, 1615,
1619, 1623, 1627, 1631, 1635, 1639, 1643, 1649, and 1653 Richmond Street in the City of
London.
C. BASIS OF THE AMENDMENT
The general Multi-Family, Medium Density Residential policies include policies related to
scale of development that maximize height at four storeys and net density at 75 units per
hectare. However, the form of development proposed for the subject lands contemplates
height limitations of six storeys and densities of up to 200 units per hectare.
Notwithstanding these limitations, the Multi-Family, Medium Density Residential policies
permit modifications to the scale of development to meet specific policy objectives, such as
the implementation of the Richmond Street-Old Masonville Master Plan and Urban Design
Guidelines envisioned for the subject lands, where these specific policy objectives are
identified in Section 3.5.
Given that the development proposed for the subject lands is consistent with the intent of
the Multi-Family, Medium Density Residential policies, as it relates to permitted uses and
location adjacent to a transit node, it is appropriate to modify the scale of development that
would normally be permitted in this designation to meet specific policy objectives and
include policies to facilitate the comprehensive development of the subject lands.
D. THE AMENDMENT
The Official Plan for the City of London is hereby amended as follows:
Section 3.5 – Policies for Specific Residential Areas – of the Official Plan for the City of
London is amended by adding the following:
Richmond
Street-Old
Masonville
The Richmond Street-Old Masonville area is located on the west side of
Richmond Street between Shavian and Hillview Boulevards on lands that
are municipally known as 1607, 1609 (eastern portion), 1611, 1615, 1619,
1623, 1627, 1631, 1635, 1639, 1643, 1649, and 1653 Richmond Street.
These lands are situated along an important gateway into the City of
London from the north, along an important transit corridor, and are adjacent
to Masonville Mall, a regional activity centre and major node. Given the
prominent location, it is desirable to increase the net residential density of
these lands to facilitate the development of an aesthetically pleasing,
functional, and transit-supportive residential development while
simultaneously preserving the residential amenity of the abutting low density
residential lands to the west and south, and providing for a limited amount
of accessory commercial space intended to service the day-to-day
convenience needs of the future residents and immediate neighbourhood.
Future development of these lands shall be consistent with the Richmond
Street-Old Masonville Master Plan and Urban Design Guidelines which
have been adopted pursuant to Section 19.2 of the Official Plan.
42
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M. Tomazincic
i)
In addition to the requirements identified in the Richmond Street-Old
Masonville Master Plan and Urban Design Guidelines, the key
principles to be implemented through the development of these lands
include the following:
Increasing setback distances from low density residential areas to
the west and south of the subject lands to provide for enhanced
buffering opportunities.
Reducing the intensity per dwelling unit by establishing a cap on the
number of bedrooms at 3 per dwelling unit.
Apartment buildings shall be required to include a mix of 1, 2, and 3
bedroom units.
Mitigation of impacts onto the surrounding established low density
residential neighbourhood by lowering the maximum height of
townhouse dwellings and restricting the above-grade height of
basements through the use of zoning regulations.
Implementing a mix of at-grade and below-grade parking to provide
opportunities for more landscaped open space. Below-grade
parking shall be utilized in the development of the properties
located at 1631, 1635, 1639, 1643, 1649, and 1653 Richmond
Street.
Apartment buildings shall be oriented toward the Richmond Street
corridor as well as Hillview Boulevard along the northern perimeter.
Front yard depths from the apartment buildings to Richmond Street
and Hillview Boulevard shall be minimized.
Decreasing the height of the buildings from east to west and from
north to south such that the greatest heights shall be located at the
northern and eastern portions of the subject lands with lower
heights along the western and southern portion of the subject lands.
Retaining existing vegetation and providing for dense landscaping
to maximize privacy between the subject lands and the abutting low
density residential properties to the west and south.
Limiting the number of townhouse dwellings to four per block to
break up the visual massing.
Require the comprehensive development of these lands through the
use of internal driveway access and limited mutual access points.
ii)
In addition to the Richmond Street-Old Masonville Master Plan and
Urban Design Guidelines and the key principles identified above, the
following policies will provide additional guidance for the development
of these lands:
(a) For the lands located at 1607, 1609 (eastern portion), and 1611
Richmond Street, the permitted uses shall be cluster townhouses
and cluster stacked townhouses. The location of the cluster
stacked townhouses shall be restricted to the eastern portion of
1609 and 1611 Richmond Street, directly abutting the Richmond
Street corridor, thereby locating the maximum heights and
densities away from the abutting low density residential lands to
the south and west. To implement these uses, a maximum net
density of 60 units per hectare shall be permitted and the
maximum height of the permitted uses shall be regulated by the
Zoning By-law.
Mutual access to Richmond Street may be required through these
properties and, if so, it shall be provided for the benefit of all the
subject properties identified in this Special Policy.
(b) For the lands located at 1615, 1619, 1623, and 1627 Richmond
Street, the permitted uses shall include apartment buildings and
cluster townhouses. The location of the apartment buildings shall
be restricted to the eastern portion of these properties, thereby
locating the maximum heights and densities away from the
existing single detached dwellings to the west. Notwithstanding
the density maximums identified in the general Multi-Family,
43
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Medium Density Residential policies, a maximum net density of
150 units per hectare shall be permitted and the maximum height
of the permitted uses shall be regulated by the Zoning By-law.
(c)
For the lands located at 1631, 1635, and 1639 Richmond Street,
the permitted uses shall include apartment buildings, cluster
townhouses, and limited convenience commercial uses permitted
on the ground floor of the apartment building which service the
day-to-day convenience needs of the residents of the immediate
neighbourhood. Any commercial uses must be integrated within
the residential apartment building and are not intended to be within
a “stand-alone” commercial structure.
The exact range of
permitted convenience commercial uses shall be specified in the
Zoning By-law. The location of the apartment buildings shall be
restricted to the eastern portion of these properties, thereby
locating the maximum heights and densities away from the
existing single detached dwelling to the west. Notwithstanding the
height and density maximums identified in the general MultiFamily, Medium Density Residential policies, a maximum net
density of 200 units per hectare and a maximum height of up to six
storeys shall be permitted for the apartment building, subject to the
regulations of the Zoning By-law.
Mutual access to Richmond Street shall be provided opposite
Jacksway Crescent for the benefit of all the subject properties
identified in this Special Policy. The construction of below-grade
parking shall be required below the apartment building, at a
minimum, and additional below-grade parking shall be
encouraged.
(d) For the lands located at 1643, 1649, and 1653 Richmond Street,
the permitted uses shall include apartment buildings and cluster
townhouses. The location of the apartment buildings shall be
restricted to the eastern portion of these properties, thereby
locating the maximum heights and densities away from the
existing single detached dwelling to the west. Notwithstanding the
height and density maximums identified in the general MultiFamily, Medium Density Residential policies, a maximum net
density of 200 units per hectare and a maximum height of up to six
storeys shall be permitted for the apartment building subject to the
regulations of the Zoning By-law.
Mutual access to Hillview Boulevard shall be provided through
these properties for the benefit of all the subject properties
identified in this Special Policy. However, to minimize the impact
of additional vehicular traffic through the interior of the abutting
neighbourhood to the west, the completion of a traffic impact study
shall be required as part of a complete application as per section
19.16.2 (Reports and Studies) of the Official Plan.
The
construction of below-grade parking shall be required below the
apartment building, at a minimum, and additional below-grade
parking shall be encouraged.
44
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o)Y
l\
rf)
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.L
Richmond Street - Ofd Maaonville
Master Plan and Urban Design Guidelines
8È
oo
ET
E
Br¡ilding SitinS
1") Orient buÌldingç alqqg ßiehrnond S'treet so that Richnond Street façades have multiple visible fiont
entrðnces te ÞrovÍcle an active pedesüian envíronment,
2l
CrèâtE a defined street w¡âll along Richmond Street by providing building frontðge along no less than 75
percent
ofthe eastern property líne of the subjecl lands to support the virual and spatial contiriuity of
the streetscäpe.
l)
Frovide rnultiple pedestiian connections into the interior of the subject latids from Richmond 5treet.
4)
Provide pr¡vÈld reai yêrd amÊnity:¡:ace for the westerly townhouses tçwatcl the westêrn prcperty line
sç that !hi$,¡¡ritnte rear yard,amenity space for the lownhouses abuts the,privðterear yard arnenity
spaee of theexisting dwellings along Cherokee Road.
5)
ProvÌtle visu¡i interestatthe terminus of the driveway direc,tly across frorn Jackswey Creseent:through
building locâtiÕn ¿nd architectural detail and/or landscape features to provide a visually attractive
s¡ghtl¡ne into the,sûbjeçt lands,
+Ê
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b
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CL
Jackswsy çfçtç.e.ot
Built Form
6)
Derign buildlng façade* to,exprÊss a defined base proportíonally, approximately one third of the he¡ght
of the buildi¡g, s middle, and a top to contribute to a humån-scale<f measur:ed pedeåtrian environnerìt,
conceal roof top mechanfcal equipment, and provide a visually interesting,skylíne (see Pigure 5 below).
7)
Break up buildittg:rTragsíng þ1¡ e-mploying rðcesoe9 and projections that are prominent enough to provide
visuàl ¡ntere¡t:Ênd.a¡siçt in providing solar protection (see Figure 3 below),
B)
Use high qilêlity building: mhterials, st¡ch aç masôrlry¿
existing streetrcape.
9)
Balance the:proportìon offaçade claddíng !o ensure thåt thére is ä nrlnimui-ìt of 50'percent glazing on
âpartment frontages facing Richmond Street and apartment frontages facing Hillview Boulevard,
that aré cor¡patibl€rrì'úithin the
corltêRl. oJ thÊ
Gì
irqþ:fi.u,Lôr,jriu
g*19 ìridd¿rl róruË
f.0| Outdoor líving,spaces of lndfVidusl livin8 rrnïts should be provided in the form
oïf¡lly- qr paftislly-recessêd
balconies, consittenl with th€'built form of the multi.storey residential buildings in the nelghbour:hood,
to maximizgthq privacy of the spaces from the publíc realmr Where outdeor llvinÊsp-açes,$dnnot be
provided, a luliçt bg]cor,ry,should be provided {see Figure 5 below).
A&
Figure
1
*n
r''\
'a,/
"4.ièttt\1tl\
iiiù*yìtwi
,,r'n,.rrrr'u'r,'
lr)úal tavÅ',i'Á ttt
./ñ9n¡!í!,Arö
øa\t
+tl
Appendix "C"
Agenda Item #
Page #
46
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M. Tomazincic
Appendix "C"
Agenda Item #
Page #
47
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M. Tomazincic
TREE PRESERVATION REPORT
for
1653 Richmond Street
London, Ontario
Prepared by:
RON KOUDYS LANDSCAPE ARCHITECT INC.
368 Oxford St. E.
London, Ontario
December 20, 2013
INTRODUCTION
On December 19, 2013, our office undertook an assessment of the existing trees
on the above noted project site with respect to tree health and preservation.
Assessment of all the existing trees was undertaken with consideration of the
redevelopment of the existing single residential to new medical development.
It is to be noted that this is a preliminary tree report. At the time of this report, Ron
Koudys Landscape Architects Inc. did not have a proposed engineering plan.
ASSIGNMENT
Our firm was instructed to undertake an assessment of the existing trees located
on this development site to help establish the preservation and removal of existing
trees.
The report outlines specific trees within the subject site. This preliminary report
outlines specific trees to preserve and remove, along with recommendations for
pre, during and post construction.
REMOVAL AND PROTECTION OF TREES TO BE RETAINED
Trees to be retained and trees to be removed were selected based upon tree
vigour data, a detailed site examination, and requirements of the installation of new
road works, parking and building, and the existing surrounding amenities. See
Drawing T-1 attached for tree locations and reference numbers. Because of the
location of the existing trees it was determined that significant construction impacts
on the existing trees could not be avoided.
It was also noted that one street tree along Hillview Blvd. will be removed as a
result of the proposed work (with the approval form the City Forestry Department).
New trees will be provided as part of the project’s landscape plan to replace this
removal.
No construction, stockpiling or heavy equipment will be permitted beyond the
construction limit. (See Protective Tree Barrier Line / Refer to Figure 1). In this area,
trees in poor condition that are to be removed should be felled carefully to minimize
the impact to the trees to be retained (Refer to Pre Construction
Recommendations). The trees that are to be removed have been indicated by the
appropriate symbol (Refer to T-1).
Potential impacts may include:
1.
Physical damage to branches, trunk and roots of trees to be retained.
2.
Local moisture loss which may result from a decline in the water table
during and after construction.
The successful survival of the trees to be retained is largely dependent on
adhering to the recommendations that follow.
SUMMARY
These recommendations are designed to enhance the survival of trees to be
retained. While it is always positive to retain as many trees as possible on a site,
some trees, because they are in poor condition or an undesirable species cannot
be saved for safety, aesthetics, or silvicultural reasons.
There is no guarantee, however, that the trees to be retained will not be impacted.
The following recommendations are supplied to ensure minimal disruption is
caused on the trees to be retained.
RECOMMENDATIONS
A.
Pre-Construction Recommendations
The following practical recommendations are made to enhance the survival
potential of the trees to be retained on site.
1.
2.
3.
4.
5.
6.
7.
Prior to tree removal operations, the limit of the removals will be clearly
marked (i.e. all trees designated for removal to be marked with spray
paint).
Trees on the site that should be removed for silvicultural, safety and
aesthetic reasons should also be marked for cutting. (i.e. spray paint)
during the overall tree clearing operation. Any cutting should be
encouraged to take place prior to the end of April or after September. All
cutting will be done by chain saw.
Care should be taken during the felling operation to avoid damaging
the branches, stems and roots of the trees to be retained. Where
possible all trees are to be felled towards construction to minimize
impacts to adjacent vegetation.
Stem damage to trees from skidding operations during the removal
process should be avoided. Trunks of trees to be retained near the
construction zone should be wrapped with three layers of snow
fencing to provide protection.
Heavy equipment should not be allowed under the drip line (limit of
branches) of the trees to be retained.
Broken branches on trees to be retained should be cleanly cut by a
qualified arborist/horticulturalist as soon as possible after the
damage occurred.
Final site grading should ensure that surface water is discharged from
the site and the existing soil moisture conditions are maintained.
B.
Recommendations Related to the Construction Process
1.
Snow fencing is to be maintained until all heavy construction work
is complete.
No movement of equipment or dumping of solvents, gasoline, etc.
may occur within this fence line.
Where high quality specimens occur adjacent to areas subjected to
intensive construction activity, wooden cribbing (i.e. planks and or
plywood construction) should be erected to protect their trunks from
damage in the event that heavy equipment breaks down the snow
fencing.
During the excavation process, roots that are severed and exposed
should be hand pruned to leave a clean cut surface.
This will reduce the opportunity for pests or disease to enter through
the wounds.
If grade changes are required in areas adjacent to trees to be
2.
3.
4.
5.
retained, work should be done to minimize impacts to the trees. Tree
wells, retaining walls or other site features should be used.
Avoid running above ground wires and underground services near
trees to be retained.
C.
Post Construction Recommendations
1.
After construction, a qualified arborist / horticulturalist should deep
root feed and prune all trees that were retained.
Avoid discharging rain water leaders adjacent to retained trees. This may
cause an overly moist environment which will cause the tree roots to rot.
After all work is completed, snow fences and other barriers should be
removed.
A final review must be undertaken by a qualified environmental
consultant to ensure that all mitigation measures as described above
have been met.
It is recommended that the existing ground layer vegetation remain
intact as not to disturb the virgin soil around the base of the existing trees.
2.
3.
4.
5.
FIELD NOTES
COMMON
TAG NAME
1
Black Walnut
2
Black Walnut
Manitoba
3
Maple
4
Poplar
BOTANICAL
NAME
Juglans nigra
Juglans nigra
Acer negundo
Populus deltoides
19
101
4.5
9
5
4
5
6
7
8
Malus spp.
Thuja occidentalis
Thuja occidentalis
Juglans nigra
22
28
28
32
3.5
3
3
4.25
3
5
5
4
Acer negundo
Malus spp.
Acer spp.
Juglans nigra
Acer spp.
Acer saccharinum
Thuja occidentalis
Thuja occidentalis
Thuja occidentalis
Thuja occidentalis
Thuja occidentalis
Thuja occidentalis
Acer platanoides
Acer platanoides
Acer platanoides
38
13
11
9
11
100+
19
20
20
20
20
20
40
42
38
5
3
3.5
2.5
2
9
3
3
3
3
3
3.5
4
4.5
4
5
4
5
5
5
4
5
5
5
5
5
5
4
5
4
9
10
11
12
13
14
15
16
17
18
19
20
21
22
23
Apple
Cedar
Cedar
Black Walnut
Manitoba
Maple
Apple
Maple
Black Walnut
Maple
Silver Maple
Cedar
Cedar
Cedar
Cedar
Cedar
Cedar
Norway Maple
Norway Maple
Norway Maple
DBH CAN.R
(mm)
(m)
CRWN COMMENTS
8
2
5
Multistemmed
9
3.5
5
Multistemmed
Forked
Cavities, dead
limbs
Thin canopy
TREES TO BE REMOVED
The following trees are to be removed. This list has been compiled with
consideration for health, location, liability and construction impacts which may
occur on the existing trees.
COMMON
TAG NAME
1
Black Walnut
2
Black Walnut
Manitoba
3
Maple
4
Poplar
5
Apple
BOTANICAL
NAME
Juglans nigra
Juglans nigra
Acer negundo
Populus deltoides
Malus spp.
DBH CAN.RAD
(mm)
(m)
CROWN COMMENTS
8
2
5
Construction
9
3.5
5
Construction
19
101
22
4.5
9
3.5
5
4
3
Construction
Construction
Construction, poor health
6
7
8
9
10
13
23
Cedar
Cedar
Black Walnut
Manitoba
Maple
Apple
Maple
Norway Maple
Thuja occidentalis
Thuja occidentalis
Juglans nigra
28
28
32
3
3
4.25
5
5
4
Construction
Construction
Construction
Acer negundo
Malus spp.
Acer spp.
Acer platanoides
38
13
11
38
5
3
2
4
5
4
5
4
Construction
Construction
Construction
Construction
EXECUTIVE SUMMARY
It is the recommendation of this report that a tree protection barrier be established
as per the attached T-1 to aid in the protection of all trees to be retained. Due to
the extensive redevelopment of this site there will tree removals within the interior
of the site along with two street trees along Hillview Blvd. which are to be reviewed
by the City Forester.
TREE INVENTORY CONSTRAINT CODE
SYMBOL
TREE STRUCTURE
F
L
Significant forking contributing to structural instability
Significant lean (>15%) contributing to structural instability
CROWN CONDITION
5
4
3
2
1
Healthy: less than 10% crown decline
Slight decline: 11% - 30% crown decline
Moderate decline: 31% - 60% crown decline
Severe decline: 61% - 90% crown decline
Dead
DECLINE SYMPTOMS
CANOPY
C1
C2
C3
C4
C5
C6
C7
C8
Leaf discolouration
Leaf disfiguration
Leaf chlorosis
Abnormal leaf shape
Abnormal leaf shape
Insect infestation
Girdling vine
Epicormic shoots
STEM
S1
S2
S3
S4
S5
S6
S7
S8
S9
Extensive cavity
Visible basal rot
Entry point for insect infestation
Fungi/galls/cankers
Sun scald
Frost cracks
Lightning scar
Bark stripping
Bark girdling
ROOTS
R1
R2
R3
Exposed surface roots
Severed roots
Absence of buttress flare
ECO-SETTING
Og
Open grown
Hr
Hedgerow
Fe
Forest edge
Fi
Forest interior
DRAWING T-1