URBAN DESIGN BRIEF

431 RICHMOND STREET

PROPOSED THREE-STOREY RETAIL/OFFICE BUILDING

ROCK DEVELOPMENTS INC.

PREPARED BY:

June 7, 2010
Urban Design Brief June 7, 2010
431 Richmond Street

TABLE OF CONTENTS

SECTION ONE................................................................................................................. 2
1.1 SUBJECT LANDS ................................................................................................ 2
1.2 DESIGN GOALS AND OBJECTIVES .............................................................. 2
1.3 DESIGN RESPONSE TO CITY DOCUMENTS .............................................. 3
1.4 SPATIAL ANALYSIS (DESIGN RESPONSE PLAN) ..................................... 5
1.5 SWOT ANALYSIS ............................................................................................... 6

SECTION TWO................................................................................................................ 7
2.1 SITE DESIGN ....................................................................................................... 7
2.2 BUILT FORM....................................................................................................... 7
2.3 MASSING AND ARTICULATION.................................................................... 7
2.4 CHARACTER AND IMAGE .............................................................................. 7
2.5 ARCHITECTURAL TREATMENT .................................................................. 8
2.6 LIGHTING............................................................................................................ 8
2.7 SIGNAGE .............................................................................................................. 8
2.8 SERVICING.......................................................................................................... 8

APPENDIX ‘A’ – Proposed Site Plan and Elevations

APPENDIX ‘B’ – Photos of Surrounding Area

Page 1
Urban Design Brief June 7, 2010
431 Richmond Street

SECTION ONE

1.1 SUBJECT LANDS

The proposed development consists of a 3,089ft2 (268.9m2) three-storey building, with retail
commercial on the main floor and the upper two storeys containing offices. An associated loading
area is provided on the west (rear) portion of the property. The subject lands have a lot area of
1,216.9m2 (0.3 acres) and 27.73m of lot frontage along Richmond Street as well as 43.89m of lot
frontage along Carling (Figure 1). The proposed site plan and elevations are provided in
Appendix ‘A’.

FIGURE 1
SUBJECT LANDS

Subject
Lands

1.2 DESIGN GOALS AND OBJECTIVES

The design objectives of the proposed development include establishing a building/overall site
design which;

a) is aesthetically pleasing;
b) is integrated into the existing streetscapes along Richmond and Carling Streets and
provides a façade that brings a human scale to the base of the building;
c) uses façade enhancements to identify the main entrances;

Page 2
Urban Design Brief June 7, 2010
431 Richmond Street

d) serves customers/staff using a variety of transportation modes, most specifically to

pedestrian/transit user traffic;
e) provides safe access to the building;
f) makes use of a mixture of cladding elements and detailing to avoid large blank
building faces;
g) maintains and enhances the character of the existing streetscape; and
h) interacts positively with the surrounding downtown built form.

1.3 DESIGN RESPONSE TO CITY DOCUMENTS

1.3.1 City of London Official Plan

The subject lands are currently designated “Downtown Area” in the current City of London
Official Plan. This designation is intended to have regard for the positioning and design of
buildings to achieve the urban design principles intended for the Downtown area. The Downtown
area is intended to be a multi-functional regional centre containing a broad range of retail,
service, office, institutional, entertainment, cultural, high density residential, transportation,
recreational and open space uses. The proposed development is consistent with the Official Plan
policies in Section 4.2.5 as follows:

i) Scale Limitations
The proposed three-storey building has a height of 14.6m, well below the 90.0m building
height permitted in the Zoning By-law. The scale of the proposed building is consistent with the
existing adjacent building to the north and other buildings in the area.

iii) Design Considerations

The proposed building is located on the current street line along the Richmond and Carling
Street frontages. The development of the subject lands will fill a gap in the built form along
Richmond Street, enhancing the street level environment. The development takes into account
the adjacent building to the north and has provided a design that enhances the area.

iv) Street Level Wind Impacts

The height of the proposed building is not high enough to require the need for a wind
tunnel/mitigation study.

Section 11.1.1 of the City of London Official provides the policy framework to ensure that urban
design principles are utilized. The design of the proposed development is consistent with the
relevant policies as follows:

iv) High Design Standards

The proposed building has been designed to incorporate a high level of design through the use
of various building materials and features both at the street level and the upper floors.

v) Architectural Continuity
The proposed development has been designed to complement the existing architectural features
adjacent to the subject lands.

vi) Redevelopment
The current parking lot use on the subject lands is not the intended use of the subject lands and
is permitted through a temporary use by-law. The proposed development implements the

Page 3
Urban Design Brief June 7, 2010
431 Richmond Street

Official Plan policies for the long term goals for properties in this area by incorporating a
mixture of retail and office space to the downtown area.

vii) Streetscape
The proposed development provides continuity in the downtown area where a gap in the
streetscape currently exists. The existing downtown corridor along Richmond Street features a
variety of architectural styles and treatments with the buildings located along a continuous
building line, which follows the current street line.

viii) Pedestrian Traffic Areas

Given that the building provides a 0m setback, there is limited space to accommodate
landscaped or sitting areas; however, the building design has incorporated a main entrance
canopy to enhance the street presence of the building and direct pedestrian traffic to the main
entrances.

xiii) Parking and Loading

There is no on-site parking provided with the proposed development. In the Downtown area,
loading spaces are not required; however, one on-site loading space has been provided to limit
the traffic conflicts on Carling Street. Loading for other commercial users in the area is done
on-street.

xx) Resource Conservation

The building design will consider the importance of reducing energy and water consumption in
the floor layout and mechanical design, as well as the selection of internal fixtures

The design of the proposed development is in conformity with all of the relevant design related
provisions of the Official Plan.

1.3.2 City of London Downtown Design Guidelines

The City of London also provides direction on the design of new and redevelopment properties
within the Downtown through the City of London Downtown Design Guidelines. The proposed
development encourages these guidelines as follows:

ƒ Building Height
The proposed development provides a three-storey, 14.8m building height, consistent with
the intended building line along Richmond Street.

ƒ Building Setback
The proposed building is located at the building line of the surrounding area. There are no
recesses proposed on the street line building facades. The building wall along Richmond
Street has been coordinated with the adjacent property to the north. The existing sidewalks
along Richmond and Carling Streets will be maintained as they exist today to continue to
provide a continuous movement pattern along both street frontages.

ƒ Building Orientation
The proposed building is low in height and covers the majority of the property (84.6%)
limiting any opportunity to re-orient the building without competing with the guidelines
noted above.

Page 4
Urban Design Brief June 7, 2010
431 Richmond Street

ƒ Windows and Fenestration

Clear glazing is provided along the majority of the street level of the building along both
Richmond and Carling Streets and is slightly recessed. Given the main floor retail use, clear
glass cannot be accommodated on all of the Carling Street, street level elevation of the
building. There are no continuous blank walls along the street frontages. Multiple openings
are provided into the building to provide access to the various uses within the building.

ƒ Building Materials
The building materials are detailed on the attached elevation drawings (Appendix ‘A’).

ƒ Awnings and Canopies

Canopies are provided over both main entrances. The architectural details surrounding the
clear glazing are arched and are more appropriately left without canopies to cover the added
building features.

ƒ Signage
Signage will be provided on the street level of the building and will be determined once the
retail tenant has been confirmed.

ƒ Architectural Treatment
The proposed development maintains the existing streetscape façade with the full three-
storeys provided at the streetline, consistent with the adjacent property.

ƒ Sidewalks
The existing sidewalk has been maintained as it currently exists to continue to provide a
continuous movement pattern along both street frontages. Any removal of existing sidewalks
will be repaired to match existing sidewalk conditions along both street frontages.

1.4 SPATIAL ANALYSIS (DESIGN RESPONSE PLAN)

The subject lands are a vacant parcel, located on the west side of Richmond Street, an arterial
road. There are transit routes on Richmond Street directly in front of the subject lands and to the
south, on Dundas Street. The downtown area is a highly pedestrian oriented area, catering
primarily to pedestrian traffic from those living and working in the downtown area. There is
active frontage along both Richmond Street (27.7m) and Carling Street (43.9m) (Figure 2).

Directly adjacent to the proposed building is an existing tall, two-storey building (originally built
as a bank) with associated outdoor patio area, which abuts the north limit of the subject lands. To
the rear of the property (west) is a public parking area. To the south of the subject lands, along
Richmond and Carling Streets, are continuous three-storey building facades. There is limited
design consistency of these existing buildings as they utilize a variety of architectural styles and
treatments. Appendix ‘B’ contains photos of the existing uses on the east and west side of
Richmond Street as well as the north and south side of Carling Street.

A review of the direct areas along the Richmond Street and Carling Street frontages is most
appropriate for the subject lands given that an 800m radius incorporates areas of the City not
included in the downtown area and not subject to the same Downtown Design Guidelines and a
400m radius includes other areas of the downtown not visible to the subject lands.

Page 5
Urban Design Brief June 7, 2010
431 Richmond Street

FIGURE 2
SPATIAL ANALYSIS

TE
R OU
N
TIO
O RT A
NS P

TRA
TR A

N
SPO
Restaurant

RT A
Parking Subject
Lot Lands

TIO
NR
OU
ACTIVE FRONTAGE
ZONES

TE
TE
R OU
ON
T ATI
OR
NS P
TRA

1.5 SWOT ANALYSIS

Strengths
• The site is located in a prominent location within the downtown core.
• The proposed development fills a gap in the existing streetscape along Richmond Street.
• The proposed use is consistent with the long term goals for uses within the downtown
area.
• The proposed retail use will cater to those already living or working in the downtown
area.
• The site is close to a major public transit route and within an area with high pedestrian
traffic.

Weaknesses
• The size of the parcel limits any adjustments to the orientation of the building.
• The main floor retail use restricts much of the exterior design of the building due to the
interior fixture plan.

Opportunities
• The proposed development makes use of the currently underutilized, vacant parcel within
the downtown core. Provincial Policy directs new development to sites such as this.
• Provides a retail service that is not currently offered in the downtown area.

Page 6
Urban Design Brief June 7, 2010
431 Richmond Street

• Promotes revitalization in the downtown area.

Threats
• None.

The limited overall size of the parcel severely restricts any opportunity to reorient or redesign the
layout of the property. In addition, much of the exterior of the main floor is guided but the interior
layout of the retail floor space. However, characteristics of the proposed development allow for
an attractive design to be incorporated that enhances the existing streetscape while ensuring for an
efficient use of the subject lands.

SECTION TWO

2.1 SITE DESIGN

The proposed development has been designed to make efficient use of the subject lands. The
loading area is accommodated to the rear of the site, in an area that is generally out of view from
the street line. The main entrance to the building faces Richmond Street with a secondary access
on the south side of the building, along Carling Street. A loading door is also provided along the
Carling Street frontage to allow deliveries to easily enter the building from the loading space at
the rear of the property, without interfering with customer traffic at the main and secondary
entrances.

2.2 BUILT FORM

The proposed use is a highly pedestrian oriented use, and as such, the proposed building
maintains a streetscape façade with the full three-storeys abutting Richmond and Carling Streets.
The entrances to the building provide direct pedestrian connections to the existing sidewalk. The
scale of the proposed building is consistent with existing buildings in the area. The proposed
building will fill the existing gap in the streetwall and enhance the intersection of Richmond and
Carling Streets.

2.3 MASSING AND ARTICULATION

The front and side façades of the east and south elevations employ a variety of building materials
and elements to break up the massing of the structure, as a means of relating the facility to the
pedestrian scale of the street. Although the remainder of the building is located on interior and
rear lot lines, the west and north elevations have provided an equally detailed building façade
using a variety of features.

2.4 CHARACTER AND IMAGE

The existing Richmond and Carling Streets’ built form includes a mixture of retail and office use.
The character of the area is not uniform, due to the variety of building designs and architectural
features in the area. It is difficult to incorporate all of the existing features of the area into the
proposed development. However, street-level arched windows with glass features are provided on
the main floor, consistent with existing buildings in the area.

Page 7
Urban Design Brief June 7, 2010
431 Richmond Street

2.5 ARCHITECTURAL TREATMENT

The attached elevations provide a detailed description of the materials incorporated on the
exterior of the building. Two brick colours were chosen for an aesthetically pleasing look that is
appropriate for the area.

2.6 LIGHTING

Lighting for the site is also intended to enhance the image of the building and provide additional
diversity in the appearance of the building.

2.7 SIGNAGE

Signage will be provided on the street level of the building and will be determined once the retail
tenant has been confirmed.

2.8 SERVICING

There are no vehicular entrances to the site, except the loading space at the rear of the building.
The main building entrances are linked with the existing sidewalk providing direct connections
for pedestrian traffic as well as those with disabilities. The garbage area is located internal to the
building, out of view from the public.

2.9 SUSTAINABLE TECHNIQUES

The proposed development will make use of the ‘best-practice’ techniques of current construction
practices to ensure the resulting building is energy efficient. The building has been designed to
accommodate future solar panels. No LEED or other certification is currently anticipated.

Page 8
 APPENDIX ‘A’
PROPOSED SITE PLAN AND ELEVATIONS
 APPENDIX ‘B’
PHOTOS OFF SURROUNDING AREA
 13
QUEENS AVE

TALBOT ST
14A
RICHMOND ST

14B

4 5 6 7 8 9 10 11 12
3A 3B
15
CARLING ST 16

1 2B

2A
17
22

18

21

20

19

DUNDAS ST

Photo Inventory Map 50 25 0 50 100

Richmond Street & Carling Street
2008 Aerial Photo Metres :
1 – 120 Carling Street 2A – 122-126 Carling Street

2B – 122 Carling Street 3A – 450 Talbot Street

3B – 450 Talbot Street & 123 Carling Street 4 – 129 Carling Street

Photo Inventory Page 1 of 5

Richmond Street & Carling Street
5 – 129 Carling Street 6 – 134 Dundas Street (Rear)

7 – 140 Dundas Street (Rear) 8 – 142-144 Dundas Street (Rear)

9 – 149 Carling Street 10 – 153 Carling Street

Photo Inventory Page 2 of 5

Richmond Street & Carling Street
11 – 157 Carling Street 12 – 425 Richmond Street

13 – 441 Richmond Street 14A – 171 Queens Avenue

14B – 171 Queens Avenue 15 – 432-436 Richmond Street

Photo Inventory Page 3 of 5

Richmond Street & Carling Street
16 – 430-434 Richmond Street 17 – 426-428 Richmond Street

18 – 420 Richmond Street 19 – 166 Dundas Street

20 – 160 Dundas Street & 413 Richmond Street 21 – 415-419 Richmond Street

Photo Inventory Page 4 of 5

Richmond Street & Carling Street
22 – 421-425 Richmond Street

Photo Inventory Page 5 of 5

Richmond Street & Carling Street