URBAN DESIGN BRIEF. on behalf of the owner 1331 Hyde Park Road Inc.

Transcription

1 URBAN DESIGN BRIEF. on behalf of the owner 1331 Hyde Park Road Inc.. in support a Site Plan Approval Application to permit a Mainstreet retail commercial centre.. At 1331 Hyde Park Road, in the City of London. March 2018

2 SECTION 1 - LAND USE PLANNING CONTEXT 1.1 Subject Lands Municipal Address: Owned by 1331 Hyde Park Road Holdings Inc. is the subject 1331 Hyde Park north of the CPR line. SEE Location Plan. Site Dimensions: regular rectangular shaped site, with a total land area of 5790 m2 with 62.6 m frontage and 90.2m of depth. It is currently undeveloped and vacant. Current Zoning: The City of London zones the subject lands as BUSINESS DISTRICT COMMERCIAL BDC2(4), which permits a broad range of retail and office commercial uses as well as community and institutional uses, to implement the Official Plan land use policy framework. The (4) denotes that there is no maximum front yard setback. In addition there are Community Design Guidelines accompanying the Community Plan and these are addressed later. The site design has been prepared to comply with the existing zoning as much as possible. Site Characteristics: Official Plan land use designation: Schedule A, Land Use designates the lands as MAINSTREET COMMERCIAL CORRIDOR. The Main Street Commercial Corridor designation is normally applied to long established, pedestrian-oriented shopping areas in the older parts of the City. This designation may also be applied to new commercial areas provided that a mixed use, street oriented form of development is proposed. Proposals for the creation of new Main Street Commercial Corridors shall be supported by a comprehensive design concept and design guidelines. These areas typically consist of small, separately owned and managed commercial properties that meet the frequent shopping and service needs of nearby residents or provide specialty shopping for customers from a much larger area. The London Plan place type is MAINSTREET. Map 3 Street Classifications designates Hyde Park Road as a CIVIC BOULEVARD. The Hyde Park Community Plan designates the lands as a Medium Density Residential. Topography the subject lands are generally flat and grading down from Hyde Park Road to the south and east. Layout the site is regular in shape and has significant street frontage along Hyde Park Road and flankage along access into a major Storm Water Management Facility owned by the City. Including a multi-use pedestrian trail. Vegetation and Landscaping there are two mature deciduous trees on the site along the southern boundary, that would be preserved. Substantial landscaping is proposed of the improved site. Existing Buildings There are no existing buildings on site. Previous Uses was a farm market with temporary building and stalls for outdoor sales of food products. These have all been cleared from the site. KCI - Urban Design Brief: Proposed MAINSTREET Commercial development at 1331 Hyde Park Road 1

3 Public Parkland Multi use trail SWM facility Public open space and SWM facility LTC Bus Route #19 - Oakridge

4 Surrounding Land Uses: North Fanshawe Motors Tire Craft Auto Centre. East the Gainsborough Coronation Neighbourhood comprising mostly single detached development and the City s major storm water management facility. South the City s major storm water management facility with a multi-use pedestrian cycling trail. West and Southwest is open space comprising the City s major storm water management facility with a multi-use pedestrian cycling trail and neighbourhood park. 1.2 Proposed Development 1331 Hyde Park Road Holdings Inc. is proposing a retail office centre on 5790 m2 of land, comprising: 1. one l-shaped commercial building of 1 storey and 1499 m2 of gross floor area comprising 27% Lot Coverage. 2. One vehicular access points at the north end of the site along Hyde Park Road. 3. A Landscape total area of 3726 m2 which is 23% coverage. 4. A parking and drive aisle area of 2895 m2 which is 50% coverage. 5. Parking space of 89 spaces including 4 barrier free spaces, and 20 bicycle spaces. 1.3 Design Goals & Objectives The design objectives of the commercial proposal arise primarily from the Hyde Park Community Plan and Design Guidelines for commercial development : to provide an attractive and quality commercial development to serve the local area and beyond. is compatible with the scale and form of surrounding existing and future commercial and residential land uses and intensities; visually enhances the streetscapes along Hyde Park Road and the multi-use trail flankage; compliments the open space area to the south, south east and west. 1.4 Design Response to City Documents THE HYDE PARK COMMUNITY URBAN DESIGN GUIDELINES The site and building design shown on the Plans in the Appendix reflect what is required in Section 4.1, Building Design Guidelines as they relate to commercial buildings. The Building has been paced at the front of th site to conform to street orientation. The south façade has been treated with much glazing and details as the front elevation conforming then to Buildings on corner lots. KCI - Urban Design Brief: Proposed MAINSTREET Commercial development at 1331 Hyde Park Road 2

5 Rooftop mechanical equipment should be enclosed or screened, preferably through roof design in a manner consistent with the building form, materials and colour. landscaping and proper lighting (iii) and create high quality public places (v), while supporting public transit with front doors to the commercial units v). A diversity in architectural expression is encouraged. Building facades should be varied and articulated to provide visual interest for pedestrians. Highly detailed buildings are encouraged. Elements such as cornices, key stones, window bays, eaves and dormers are encouraged to provide visual interest. Main walls facing streets should have a greater number of windows to provide casual surveillance along the street to create a safer environment. Facade design should clearly emphasize the main entrance to buildings. RESPONSE: The proposed site plan and building designs achieve the above guidelines. OFFICIAL PLAN Section sets out Urban Design Objectives and the proposed commercial development would Encourage the rehabilitation and renewal of the Main Street Commercial Corridor (i) as well as enhance pedestrian environments with the streetscape treatments and the treatments along the south side where the multi-use path exists (ii). The use of architectural split face block, smooth faced block, stone, stucco and long board with articulation and colour match will iii) enhance the street edge. The landscape plan would create enjoyably accessible and walkable sidewalks, with street furniture, RESPONSE: The proposed site plan and building designs achieve the above policies. City of London Official Plan - Urban Design Guidelines of Section 11 of the Official Plan A review of this section was completed only to conclude that its contents have been covered in the preceding. PLACEMAKING GUIDELINES This document is the original city-wide Urban Design standard which is broad in scope, is intended for larger communities and neighbourhood planning. A review of this document was completed only to conclude that its contents have been covered in the preceding. LONDON PLAN In the London Plan the site design and building architecture have been developed within the context of the LONDON PLAN CITY DESIGN section. City Design objectives are set in the following topics: 1. Character 2. Street Network 3. Streetscapes KCI - Urban Design Brief: Proposed MAINSTREET Commercial development at 1331 Hyde Park Road 3

6 4. Public Space 5. Site Layout 6. Buildings Site Layout and Buildings are the focus of this analysis. CHARACTER The character of the area is described in the Hyde Park Community which was a traditional rural village centred on the cross-roads of Hyde Park Road and Gainsborough located about 1 km to the north of the subject site. The traditional mainstreet theme at this intersection is to be carried southerly to the CPR line where the subject site then is the terminus of the Mainstreet (section 197). The built form is proposed to carry this sense of place and be consistent with the planned vision of the Community Plan and the corresponding MAINSTREET place type. SITE LAYOUT and PUBLIC SPACE The proposed commercial development respects the physical and planned neighbourhood context based on the Hyde Park Community Plan and Guidelines. Proper landscaped and built form interfaces with adjacent land uses (sections ) is demonstrated with a front orientation, including entrance doors, abundant glazing and a substantial walkway - to the two public realms of Hyde Park Road and the City Open Space and SWM facility along the south side. The flat topography of the site and adjacent lands enables smooth interface transition and pedestrian connection. The walkway pedestrian system enables easy circulation with the site separated from vehicles, as well as connection to adjacent lands and the easterly developing residential neighbourhood (Section 255).. The placement of the main building at the front of the site along Hyde Park Road frontage (sections 256 and 259) creates the edge or a street wall, gaining a sense of enclosure and comfortable pedestrian environment. Garbage enclosure areas are located at the rear of the site (section 266) and set back from the rear property line. BUILDINGS and PUBLIC SPACE No blank walls are proposed along the street edges ( sections 285 and 286) The 2 storey-like -looking building (section 286) achieves scale relationships that are comfortable for pedestrians, and are proportional to the width of the abutting public right-of-way to achieve a sense of enclosure. The south elevation of the building along the public Open Space frontage is complimented with a hard and soft landscaping welcoming space (section 288). The corner site situation essentially occurring here should (sections 290 and 291) should be and is addressed by building massing, location of entrances, and architectural elements, with building entrances and transparent windows located to face establishing an active frontage. Rooftop utility equipment would be screened from view (section 296) with equipment by way of parapet facades and enclosures integrated into the overall building design. KCI - Urban Design Brief: Proposed MAINSTREET Commercial development at 1331 Hyde Park Road 4

7 A diversity of materials is intended in the design of buildings to visually break up massing, reduce visual bulk and add interest to the building design (sections 301 and 302). Transparent glass is used abundantly on the majority of the ground level façades facing the public realm to provide views into and out of the space and enhance the pedestrian environment (section 304). STREETSCAPE The recent rebuild of Hyde Park Road provides a good base to work from with a new standard sidewalk and boulevard. The landscape plan proposes to compliment it with additional paving at the main vehicular entrance, medium sized boulevard trees (maiden hair) and a year-around green provided by a mass of juniper shrubs combined with grasses. It is the writer s opinion that the proposed site plan, landscape plan and building design achieves or complies with the above policies. The design of the subject commercial centre has followed the MAINSTREET place type design policies on FORM (section 911) designed to be well integrated with the character and design of the associated Main Street by: locating Buildings at or along the front property line placing a priority on the pedestrian experience providing a highly urban character including pedestrian and cycling amenities intending that signage be integrated with the architecture of the buildings locating surface parking to the rear of building It is noted that #1351 AND 1357 HYDE PARK ROAD (section 915) is permitted to have the existing auto repair garage use notwithstanding these uses are not typically permitted in the place type. 1.5 Spatial Analysis The proposed development is located in a newly urbanizing area of the City and existing spatial data base does not reflect the planned Gainsborough Coronation Neighbourhood which has yet to develop in the vicinity of the subject site. However, the lands are zoned for the future contemplated development. Much is already being constructed as can be seen by the photos. Therefore the mapping is qualified in description and map notation Community Context - 400m & 800m The spatial analysis maps below show the community context. The 400 m radius Map shows the roads and streets with sidewalks built upon the original road of Hyde Park Road. To the west is the open space and Storm water management facility. To the north is a continuance of the commercial development that is proposed and Tirecraft along the THC store further north. To the north east is high rise and mid rise multi- family development both existing and proposed. The 800 m radius map shows more of the same type of low and medium density forms of housing, more of the Gainsborough community and the Elementary School and Neighbourhood Park to the east of the site. KCI - Urban Design Brief: Proposed MAINSTREET Commercial development at 1331 Hyde Park Road 5

8 The two Spatial Analysis Maps are shown on the following two pages SWOT ANALYSIS A brief account of strengths, weaknesses, opportunities and threats (SWOT) analysis of the site/proposal and its relation to the surrounding neighbourhood is outlined below: The proposed commercial development is on on the southerly limit of the Mainstreet commercial corridor and therefore serves a somewhat of a gateway into the old Hyde Park area. Provide functional and aesthetic landscaping and fencing that will screen parking areas and protect the privacy and residential amenity adjacent to the subject site THREATS STRENGTHS none. The proposed commercial development would contribute to the commercial infrastucture of Hyde Park community which is considered of the more desirable communities in London. The proposed commercial development would be complimentary to the open space and storm eater management facility system adjacent. Figures 1 thru 7 following provide a brief photo review of the site and area. The site is of a good size, shape and area to accommodate the intended commercial uses. WEAKNESSES None OPPORTUNITIES Build on the above mentioned strengths Figure 1: Viewing southeast across frontage of site along Hyde Park Road. KCI - Urban Design Brief: Proposed MAINSTREET Commercial development at 1331 Hyde Park Road 6

9 Hyde Park Village Centre High density multifamily residential Mainstreet commercial CPR LINE Industrial/highway commercial area Hyde Park Centre Shopping centre

10 LTC Bus Route #19 - Oakridge Residential subdivision Multi-use trail Parkland and SWM facility Parkland and SWM facility

11 Figure 2: Viewing easterly showing part of frontage and existing building to be demolished.. Figure 4 Tirecraft Auto Centre to the north Figure 3: Viewing east showing site in foreground and housing under construction to the east in the Gainsborough Coronation subdivision. Figure 5 looking east along multi use trail and SWM facility with site on left and noise wall under construction in left back.. KCI - Urban Design Brief: Proposed MAINSTREET Commercial development at 1331 Hyde Park Road 7

12 SECTION 2 - DESIGN PRINCIPLES & DESIGN RESPONSES 2.1 Site Design -- In addition to the design objectives stated earlier, general design principles that were regarded for the proposed development include the following. A street front oriented site locations with rear oriented site locations. Figure 6 viewing the multi-use trail westerly toward Hyde Park Road, site on centre and right, and CNR line to the left back. Pedestrian circulation has been well thought out in terms of connections of entrance doors both front and rear to the edges to significant features external to the site, such as the public street and the multi-use trail. Ensuring landscape design is complimentary and unifies other urban design objectives including building form, pedestrian and vehicular access points, and parking location; Ensuring landscape design properly screens the parking areas from the easterly residential lands; Locating utilities underground wherever feasible to minimize streetscape clutter; and Figure 7 northbound on Hyde Park Road showing THC store and to the east of it, high rise apartment development under construction. Commercial development is proposed for the fronting lands right). Utilizing suitable lighting that will not create light glare, help increase the attractiveness and safety at the site at night. See the Photometric Plan. KCI - Urban Design Brief: Proposed MAINSTREET Commercial development at 1331 Hyde Park Road 8

13 2.2 Building Design -- Three major uses proposed comprise: o o o Restaurant of 270 m2 gfa Office of 353 m2 gfa Retail of 851 m2 gfa. Materials comprise: Brick, Smooth and split stone, Brick veneer, Longboard siding and Exterior Insulation Finish System EIFS. See coloured elevation plan in Appendix. Signage location and area has been provided for on the elevation plans. The Corner location context being on Hyde Park Road, located at a trail head and storm water facility open space area, has been recognized as the side (south) building elevation has been designed to have abundant glazing and entrance doors. Overall it is treated with the same detail as the front elevation. Sidewalks and boulevard trees are provided on primary driveways through the development. Around the permitted of the site major large trees have been planted on 12 m centres, comprising red maple, tulip, maiden hair and honey locust varieties. 2.4 Sustainability - A number of environmental and sustainability measures are being considered for the proposed development. The most feasible measures being considered include: water efficient landscaping; reduced energy requirements through efficient building systems; using high-efficiency glazing which is higher in efficiency and sealing capacity; utilizing recycled content in building materials (re-claimed brick, etc.); using regional materials and services; using low V.O.C. emitting materials; and using renewable materials wherever feasible. Appendix Plans and Drawings follow. The broad face of the front elevation has been scaled through the use of a variety of architectural materials in a vertical fashion that corresponds with the commercial space users. 2.3 Landscape Plan The landscape plan has been designed to tie the site together with generous paving treatments around the building on all sides, as well as abundant plantings in terms of quantity and choice of plantings. KCI - Urban Design Brief: Proposed MAINSTREET Commercial development at 1331 Hyde Park Road 9

14 N Wednesday, February 07, 2018 Wednesday, February 07, 2018 I:\Dwg\~Minnie\933-3D1f Minn 1331 Hyde Park Rd\933 A101 Site Plan.dwg of Co nse rva tion Au tho HYDE PARK ROAD A PROPOSED NEW 1 STOREY COMMERCIAL BUILDING 16,133 SF, 1,499 SM A Lim it Lim it o fc on tho Au 51 rity ² 1 ² ² RESTAURANT UNIT A 2,909 SF, 270 SM RESIDENTIAL H PROPOSED H-100 PART 1 R ² ² ² ² ² RETAIL UNIT B 9,156 SF, 851 SM UNIT C LAB 3,799 SF, 353 SM PART 2 32 MULTI-USE TRAIL rity A101 Check scale, print may be reduced: 1/2 inch 10 mm All survey information, existing & proposed measurements are to be confirmed on site by the contractor. The contractor shall immediately notify the architect of all inconsistencies, errors or omissions in this, or other documents, or in their relation in whole or in part. Do not proceed where there is uncertainty. This drawing is an instrument of service & remains the property of the author firm. This drawing & the designs represented in it are protected by copyright & may not be stored electronically, reproduced in whole or part without the author firms permission. 17 ² 513 queens avenue, london, on n6b 1y3 tel: info@agar-arch.com c BDC2(6) philip agar architect inc ser vat ion B 59 B Last Saved: Plotted: File: COMMERCIAL EXISTING 65 18

15 Last Saved: Plotted: File: Tuesday, February 06, 2018 Wednesday, February 07, 2018 I:\Dwg\~Minnie\933-3D1f Minn 1331 Hyde Park Rd\933 A102 Site Details.dwg c BY PERMIT ONLY 5 A102 A102 Check scale, print may be reduced: 1/2 inch 10 mm All survey information, existing & proposed measurements are to be confirmed on site by the contractor. The contractor shall immediately notify the architect of all inconsistencies, errors or omissions in this, or other documents, or in their relation in whole or in part. Do not proceed where there is uncertainty. This drawing is an instrument of service & remains the property of the author firm. This drawing & the designs represented in it are protected by copyright & may not be stored electronically, reproduced in whole or part without the author firms permission. 6 A queens avenue, london, on n6b 1y3 tel: info@agar-arch.com philip agar architect inc BY PERMIT ONLY

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18 Last Saved: Wednesday, February 07, 2018 Plotted: Wednesday, February 07, 2018 File: I:\Dwg\~Minnie\933-3D1f Minn 1331 Hyde Park Rd\933 A301 Elevations.dwg 19'-0" 18'-4" 16'-0" 0'-0" 19'-0" 18'-4" 16'-0" 0'-0" 19'-0" 18'-4" 16'-0" 0'-0" 19'-0" 18'-4" 16'-0" 0'-0" 19'-0" 18'-4" 16'-0" 0'-0" A301 philip agar architect inc c 513 queens avenue, london, on n6b 1y3 tel: info@agar-arch.com All survey information, existing & proposed measurements are to be confirmed on site by the contractor. The contractor shall immediately notify the architect of all inconsistencies, errors or omissions in this, or other documents, or in their relation in whole or in part. Do not proceed where there is uncertainty. This drawing is an instrument of service & remains the property of the author firm. This drawing & the designs represented in it are protected by copyright & may not be stored electronically, reproduced in whole or part without the author firms permission. Check scale, print may be reduced: 1/2 inch 10 mm

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20 File: I:\Dwg\~Minnie\933-3D1f Minn 1331 Hyde Park Rd\933 A301 Elevations.dwg Plotted: Thursday, February 08, :54:06 AM Sheet: #### All survey information, existing & proposed measurements are to be confirmed on site by the contractor. The contractor shall immediately notify the architect of all inconsistencies, errors or omissions in this, or other documents, or in their relation in whole or in part. Do not proceed where there is uncertainty. This drawing is an instrument of service & remains the property of the author firm. This drawing & the designs represented in it are protected by copyright & may not be stored electronically, reproduced in whole or part without the author firms permission. Check scale, print may be reduced 1/2 inch 10 mm 19'-0" 18'-4" 16'-0" 0'-0" Date: NOV 15/2017 Scale: Project No: philip agar architect inc c COMMERCIALPLAZA 1331 HYDE PARK ROAD LONDON, ONTARIO Dwg Name: 933 Dwg No: