URBAN DESIGN BRIEF.. on behalf of the owner..sunningdale Commercial Inc.

Transcription

1 URBAN DESIGN BRIEF.. on behalf of the owner..sunningdale Commercial Inc.. in support a Site Plan Approval Application to permit a Shopping Areas commercial centre. at 1830 Adelaide Street North, in the City of London. March 2018

2 SECTION 1 - LAND USE PLANNING CONTEXT 1.1 Subject Lands Municipal Address: Owned by Stoney Creek Commercial Inc. is the subject 1830 Adelaide Street North at Sunningdale Road southeast quadrant. SEE Location Plan. Site Dimensions: regular rectangular shaped site, with a total land area of 2.17 ha with m frontage along Adelaide Street North, and m of frontage along Sunningdale Road. It is currently undeveloped and vacant. Official Plan land use designation: Schedule A, Land Use designates the lands as NEIGHBOURHOOD COMMERCIAL NODE. The policy on FUNCITION reads, Neighbourhood Commercial Nodes are intended to provide for the daily or weekly convenience shopping and service needs of nearby residents and, to a lesser extent, passing motorists. They should contain uses that are convenience-oriented and unlikely to draw customers from beyond the local area. The FORM is also set out in policy as it reads, Neighbourhood Commercial Nodes generally have a strip plaza focus with a combination of small free-standing uses or small uses in a plaza format but can be applied to a collection of small stores intended to serve the surrounding neighbourhood. Free-standing structures along the street frontage should be developed to improve the design of the street edge, provide access to transit stops and reduce the visual impact of large open parking lots. The design, appearance and scale shall be in harmony with the surrounding residential area with adequate screening and buffering between uses. Parking areas should be carefully designed and shared parking areas should be accommodated where possible. London Plan place type is SHOPPING AREA. Map 3 Street Classifications designates Sunningdale and Adelaide Street North as an CIVIC BOULEVARDS. Clause 876 sets out that a Plan is provided for a distribution of Shopping Area Place Types across the city to service neighbourhoods and collections of neighbourhoods.. Permitted uses are set out as well providing for (clause 877) a broad range of retail, service, office, entertainment, recreational, educational, institutional, and residential uses. Current Zoning: The City of London zones the subject lands as NEIGHBOURHOOD SHOPPING AREA (NSA1, NSA2 AND NSA5), which in its GENERAL PURPOSE STATEMENT provides for and regulates a range of neighbourhood-scale retail, personal service and office uses which are primarily intended to provide for the convenience shopping and service needs of nearby residents. Shopping centres are the permitted form of development, however, stand-alone buildings may also be permitted at appropriate locations normally near the perimeter of the property to satisfy urban design goals to create a street edge and screen parking lots. Site Characteristics: Topography the subject lands are generally flat and cleared with the grades flowing to the north. A large drainage ditch with UTRCA regulation is located along the north Sunningdale Road frontage. 1

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4 Layout the site is regular in shape and has significant street frontage along both Sunningdale dale and Adelaide Street. Vegetation and Landscaping There is no significant natural heritage resource or hazards. Previous uses were cash crop agricultural. Existing Buildings There are no existing buildings on site. See photos below Site viewed from Sunning dale Road looking southeast and showing the UTRCA drainage area in the foreground centre. Site viewed from Adelaide Street looking northeast. Viewing site from Adelaide Street looking east SHOWING THE YM-YWCA on left. 2

5 Surrounding Land Uses: North Sunningdale Road and north of the road are vacant and cleared lands designated for commercial development. See photo below. South medium density townhouse development and zoned Residential R5, R6 and R8. Also, a group home use in a Neighbourhood Facilities zone. See two photos below. East medium density townhouse development and zoned Residential R5 and R6. See photo upper right. 3

6 1.2 Proposed Development Sunningdale Commercial Inc. is proposing a retail office centre on 2.17 ha of land, comprising the following. See SITE PLAN IN Appendix. Viewing the site from Adelaide showing southern boundary. West Adelaide Street North and existing commercial development (gas bar, car wash and TH restaurant) and similarly zoned Neighbourhood Shopping Area and Service Station. Also, some lands are under construction for medium density multi-family apartment development (left) in a combination Residential R6 and R7 zone. See photo below. 1. Four commercial buildings of 1 storey and a total of 5416 m2 of gross floor area comprising 25% Lot Coverage, specifically: a. Building 1 - A multi-tenant commercial building of 808 m2 gfa, in the northwest front corner of the site at the major intersection, which is estimated to have tenants of 112 m2 to 204 m2 unit sizes; b. Building 2 - A commercial building of 217 m2gfa intended to be occupied by a restaurants with drive a through. c. Building 3 - A large commercial building at the rear of the site for two major tenants (retail and food stores) totaling 3242 m2 gfa; d. Building 4 - A large commercial building at the rear of the site along the Adelaide Street frontage for one major tenants ( Pharmacy) totaling 1122 m2 gfa; In all, 9 different commercial tenants are proposed. 2. Two vehicular access points, one at the east limits along Sunningdale Road and one at the south limits along Adelaide Street North. The Environmental Assessment is currently underway for the Sunningdale / Adelaide intersection. The location of two access 4

7 points was determined based on the need for the site to provide full turns access to the property. 3. A Landscape total area of 3620 m2 which is 16.7% coverage that focuses on the perimeter and at the end of parking modules. 4. A parking and drive aisle area of 12,677 m2 which is 58% coverage. 5. Parking spaces of 288 spaces including barrier free spaces, and 20 bicycle spaces. Zoning requires 271 spaces. 6. A pedestrian grid network of sidewalks and walkways through the site providing for east-west and north-south connections. Of note is the pedestrian walkway at the south east corner of the site that connects to Thistlewood Drive part of the Stoney Creek South residential community and is illustrated below by City Map. Subject lands Public walkway Walkway extending from Thistlewood Drive to the southeast corner of the site. Upper typical view of walkway. Lower viewing to south easterly corner of site where walkway terminates onto the site. 5

8 1.3 Design Goals & Objectives The design objectives for commercial development of the commercial proposal arise primarily from : 1. the 1989 Official Plan, section 4.2 COMMERCIAL LAND USE DESIGNATIONS (urban design principles), section NEIGHBOURHOOD COMMERCIAL NODE, and section 11. URBAN DESIGN PRINCIPLES 2. London Plan - City Design Section and Shopping Area Policies to provide an attractive and quality commercial development that is economically viable, to serve the local area and beyond. is compatible with the scale and form of surrounding existing medium density residential uses, existing and future commercial uses and intensities; visually enhances the streetscapes along the Civic Boulevards; compliments the open space area to the south, south east and west. 1.4 Design Response to City Documents 1989 OFFICIAL PLAN Section sets out Urban Design Objectives to promote an aesthetically pleasing form of commercial development. encourage commercial development located along arterial roads, which serve as major entryways into the City, to meet a higher design standard; and, Discourage large, front yard surface parking areas; encourage street-oriented development; introduce a higher standard of landscaping; incorporate accessible pedestrian connections to transit facilities, to adjacent neighbouring residential areas and within large commercial developments; require joint access and the co-ordination of internal and external traffic movements. RESPONSE: From section 1.2 above and the design shown on the SITE PLAN and LANDSCAPE PLAN, the objectives are met. Section 11 of the Official Plan sets out Urban Design Policies for and the following is an explanation of how the relevant policies are satisfied. Notwithstanding the national tenants and their specific brand requirements, every effort has been made through site and building design to produce and attractive and aesthetically pleasing commercial centre with architectural harmony, by: The use of high quality materials comprising brick, block, stone, stucco and longboard siding together with appropriate glazing, geometric simple front door/prominent singular identification signage deign composition (High Design Standards iv); The architectural consistency of all four buildings for materials and composition, as shown on the elevations with the use of parapets to individualize tenants 6

9 (Architectural Continuity v) (Clause v) amended by Ministry Mod. Dec. 17/09); Street oriented development with front doors, glazing, landscaped setbacks and sitting areas (Pedestrian Traffic Areas viii); Noise Attenuation xviii) 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; Well setback buildings from property lines and their height at 5 to 6 m so as to not adversely impact adjacent properties for sunlight access (Sunlight ix); Incorporating waste reduction facilities in order to encourage the reduction, re-use and recycling of waste (Waste Management xix); A comprehensive Landscape Plan that has been designed to enhance the appearance of building setback and yard areas, screen parking, loading, garbage and service facilities from adjacent properties and streets ( Landscape Design x); Ensuring all components are handicap accessible and with barrier free parking ( Accessibility Standards xii); Providing Parking and Loading facilities to facilitate maneuverability on site, and to reduce the traffic flow disruption to and from the property. (xiii Parking and loading facilities); Recognizing the Gateway location through the placement of buildings, landscape features, or the design and architecture of the buildings as described in section 1.2 with street orientation of some of the buildings and significant landscaping along the frontages. (Gateways xxi) LONDON PLAN In substance the policies of the London Plan are similar to the 1989 Official Plan. The following is an explanation of how the relevant policies are satisfied. INTENSITY parameters are satisfied of encouraging greater intensity, not exceeding 4 storeys (proposing 1 storey but facades appearing as two storeys), providing adequate offstreet parking (271 required and 288 provided), and 7

10 creating sufficient buffers to create compatibility. ( Section 878 of SHOPPING AREAS) FORM parameters are satisfied by creating a grid of driveways, having smaller scale commercial uses develop on pads along the street front with front entrances onto the public street as much as possible, having a well landscaped context and screening of interior parking areas from the public realm, including wide tree lined pedestrian facilities for comfortable, convenient connection within the site and to external facilities to the site such as transit stops, and creating central seating areas and parkette features to create public meeting places. (Section 879). 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: 1. Character 2. Street Network 3. Streetscapes 4. Public Space 5. Site Layout 6. Buildings Site Layout and Buildings are the focus of this analysis. SITE LAYOUT The proposed commercial development respects the physical and planned neighbourhood context based on Stoney Creek Plan and existing residential development. Proper landscaped and built form interfaces with adjacent land uses (sections ) can be seen in the landscape and site design and architectural elevations. The pedestrian system facilitating movement within the site and connection to adjacent sites and the surrounding neighbourhood (Section 255) establishes connectivity and safe movement between, and within, sites for pedestrians, cyclists, and motorists. Of note is the pedestrian access to the south east corner of the site. The placement of 4 buildings within a highly landscaped context (sections 256 and 259) speaks to creating an edge for a street wall, gaining a sense of enclosure and comfortable pedestrian environment. The drive through facilities is located away from front and exterior side yards and maintain direct pedestrian access to a building from the public sidewalk, and at the same time with the abundant landscaping enhance the streetscape amenity (Sections 263 and 264). Loading, garbage and other service areas are located at the southern area of the site. Garbage enclosures are provided. The use the enviroworxs below grade containment system is proposed so as not to detract from pedestrian connections nor have a negative visual impact from the street (section 266). BUILDINGS No blank walls are proposed along the street edges ( sections 285 and 286) The 1 and 2-like -looking storey buildings (section 286) achieve scale relationships that are comfortable for pedestrians, are 8

11 proportional to the width of the abutting public right-of-way to achieve a sense of enclosure. The corner sites should (sections 290 and 291) address the corner through building massing, location of entrances, and architectural elements, with principal building entrances and transparent windows located to face the public right-of-way and public spaces, reinforcing the public realm, and establishing an active frontage and convenient pedestrian access. Rooftop utility equipment would be screened from view (section 296) with equipment through facades or to be enclosed within the structure of the buildings and integrated into the overall building design. 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 a public right-of-way to provide views into and out of the space and enhance the pedestrian environment (section 304). 1.5 Spatial Analysis The proposed development is located in a newly urbanizing area of the City, although a fair amount of development has taken place. The undeveloped lands are designated for future contemplated residential and commercial development 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. The notable features are the complimentary commercial uses on the southwest quadrant, the new multi- family apartment development to the lands also westerly, the YM-YWCA and Public Library to the north and east. The existing townhouse development to the south and east is apparent and the walkway leading into the residential Neighbourhood to the south and east at the southeast corner of the existing site. The 800 m radius map shows more of the same type of low and medium density forms of housing, extending to the west and northwest as well as east and north east. The larger Stoney Creek community to the east shows an Elementary School, Neighbourhood Park and Secondary School. 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: STRENGTHS The proposed commercial development would contribute to the commercial infrastucture of Stoney Creek and Uplands communities which is considered to be two very desirable communities in London. 9

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14 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 The proposed commercial development is part of a commercial node on three corners of the Sunningdale and Adelaide intersection, as well as a gateway from the north into the City. 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 none. 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 BALANCE of street front oriented site locations with rear oriented site locations. 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 walkway to the south east; 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 Utilizing suitable lighting that will not create light glare, help increase the attractiveness and safety at the site at night. See the Photometric Plan.

15 Full turn accesses are proposed to the site on both major streets to simplify numbers and turning movements into the site; The Ditch fronting Sunningdale is regulated area by UTRCA. Minimal interventions are proposed, and approval of UTRCA is required; The EA for the possible round-about is likely to require an additional 6m widening along the east side of Adelaide Street. The precise widening is yet to be determined by the EA process. We have agreed with City Transportation to site the building behind this widening. However, parking areas may encroach into this area pending finalization of the EA; Truck circulation through the site has been assessed. Signage location and area has been provided for on the elevation plans. The Corner location context has been recognized and designed to have abundant glazing and entrance doors. Overall it is treated with the similar detail as the front elevation. 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/tenants. The Developer's efforts in providing uniform design for the plaza are based mainly of the use of same materials and providing highly articulated with similar concept. Noise walls will be addressed during site plan application process and provided accordingly; 2.2 Building Design -- Four commercial buildings of 1 storey and a total of 5416 m2 of gross floor area are proposed. In all, 9 different commercial tenants are proposed. Materials comprise, Brick, Smooth and Split stone, Brick veneer, Longboard siding and Exterior Insulation Finish System EIFS. See elevation plan in Appendix. 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. Sidewalks and boulevard trees are provided on primary driveways through the development. Around the permitted of the site major large trees have been planted. More treatment has been added along Sunningdale Road to enhance the major drainage ditch. 11

16 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 follows. 12

17 LEGEND: SUBJECT SITE PERMITTED USES LOT 12, CONCESSION 5 WASTE REMOVAL CANADA POST LEGAL INFORMATION BLOCK 2, 3, 4, & 7, 33M-554 CITY OF LONDON COUNTY OF MIDDLESEX REFERENCE DOCS: BUILDING CLASSIFICATION PARKING REQUIREMENTS ZONING DATA CHART TYP. BIKE RACK BARRIER FREE S/W ACCESS CURB RAMP BY PERMIT ONLY BY PERMIT ONLY VAN ACCESSIBLE 13 NO STOPPING SIGN TYPE 'A' TYP. BARRIER FREE PARKING SPACE Medway Rd., PO Box #29, Arva, Ontario Tel: (519) Fax: (519) sbm@sbmltd.ca PRELIMINARY NOT FOR CONSTRUCTION TYPE 'B' INTERNATIONAL SYMBOL OF ACCESS

18 SIGN POST SECTION FENCE, WALL OR BUILDING FR-1 FR-2 TO LINER BETWEEN OD LINER LIST OF COMMON STAND.: FR-3 TO CONCRETE RING LAYOUT DIMENSION IS FT X 22FT LIST OF DRAWINGS SIGN POST ELEVATION 2 ENVIROWORXS UNITS INSTALLED STRAIGHT ON TYPICAL SIGN DETAILS TYP. BOARD FENCE DETAIL TYP. BOLLARD DETAIL Medway Rd., PO Box #29, Arva, Ontario Tel: (519) Fax: (519) sbm@sbmltd.ca PRELIMINARY NOT FOR CONSTRUCTION

19 BUILDING 5 PROPOSED PHARMACY LOADING BUILDING 4 PROPOSED RETAIL STORE UNIT 1 PROPOSED DENTAL OFFICE UNIT 2 PROP. RESTAURANT UNIT 3 PROP. RESTAURANT UNIT 4 PROP. RESTAURANT UNIT 5 PROP. RESTAURANT BUILDING 3 PROPOSED FOOD STORE LOADING BUILDING 2 PROPOSED QUICK SERVE RESTAURANT LANDSCAPE PLAN KEY MAP

20 BUILDING 1 - SOUTH ELEVATION BUILDING 1 - NORTH ELEVATION BUILDING 1 - EAST ELEVATION BUILDING 1 - WEST ELEVATION MARK DESCRIPTION MATERIAL LEGEND COLOUR HATCH MARK DESCRIPTION COLOUR HATCH PROPOSED COMMERCIAL DEVELOPMENT 1830 ADELAIDE ST. N., LONDON, ON PATR ICK D AV I D T ROTT A R C H I T E C T IER BUILDING 1 - ELEVATIONS A1.0

21 BUILDING 2 - NORTH ELEVATION BUILDING 2 - WEST ELEVATION BUILDING 2 - SOUTH ELEVATION BUILDING 2 - EAST ELEVATION MATERIAL LEGEND MARK DESCRIPTION COLOUR HATCH MARK DESCRIPTION COLOUR HATCH PROPOSED COMMERCIAL DEVELOPMENT 1830 ADELAIDE ST. N., LONDON, ON PATR ICK D AV I D T ROTT A R C H I T E C T IER BUILDING 2 - ELEVATIONS A2.0

22 AREA 'A' BUILDING 3 & 4 - NORTH ELEVATION KEY PLAN SCALE: N.T.S. BUILDING 3 & 4 - AREA 'A' NORTH ELEVATION MARK DESCRIPTION MATERIAL LEGEND COLOUR HATCH MARK DESCRIPTION COLOUR HATCH PROPOSED COMMERCIAL DEVELOPMENT BUILDING 3 & 4 A R C H I T E C T 1830 ADELAIDE ST. N., AREA 'A' NORTH ELEVATION LONDON, ON PATR ICK D AV I D T ROTT IER A3.0

23 AREA 'B' BUILDING 3 & 4 - NORTH ELEVATION KEY PLAN SCALE: N.T.S. BUILDING 3 & 4 - AREA 'B' NORTH ELEVATION MARK DESCRIPTION MATERIAL LEGEND COLOUR HATCH MARK DESCRIPTION COLOUR HATCH PROPOSED COMMERCIAL DEVELOPMENT BUILDING 3 & 4 A R C H I T E C T 1830 ADELAIDE ST. N., AREA 'B' NORTH ELEVATION LONDON, ON PATR ICK D AV I D T ROTT IER A3.1

24 AREA 'A' BUILDING 3 & 4 - SOUTH ELEVATION KEY PLAN SCALE: N.T.S. BUILDING 3 & 4 - AREA 'A' SOUTH ELEVATION MARK DESCRIPTION MATERIAL LEGEND COLOUR HATCH MARK DESCRIPTION COLOUR HATCH PROPOSED COMMERCIAL DEVELOPMENT BUILDING 3 & 4 A R C H I T E C T 1830 ADELAIDE ST. N., AREA 'A' SOUTH ELEVATION LONDON, ON PATR ICK D AV I D T ROTT IER A3.2

25 AREA 'B' BUILDING 3 & 4 - SOUTH ELEVATION KEY PLAN SCALE: N.T.S. BUILDING 3 & 4 - AREA 'B' SOUTH ELEVATION MARK DESCRIPTION MATERIAL LEGEND COLOUR HATCH MARK DESCRIPTION COLOUR HATCH PROPOSED COMMERCIAL DEVELOPMENT BUILDING 3 & 4 A R C H I T E C T 1830 ADELAIDE ST. N., AREA 'B' SOUTH ELEVATION LONDON, ON PATR ICK D AV I D T ROTT IER A3.3

26 BUILDING 3 & 4 - EAST ELEVATION MATERIAL LEGEND BUILDING 3 & 4 - WEST ELEVATION MARK DESCRIPTION COLOUR HATCH MARK DESCRIPTION COLOUR HATCH PROPOSED COMMERCIAL DEVELOPMENT BUILDING 3 & 4 A R C H I T E C T 1830 ADELAIDE ST. N., AREA 'B' SOUTH ELEVATION LONDON, ON PATR ICK D AV I D T ROTT IER A3.4

27 BUILDING 5 - WEST ELEVATION MATERIAL LEGEND MARK DESCRIPTION COLOUR HATCH MARK DESCRIPTION COLOUR HATCH BUILDING 5 - NORTH ELEVATION PROPOSED COMMERCIAL DEVELOPMENT 1830 ADELAIDE ST. N., LONDON, ON PATR ICK D AV I D T ROTT A R C H I T E C T IER BUILDING 5 - NORTH & WEST ELEVATION A4.0

28 BUILDING 5 - EAST ELEVATION MATERIAL LEGEND MARK DESCRIPTION COLOUR HATCH MARK DESCRIPTION COLOUR HATCH BUILDING 5 - SOUTH ELEVATION PROPOSED COMMERCIAL DEVELOPMENT 1830 ADELAIDE ST. N., LONDON, ON PATR ICK D AV I D T ROTT A R C H I T E C T IER BUILDING 5 - SOUTH & EAST ELEVATION A4.1

29 CITY SIDEWALK LOW DECORATIVE WALL LOW DECORATIVE WALL DRIVE THRU LOW DECORATIVE WALL LOW DECORATIVE WALL RETAINING WALL RETAINING WALL