ADDENDUM to the August 2012 Urban Design Brief

Transcription

1 NIXON MEDICAL CLINIC at 510,518, and 526 Southdale Road East at Nixon Avenue, City of London. APRIL 201 ADDENDUM to the August 2012 Urban Design Brief Prepared by: Endri Poletti. Architect Kirkness Consulting Inc., Urban and Rural Planning

2 ADDENDUM TABLE OF CONTENTS PART ONE DESIGN PRINCIPLES 1. Subject Lands, 2. Proposal. Design Goals & Objectives PART TWO DESIGN RESPONSE Contemporary design Corner location Building elements and materials Pedestrian access and linkages Vehicular access and parking Adherence to section 11 of the Official Plan Landscape Design Sustainability PART THREE PLANS AND DRAWINGS 1. Site Plan 2. Architectural Elevations. Architectural Perspectives

3 ADDENDUM Urban Design Brief Part One DESIGN PRINCIPLES Background and Context: This report is an ADDENDUM to the original Urban Design Brief (UDB) of August 12, The original UDB was reviewed by both the City Planning Staff and the Urban Design review Panel in September of 2012 and comments were provided as part of the rezoning application process. At the City Staff s suggestion, only a small part of Part 1 is included in the addendum, that being Section 1, which is the same as in the original Brief, and section 2, which is the PROPOSAL. The Proposal has changed. This requires to revisions to the Brief. It also requires the revisions to be presented to the Urban Design Review Panel. The proponents have changed as well. Dr. A Mohammed remains the owner of the three subject properties. A partner has been added, who is Peter Grigoris, and who has had business experience in developing and building medical clinics. These two principles are forming a new partnership company which will develop the site into a larger and more viable medical clinic the NIXON MEDICAL CLINIC. 1. Subject Lands, Proposal & Surrounding Land Uses Subject Lands -- The subject lands consist of properties, municipally addressed as 510, 518, and 526 Southdale Road East. The cumulative frontage of the three properties along Southdale Road East is approximately 89.m. Their total area is approximately 56m 2. There is no significant vegetation presently on the subject lands. 510 Southdale contains a converted single detached residential dwelling used for Dr. Mohammed s existing pediatric medical practice, while 518 and 526 Southdale Road East each contain a single detached dwelling still used for residential purposes. The subject lands are located at the intersection of a major arterial (Southdale Road East) and primary collector (Nixon Avenue). Southdale Road East along the subject lands has an average annual daily traffic (AADT) count of 2000 vehicles, and Nixon Avenue has an AADT of 11,000 vehicles per day. These dwellings would be removed to create Dr. Mohammed's and assembled property for a new medical office and ancillary pharmacy. This project would contribute to the land use intensity characteristic of an existing neighbourhood commercial node originating at the intersection of Nixon Ave. and Southdale Road East. Figure 1 shows the location of the subject lands and neighbouring land uses. 1

4 Figure 1 Location Plan showing the three properties assembled. building about 12 m in height as far away from them as possible notwithstanding that three storeys could remain compatible interfacing low density residential development. Full turning vehicular access would be provided from Nixon Avenue, and a right in- right out access is proposed at the easterly property edge to Southdale Road East. Further details of the architecture and site design of the proposed development are provided in Section Two of this Brief, and the actual concept plans are provided in Section Three. The DESIGN PRINCIPLES derived from the original Brief s analysis and policy review and now updated are as follows: Proposal -- The proposed redevelopment of the subject lands would ultimately create one new building and remove the three existing buildings on the assembled site. The new building would comprise a gross floor area of 2262 m 2 (24,49 ft 2 ), and be three storeys approximately 12 m -- in height. Each floor would be of 754 m2. The proposed new building would be placed at close to the major intersection for two reasons: 1. Respect Urban Design principles and design guidelines, and; 2. Respecting the existing low density residential development north and east of the site, by locating the three storey 1. The Building is be close to the streets intersection; 2. Parking is to be in the rear yard and made as inconspicuous as possible from the public streets and adjacent residential land uses;. The main vehicular access will remain onto Nixon Avenue, and a restricted turns access is proposed onto Southdale Road East; 4. Maintaining privacy for the abutting northerly and easterly residential neighbours is to be provided and this will be achieved through fencing and 2

5 ornamental landscape treatment around the perimeter of the site. 5. Low rise built form of storeys will be compatible with surrounding built form given appropriate separation distances; 6. The corner location should be celebrated with built form at the corner intersection. Urban Design Brief Part Two DESIGN RESPONSE The description of the new proposal is illustrated in Part Three, and as follows; Site area 56 m2 Building area -ground floor 754 m2 Lot coverage 1.4% Building Height storeys 11.5 m Total building area 2212 m2 Landscape Open Space coverage 27.4 % Parking spaces 105 spaces Vehicular accesses - 2 Section of the Official Plan outlines the Urban Design Principles for development within the City of London. Many of these principles were implemented in the proposed design to improve the use of the subject lands, compliment the Southdale Road streetscape and enhance the Nixon Avenue gateway. The site design recognizes the importance of the south west corner and has designed a three storey building to be set at the intersection. The overall design of the development is contemporary 21 st century design with: A clean cubical massed building set at the very corner of the intersection; Exterior building materials comprise a mixture of smooth stucco and panel surfaces integrated with brick and rock face stone, providing contrast and variation softening the possible harshness of the contemporary design; The clear anodized window frames with frosted glazing will enhance the contemporary designs and allowing for the privacy of the operation of the medical building; Vertical and horizontal wall panel elements are incorporated to provide interest, uniqueness and idenity; Special lighting would be provided to accent the building architecture and site design at night.

6 Signage would be integrated into the design of the building -- wall mounted walls wash lighting from within the landscaping. Pedestrian Access to the site would be ample and focused at three locations, being from: a) The intersection of Nixon road and Southdale Road, where a public transit stop is located, b) The east extremity along Southdale Road East, c) The north extremity along Nixon Avenue. Access to the building itself, public sidewalks along both Streets would connect site walkways to the buildings and parking area, as shown on the site plan. Landscape wall features along Southdale Road helps enforce the walkways into the development and to get to public transit along Southdale and Nixon Roads. Vehicular access would be from Nixon Rd and Southdale Road East, connect to a parking area of 105 spaces, including handicapped spaces. The parking area would be well screened with landscaping from adjacent roads. Section (iv) describes how emphasis will be placed on the promotion of a high standard of design for buildings to be constructed in strategic or prominent locations. The proposed building design comprises a high level of architectural design with distinctive harmonious building elements. The building would enhance the gateway entrance to both the White Oaks Community to the south and the Highland Community to the north. As stated in Section (xxi) gateways are important elements in the creation of a sense of place and arrival and occupy strategic and prominent locations, and are primarily associated with the major entrances to the city, districts or to neighborhoods. The placement and architecture of buildings themselves can frame or create the gateway or entrance. Section (v) states, the massing and conceptual design of new development should provide for continuity and harmony in architectural style with adjacent uses. The new building will be recognized as a different, but well-designed attractive building to compliment the residential area to the north and the commercial cluster to the south. The streetscape along both major streets will be improved as per Section (vii) stating that it supports a coordinated approach to the planning and design of streetscape improvements. As noted previously, the existing homes on the subject properties is in a state of minimal standard. Redevelopment of these lands is supported by Section (vi) Which encourages the relocation 4

7 or replacement of incompatible land uses and the redevelopment of derelict properties. In this case, the properties are also underutilized with very large old veteran land act lots that have small older homes.. The site plan shows that the subject properties can accommodate the proposed buildings and parking, while also allowing for required road widening allowances along Southdale and Nixon Roads. The building position has been moved to the front intersection corner of the assembled property and parking has been placed to the rear and side. This arrangement of built form provides streetscape an anchoring of the corner location and some road noise attenuation, for residents along the north side of Southdale road - pursuant to section (xviii). Parking to the rear and side is based on City design standards, supporting subsection xiii of the Urban Design Guidelines which looks to facilitate maneuverability on site., and to reduce the traffic flow disruption resulting from turning movements to and from the property Landscape design of the site will be both ornamental and functionally screening. The former will be around the building across its front and flankage, as well within a hard surfaced context to facilitate pedestrian movement and access. The latter will be along Southdale to screen parking areas, and especially along the north and east property boundaries with planning and privacy fencing, to achieve aesthetic compatibility with the abutting residential neighbourhood. Sustainability measures will be specifically in the more detailed design of the project. A number of environmental and sustainability measures are being considered for the proposed development. The most feasible measures include: water efficient landscaping; reduce energy requirements through efficient building systems; use high-efficiency glazing; utilize recycled content in building materials (re-claimed brick); use regional materials and services; use rapidly renewable materials; 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. 5

8 Urban Design Brief Part Three PLANS AND DRAWINGS The following presents the: 1. Site plan 2. Renderings. Architectural elevations. 6

9 AREA OF WORK ITEM NO. DATE: (m/d/y) ISSUED FOR: BY: EXTENT OF FENCE PROPERTY LINE N8*21'25"E 8967 EXISTING TREE EXISTING TREE EXISTING TREES EXISTING TREES 1500 R KEY PLAN A101 CODE ANALYSIS ONTARIO BUILDING CODE PART MAJOR OCCUPANCY: GROUP D - MEDICAL OFFICES BUILDING AREA: (m²) EXIST: NEW: sq m. GROSS AREA: (m²) EXIST: NEW: sq m. NO. OF STOREYS: BUILDING HEIGHT: NO. OF STREETS: BUILDING CLASSIFICATION: SPRINKLER SYSTEM PROPOSED: STANDPIPE REQ'D: FIRE ALARM REQ'D: WATER SERVICE /SUPPLY ADEQUATE: HIGH BUILDING PERMITTED CONSTRUCTION: ACTUAL CONSTRUCTION: MEZZ. AREA: (m²) OCCUPANT LOAD: SPATIAL SEPARATION Scale: 1 : 2 ABOVE GRADE: BELOW GRADE: m. 2 GROUP D UP TO STOREYS NOT REQUIRED ENTIRE BUILDING BASEMENT ONLY IN LIEU OF ROOF RATING SPECIFIC LOCATION ONLY - NEW ADDITION ONLY COMBUSTIBLE & NON-COMBUSTIBLE NON-COMBUSTIBLE 0 - NOT APPLICABLE PLUMBING FACILITIES: DESIGN OF BUILDING FIXTURES 1/14M2 FEMALE MALE FIRST FLOOR 54 = 27 / SEX FIRST FLOOR 54 = 27 / SEX SECOND FLOOR 54 = 27 / SEX BARRIER FREE DESIGN: REQUIRED (FRR): FIRE RESISTANCE RATING RATING (FRR): FRR HORIZONTAL ASSEMBLIES LISTED DESIGN NO. FLOORS 0.0 HR ROOF 0.0 HR MEZZANINE 0.0 HR FRR SUPPORTING MEMBERS LISTED DESIGN NO. COLUMNS 0.0 HR ARCHES 0.0 HR LOAD BEARING WALLS 0.0 HR NO NO NO NO (BASED ON 9. M2/PERSON) 75.88/9. = 81 PERSON / FLOOR FLOORS = 24 EXTERIOR WALL CONSTRUCTION TOTAL: sq m. TOTAL: sq m. SECTION & (e) EXISTING BUS STOP EXISTING TREE R 6000 EX. HP PROPERTY LINE N10*04'50"W 609 EXIST. CITY SIDEWALK ULTIMATE ROAD WIDENING ALLOWANCE R R X 6000 CST CONC. CURB ASPHALT PARKING AND DRIVEWAY SURFACE 1 CONC. SIDEWALK 1800 FENCE HIGH WOOD BOARD TO CITY STANDARDS 40 (TYP) (TYP) 21 CONC. SIDEWALK PROPOSED FACILITY STOREY M2 TOTAL GROSS AREA M2 PER FLOOR MAIN B.F. ENTRANCE & FIRE MAN ENTRANCE EXIT 1200 POURED CONCRETE CURB C/W PLANTER BED CONC. CURB 195 ASPHALT PARKING AND DRIVEWAY SURFACE CONC. CURB 8 BICYCLE SPACES R ASPHALT PARKING AND DRIVEWAY SURFACE ULTIMATE ROAD WIDENING ALLOWANCE MASONRY GARBAGE ENCLOSURE EXISTING TREE 65 ASPHALT PARKING AND DRIVEWAY SURFACE FENCE HIGH WOOD BOARD TO CITY STANDARDS 7000 CONC. CURB POURED CONCRETE CURB C/W PLANTER BED POURED CONCRETE CURB C/W PLANTER BED EXISTING TREE PROPERTY LINE N9*47'15"W 607 EXTENT OF FENCE IT IS THE RESPONSIBILITY OF THE OWNER, GENERAL AND/OR TENANT CONTRACTOR AND ALL SUB-TRADES TO BE FAMILIAR WITH THE PROJECT AS A WHOLE. ALL DISCREPANCIES AND DIMENSIONAL ERRORS ON THE PLANS AND RELATED DOCUMENTS MUST BE REPORTED TO THE ARCHITECT PRIOR TO COMMENCING ANY WORK DO NOT SCALE DRAWING CONSTRUCTION SET HAVE ORIGINAL CONSULTANTS STAMP AND SIGNATURE THE CONTENTS OF THIS DRAWING REMAIN THE COPYRIGHT PROPERTY OF ENDRI POLETTI ARCHITECT INC. ENDRI POLETTI ARCHITECT INC. 55 OXFORD STREET EAST LONDON, ON, N6A 1V6 [519] WALLS AREA OF EBF (m²) LD (m) L/H or H/L PERMITTED MAX. % OF OPENINGS PROPOSED % OF OPENINGS NORTH /1 100% 4.9% EAST SOUTH WEST /1 2.99/1 100% 100% 57.8% 8.0% 1.92/1 100% 54.70% FRR (HOURS) LISTED DESIGN OR DECRIPTION COMB. CONC. COMB. / NON-COMB. CONC. NON-COMB. CONC. FRS EX. HP 1450 EXIST. CITY SIDEWALK EXISTING BUS STOP OHW FRS PROPERTY LINE N8*19'55"E EX. HP FRS EASEMENT R 8000 OHW R 8000 NIXON MEDICAL O.B.C. MATRIX PART A101 Scale: 1 : 1 REFERENCES: CITY OF LONDON ONTARIO ZONING ORDINANCE EXIST / ZONE REQUIRED PROPOSED N FIRE ROUTE SOUTHDALE ROAD EAST SHEET TITLE: SOUTHDALE ROAD, LONDON ONT. GENERAL ZONING DISTRICT CLASSIFICATION LAND USE LOT AREA LOT DEPTH R-2 / OC5 800 M2 Minimum RO M m. 1 SITE PLAN A007 A101 Scale: 1 : 200 SITE PLAN SITE DEVELOPMENT DATA O.B.C. MATRIX KEY PLAN LOT FRONTAGE 20 m. Minimum 6.09 m. LOT COVERAGE 0% 1.8% LANDSCAPE OPEN SPACE 0% 27.% BUILDING FOOTPRINT M2 BUILDING HEIGHT 12.0 m m. FIRST ISSUE DATE: 0/05/1 BUILDING SETBACK NORTH BOUNDARY 4.8 m m. DRAWN BY: JA C:\Users\john\Documents\124-Nixon Medical_Central File_john.rvt FILE PATH: SOUTH BOUNDARY EAST BOUNDARY WEST BOUNDARY PARKING SPACES 2nd & th FLOORS MEDICAL STANDARD : 1/15 m2 (1808 m2) BARRIER-FREE BICYCLE : 7% OF PROVIDED PARKING 9.0 m. 4.8 m. 7.0 m. 1st FLOOR MEDICAL SUPPORT : 1/25 m2 (59.14 m2) TOTAL CAR PARKING SITE DEVELOPMENT DATA A101 Scale: 1 : m m. 7.0 m C:\Users\john\Documents\124-Nixon Medical_Central File_john.rvt FILE PATH: 4/4/201 9:58:09 AM PLOT DATE / TIME: PROJ. MGR/ARCH: CHECKED BY: APROVED FOR CONSTRUCTION DATE: PROJECT NO. SHEET NO. EP EP A101

10 Endri Poletti ARCHITECT INC. DATE: DRAWN BY: PROJ. NO: DWG. NO: 55 OXFORD STREET EAST LONDON, ONTARIO N6A 1V NIXON MEDICAL D VIEWS SOUTHDALE ROAD, LONDON ONT. EAST VIEW WEST VIEW 04/0/201 EP 124 SK-111 \\SBSMAIN\RedirectedFolders\cassandra\My Documents\124-Nixon Medical_Central File_cassandra.rvt FILE PATH:

11 D VIEW - EAST VIEW NIXON MEDICAL SOUTHDALE ROAD, LONDON ONT.

12 ITEM NO. DATE: (m/d/y) ISSUED FOR: BY: /04/0 SITE PLAN SUBMISSION EP L5-T/O PRPT L5-T/O PRPT L4-T/S Roof L4-T/S Roof EFIS C/W REVEALS L-rd FLR 720 EFIS C/W REVEALS L-rd FLR 720 L2-2nd FLR 660 STONE VENEER L2-2nd FLR 660 STONE VENEER LIMESTONE BASE LIMESTONE BASE L1-1st FLR 0 L1-1st FLR 0 4 EAST ELEVATION A01 Scale: 1 : WEST ELEVATION A01 Scale: 1 : 100 IT IS THE RESPONSIBILITY OF THE OWNER, GENERAL AND/OR TENANT CONTRACTOR AND ALL SUB-TRADES TO BE FAMILIAR WITH THE PROJECT AS A WHOLE. ALL DISCREPANCIES AND DIMENSIONAL ERRORS ON THE PLANS AND RELATED DOCUMENTS MUST BE REPORTED TO THE ARCHITECT PRIOR TO COMMENCING ANY WORK DO NOT SCALE DRAWING E D C B A CONSTRUCTION SET HAVE ORIGINAL CONSULTANTS STAMP AND SIGNATURE L5-T/O PRPT THE CONTENTS OF THIS DRAWING REMAIN THE COPYRIGHT PROPERTY OF ENDRI POLETTI ARCHITECT INC. EFIS C/W REVEALS L4-T/S Roof L-rd FLR 720 ENDRI POLETTI ARCHITECT INC. 55 OXFORD STREET EAST LONDON, ON, N6A 1V6 [519] STONE VENEER L2-2nd FLR 660 LIMESTONE BASE L1-1st FLR 0 5 D View - FRONT ENTRANCE A01 Scale: 2 NORTH ELEVATION A01 Scale: 1 : 100 NIXON MEDICAL A B C D E L5-T/O PRPT SOUTHDALE ROAD, LONDON ONT. L4-T/S Roof SHEET TITLE: ELEVATIONS CURTAIN WALL SYSTEM EFIS C/W REVEALS L-rd FLR 720 AUMINUM CANOPY STONE VENEER L2-2nd FLR 660 FIRST ISSUE DATE: DRAWN BY: 02/25/201 CT C:\Users\john\Documents\124-Nixon Medical_Central File_john.rvt FILE PATH: 6 D View - EAST SIDE A01 Scale: SOUTH ELEVATION A01 Scale: 1 : 100 LIMESTONE BASE L1-1st FLR 0 C:\Users\john\Documents\124-Nixon Medical_Central File_john.rvt FILE PATH: 4/4/201 9:58:21 AM PLOT DATE / TIME: PROJ. MGR/ARCH: CHECKED BY: APROVED FOR CONSTRUCTION DATE: PROJECT NO. SHEET NO. EP EP A01