URBAN DESIGN BRIEF Audi London 481 Wharncliffe Road South, London, Ontario. October, 2013

Transcription

1 URBAN DESIGN BRIEF 481 Wharncliffe Road South, London, Ontario October, 2013

2 Urban Design Brief Table of Contents Section 1 Land Use Planning Context 1.1 Subject Lands 1.2 Proposed Development 1.3 Design Goals and Objectives 1.4 Urban Design Principles 1.5 Spatial Analysis Section 2 Design Principles and Design Responses 2.1 Conceptual Design (Condensed from the Audi Design Criteria Document) 2.2 Public Realm 2.3 Sustainability Consultant Team: architects Tillmann Ruth Robinson inc. Art Leirman Landscape Architects NA Engineering Associates Inc. - Site Servicing Engineers VanBoxmeer & Stranges Ltd. - Consulting Structural Engineers Integrated Engineering - Mechanical & Electrical Engineers Section 3 Supporting Figures, Drawings and illustrations 3.1 Location Plan 3.2 Site Photos 3.3 Spatial Analysis Plan 3.4 Site Plan - Existing Conditions 3.5 Site Plan - Proposed 3.6 Landscape Plan 3.7 Renderings 3.8 Building Elevations 3.9 Section Through Site 3.10 Sun / Shade Studies 3.11 Floor Plan 3.12 Precedent Images 2

3 1.1 Subject Lands The subject lands are located at 481 Wharncliffe Road South. The site is located mid block on the west side of Wharncliffe between Commissioners Road West to the south and Baseline Road West to the north. There is currently an automobile dealership to the north of the property, an ageing strip plaza to the south and McGregor Avenue is immediately to the west. The site was formerly home to a furniture store and is currently being utilized as a parking lot. The street frontage along Wharncliffe Road is 93 metres and the area of the site is 9,293 m 2 (2.3 acres). There are no distinguishing features on the site either from an architectural or landscape point of view. The topography slopes gently up from the north east corner to the south west corner. 1.2 Proposed Development Dalmar Motors is the owner of the property and intends to build and operate a new Audi dealership from this location. Dalmar Motors currently operates a car dealership from the adjacent property to the north and has done so for over 50 years. The new Audi terminal will sell and service new Audi automobiles from this location. The site will be accessed by the public from one current shared driveway and one new driveway both off of Wharncliffe. The building is orientated to address Wharncliffe Road and is placed as close to the street as the zoning bylaw will allow. The large 2 storey glass and metal skin wall define a new contemporary and sophisticated look which Audi has established world wide. New car parking and public parking take place on three sides of the building while a landscaped front lawn addresses Wharncliffe. The majority of parking is for new vehicle inventory and is placed behind the building to the west. Access to the site for new vehicle drop-off and waste management will happen off of McGregor Street. The perimeter of the site will be strengthened with new tree plantings. 1.3 Project Goals and Objectives The design objectives of the proposed development include a building and site design that: Visually strengthens and improves the streetscape along Wharncliffe and the adjacent properties to the north and south; Introduces a well conceived modern design which is well crafted and can be found in major cities around the world; Creates a significant and identifiable home for ; Provides a user friendly experience and design that promotes interaction between the site and the street, and Utilizes intelligent landscape features to further enhance the property and street edges. 1.4 Urban Design Principles The following relevant Urban Design Policies are set out under Section 11.1 of the Official Plan and are addressed as follows: i) Natural Features There are no significant existing natural features on the site. The site servicing design is such that it is focused inwards and will not affect any surrounding natural features iii) Open Views The design is such that it will not interrupt the views of existing 3

4 natural features. In fact, it will improve the views up and down the Wharncliffe Road corridor by creating a street edge of building and landscaping xii) Parking and Loading Parking and loading is designed to allow for easy maneuverability and navigation on site and through alignment with the driveway and building access points iv) High Design Standards Given this project is on a major artery in the City, an emphasis has been placed on the quality of design and material for this project. The material palette is glass and a variety of metal skins including a double skin of perforated honeycomb aluminum to provide depth in the building envelope vii) Streetscape A significant effort has been made through building placement and landscaping to improve the definition of the Wharncliffe Road streetscape at this site ix) Access to Sunlight The design and positioning of this building is such that it does not have any shadow impact on adjacent properties throughout the year. Refer to the attached sun/shadow study xix) Waste Management Provisions for waste management and recycling have been provided within the building. 1.5 Spatial Analysis The subject property is zoned R5C 2.4 as is the remainder of the block. The proposed use of this facility is compliant with the current City of London Zoning By-Law No Z-1. The subject land sits within a well established commercial corridor. The active frontage along Wharncliffe Road is approximately 93 meters. The site is well served by public transit, as well is within walking distance to several amenities and services Community Context (800 m) Within the 800 m radius, the community context includes more of the same uses as previously noted with an increase in high, medium and low density residential x) Landscaping Landscaping is used to: define the Wharncliffe Road edge; define the perimeter; highlight the front entrance and forecourt; and to accent the site signage Neighbourhood Character and Compatibility The subject property is continuing a commercial use on the site which has been in place for over half a century. The existing Volkswagen dealership directly north and adjacent to the property could not offer a more compatible use. 4

5 1.5.4 SWOT (Strengths, Weakness, Opportunities, Threats) Strengths: The site is an underutilized parcel of land. The site design incorporates features and building materials that will raise the level of design in the area. The development will be a catalyst for neighbourhood improvements. The site is located on a public transit corridor and is within walking distance of several amenities and services. The proposed development is consistent with the policies under the current Official Plan and regulations within the Zoning By-Law. Weaknesses: None. Opportunities: The subject lands are brownfield and have created a void in the streetscape. The subject lands are in an ideal location for the intended use. Threats: None Conclusion The proposed development for the subject lands are consistent with the existing surrounding area and provides a logical development to what is otherwise nothing more than a surface parking lot. The subject lands are well located with respect to the existing commercial uses, other services and amenities. 2.1 Conceptual Design (Condensed from the Audi Design Criteria Document) Dynamism, asymmetry and transparency are central to the design intentions of the new terminal. The main features of have been abstracted and reintroduced in a spatially more consistent form. Thus the dynamism of asymmetric curves forming the three dimensional environment becomes a defining factor of. In the terminal, these Audi curves are superimposed on different scales to form a focused sequence. The asymmetrical look is clearly brought out by the juxtaposition of the two structural systems. The vehicles are presented on the dynamically styled curved segments. All other functional spaces are orthogonally organized. The terminal is the global embodiment of a consistent identity. The site, existing access and topography have been determining factors in the cubature formulation and siting of the building. The architectural concept is based on a contract between the horizontal surface and the three-dimensional object which is the building itself. The surface is designed to be as homogeneous as possible. The functional differentian of the various areas on the terminal is achieved through the different surface textures of the materials used on the ground and through graphic markings. The aim is a highly minimalist aesthetic. As a key element, the presentation area spaces have been arranged to establish contact with the public and engage the building with the street. The curved profile of the presentation areas is orientated as openly as possible to the urban landscape. The customer service area is accessed directly from 5

6 the street which necessitated a new driveway and the abandonment of an existing shared driveway to the south. The free standing building has been positioned in the middle of the site as close to Wharncliffe as the regulated setback will allow. The subdued structure is a deliberate contrast to the dynamic styling that breaks it up, imbuing the building with an unmistakable identity. The proposed design is thus characterized both by its visual impact within the urban landscape, as well as by optimum integration into the surrounding streetscape. Use low V.O.C. emitting materials Increase natural ventilation effectiveness Exceed required indoor air quality performance 2.2 Public Realm This project addresses the public realm by creating a strong street presence on Wharncliffe Road and a public forecourt in front of the building. The building has been designed to be experienced from inside out. Great care has been taken to ensure the building gives back to the public realm through its transparency and fine craftsmanship. 2.3 Sustainability The following sustainable strategies will be included in the design: Reduced storm water run-off Water efficient landscaping Reduce energy requirements through efficient building systems Provide storage and collection areas for recycling Utilize recycled content in building materials Use regional materials Use rapidly renewable materials 6

7 3.1 Location Plan 7

8 3.2 Site Photos View from Wharncliffe Road Looking South West View from Wharncliffe Road Looking West View from McGregor Avenue Looking South East View from McGregor Avenue Looking East 8

9 3.2 Site Photos View of North Property Line Boundary Looking West View of South Property Line Boundary Looking East View of West Property Line Along McGregor Avenue Looking South View of Neighbouring Plaza to the South 9

10 3.3 Spatial Analysis Plan (400 m) 10

11 3.3 Spatial Analysis Plan (800 m) 11

12 3.4 Site Plan - Existing Conditions 12

13 3.5 Site Plan - Proposed 1 LEGEND 1. ENTRANCE OFF WHARNCLIFFE RD SHARED 2. SECOND ENTRANCE OFF WHARCLIFFE RD SERVICE BAY DRIVE IN ENTRANCE MAIN ENTRANCE/ BARRIER FREE BARRIER FREE PARKING (2 SPOTS) 6. CUSTOMER PARKING (23 SPOTS) McGREGOR AVENUE PROPOSED BUILDING WHARNCLIFFE ROAD S 7. NEW CAR INVENTORY/ STAFF PARKING (68 SPOTS) 8. NEW CAR DISPLAY (18 SPOTS) 9. STAFF PICNIC AREA 10. PARTS/ WARRANTY AREA 11. PREOWNED VEHICLES (11 SPOTS) 12. INDOOR PRESENTATION AREA 13. SERVICE BAY AREA 14. INDOOR GARBAGE/ RECYCLING AREA 15. SERVICE ENTRANCE OFF McGREGOR AVE 13

14 3.6 Landscape Plan 14

15 3.7 Renderings North East View from Wharncliffe Road South East View from Wharncliffe Road 15

16 3.8 Building Elevations North Elevation East Elevation 16

17 3.8 Building Elevations South Elevation West Elevation 17

18 3.9 Sections Through Site McGREGOR AVENUE --- A --- WHARNCLIFFE ROAD S B Key Plan Section Through Site - B T.O. STEEL SHOWROOM 4100 ELEV SECOND FLOOR ELEV PROPERTY LINE GROUND FLOOR ELEV WHARENCLIFFE ROAD S THROUGH STREET EDGE- A SectionSECTION Through Street Edge 18

19 3.10 Sun / Shade Studies McGREGOR AVENUE WHARNCLIFFE ROAD S McGREGOR AVENUE WHARNCLIFFE ROAD S March 21 at 1:30pm June 21 at 1:30pm McGREGOR AVENUE WHARNCLIFFE ROAD S McGREGOR AVENUE WHARNCLIFFE ROAD S September 21 at 1:30pm December 21 at 1:30pm 19

20 Foil B 1383 A 3.11 Floor Plan - Ground Level STAIR HSKP. WARRANTY PARTS PARTS DELIVERY UP NEW VEHICLE DELIVERY W/R Metal Metal Oily Waste Oily Waste Gabage Gabage Paper Paper GARBAGE Foil Paper Paper UP EQUIP. RM. WORK AREA PARTS STORAGE W/R OFFICE OFFICE UP TECH PARTS PARTS MANAGER OFFICE RECEPTION PRESENTATION AREA SALES SERVICE SHOP (8 SERVICE BAYS + 1 ALIGNMENT BAY) SERVICE MANAGER RETAIL PARTS TRENCH DRAIN BOUTIQUE UP SERVICE RECEPTION UP STAIR SERVERY KEYS AUDI EXCLUSIVE DETAIL BAY SERVICE DRIVE IN TRENCH DRAIN WASH BAY PROJECT NORTH 20

21 3.11 Floor Plan - Second Level STAIR DN OFFICE ARCHIVE I.T MENS W/R WOMENS W/R DN HSKP STOR. LUNCH ROOM KITCHEN DN ADMIN. PARTS STORAGE HSKP OFFICE OPEN TO BELOW W/R VOID KITCH. LOUNGE DN STAIR VOID DN BOARD ROOM STAIR VOID VOID PROJECT NORTH 21

22 3.12 Precedent Images View of Service Bay Drive In Detailed View of Exterior Facade Materials View of Presentation Area View from Second Floor Over Presentation Area View of Service Bays in Shop Area 22

23 3.12 Precedent Images View of Main Entrance View from Second Floor Boardroom View of Sale s Agent Area View of Customer Cafe Area View of Standard Audi Pylon Signage 23