URBAN DESIGN BRIEF REPORT

URBAN DESIGN BRIEF REPORT PREPARED FOR 2568401 ONTARIO INC NEW GASBAR, CONVENIENCE STORE & CARWASH DEVELOPMENT @ 1509 FANSHAWE PARK ROAD WEST LONDON, ONTARIO GAMA ENGINEERING INC. PROJECT NUMBER 1669 PREPARED BY GAMA ENGINEERING INC. 8611 WESTON ROAD, SUITE 35B VAUGHAN, ONTARIO L4L 9P1 JUNE 26 TH, 2017

TABLE OF CONTENTS TABLE OF CONTENTS...2 INTRODUCTION...3 SECTION 1 LAND USE PLANNING...3 1.1 THE SUBJECT LANDS... 3 1.1.1 SURROUNDING AREAS... 5 1.2 PROPOSED DEVELOPMENT... 5 1.3 DESIGN GOALS AND OBJECTIVES... 5 1.4 DESIGN RESPONSE TO CITY DOCUMENTS... 6 1.4.1 CITY OF LONDON OFFICIAL PLAN URBAN DESIGN GUIDELINES... 6 1.4.2 HYDE PARK COMMUNITY PLAN... 9 1.5 SPATIAL ANALYSIS... 11 1.5.1 Community Context 400 m... 11 1.5.2 Community Context 800 m... 11 Map of Subject & Surrounding Lands (400m)... 12 Map of Subject & Surrounding Lands (800m)... 13 SECTION 2 DESIGN PRINCIPLES & RESPONSE... 14 2.1 Conceptual Design... 14 2.2 Public Realm... 14 2.3 Sustainability Techniques... 15 APPENDIX A SITE PLAN... APPENDIX B BUILDING ELEVATIONS... 2

INTRODUCTION On behalf of Naveed Khan, GAMA Engineering has prepared an Urban Design Brief in support of the development of the lands at 1509 Fanshawe Park West. It addresses how the proposed development will be integrated onto the subjected site. This brief was prepared in reference to the City of London, Terms of Reference for Urban Design Brief s. SECTION 1 LAND USE PLANNING 1.1 THE SUBJECT LANDS The municipal address of the subject lands is 1509 Fanshawe Park West. It is located on the North end of Fanshawe Park and west to Hyde Park Road (Figure 1). The site is a rectangular lot that has a frontage of 60.97m on Fanshawe Park Rd and a lot depth of 124.54m, which does not abutting any roads. The total area of the lot is approximately 7,592m 2. The designated use for this lot Restricted Service Commercial (RSC2 & RSC5) (h-17). The RSC2 and RSC5 zones are geared towards Auto-Oriented Commercial Corridors. The site has previously been used as an auto-repair and gas station. A single-storey, vacant store currently occupies the lands (Figure 2). Figure 1 Subject Lands 3

Figure 2 View of subject lands on Fanshawe Park Rd W Figure 3 Surrounding Context (West of Subject Site) Figure 4 Surrounding Context (East of Subject Site) 4

1.1.1 SURROUNDING AREAS To the immediate east of the subject lands is a cabinetry store in the front and the materials is openly stored in the rear. The immediate west of the site is currently vacant. Both lots to the east and west have been designated with the same Restrictive Service Commercial (RSC2 & RSC 5) zone as the subject lands. The land to the north of the lot is designated as an Agricultural Zone (AG). To the east of the site, the intersection of Hyde Park Rd and Fanshawe Rd W has been designated as a commercial node, which acts as a gateway to the City. The node is currently commercial uses, such a Used Cars Dealership, Four Seasons Restaurant, Scotiabank, Starbucks and Dairy Queen. 1.2 PROPOSED DEVELOPMENT The proposal is to develop the front portion of the site, with a depth of 52.3m, that is fronting Fanshawe Park Rd, and leave the rear end of the site for future developments. This development would be for approximately 42% of the total lot. The proposal includes the design of a new gas-bar, convenience store and carwash, which will all be 1 storey in building height. The total ground floor area of the carwash and convenience store will be a total of 236.5 m 2. The canopy of the gas-bar will have coverage of 182 m 2. Of the portion that is being developed, 31.32% of the area will be landscaped open space. This is to respect the Agriculture Zone designated to the North of the subject lands. In addition, 18 parking spaces have been provided on site. 1.3 DESIGN GOALS AND OBJECTIVES The design objectives of the proposal development are to develop a servicing and commercial development that: Is in keeping with the Urban Design Guidelines and the City of London Official Plan Is in keeping with the City of London s Hyde Park Community Plan Will be an economically viable commercial development that would create opportunities for employment and neighborhood developments Is complementary in scale, form and architecture to surrounding land users Visually enhances the streetscape along Fanshawe Park Rd W Enhances landscaping features to improve the aesthetic of the site and provide appropriate screening 5

1.4 DESIGN RESPONSE TO CITY DOCUMENTS The design policies which are relevant to this proposed development are taken from the City of London Official Plan, as well as design guidelines from the Hyde Park Community Plan. A review of the related policies and how this proposal intend to meet the policies are outlined below 1.4.1 CITY OF LONDON OFFICIAL PLAN URBAN DESIGN GUIDELINES a) 11.1.1.ii) Trees To the extent feasible, existing trees of desirable species should be retained and incorporated into the landscaping plans for new development through the adoption and implementation of tree preservation policies. Also, designs for new development will consider the need for suitable locations to accommodate the planting of street trees. There is one tree located at the west of the site near the property line. The tree has been implemented into the site plan proposal and will be retained and protected throughout the construction process. b) 11.1.1.iv) High Design Standards Emphasis will be placed on the promotion of a high standard of design for buildings to be constructed in strategic or prominent locations such as within, and at the perimeter of, the Downtown, near the edge of the river valleys, or along the major entryways to the City. This development is at a commercial node which acts as the gateway to the city. Understanding the prominent location, this development has been strategically oriented on the site. Careful considerations were given in determining the appropriate setback and building height. The proposal s buildings and structure has been setback from Fanshawe Rd to mimic the setback of the adjacent building and help define the streetscape. c) 11.1.1.v) Architectural Continuity The massing and conceptual design of new development should provide for continuity and harmony in architectural style with adjacent uses which have a distinctive and attractive visual identity or which are recognized as being of cultural heritage value or interest. This design of this proposal focused upon ensuring it would integrate into the surrounding context. The massing of the buildings is rectangular, much like all the buildings in its proximity. A majority of the buildings around this site has a flat roof and to allow that continuation, a flat roof was 6

integrated into this design as well. A beige/light brown colour scheme was used to clad the proposed buildings in order to integrate the buildings well into the buildings and nature around.. d) 11.1.1.vi) Redevelopment The relocation or replacement of incompatible land uses and the redevelopment of derelict properties will be encouraged. This proposal will continue to use the land for what it had once been used for. It will use the land more efficiently than the currently unused building by providing a convenience store for locals in the area. e) 11.1.1.vii) Streetscape A coordinated approach should be taken to the planning and design of streetscape improvements in commercial areas, including the upgrading of building facades, signage, sidewalks, lighting, parking areas and landscaping. The proposal provides an upgraded building façade, in place of the worn down and outdated building façade. Concrete sidewalks and pedestrian connections within the site are provided to improve how this part of the street is approached. Landscaping and parking areas will enhance the streetscape as well as the accessibility of the site. f) 11.1.1.viii) Pedestrian Traffic Areas In pedestrian traffic areas, new development should include street oriented features that provide for the enhancement of the pedestrian environment, such as canopies, awnings, landscaped setbacks and sitting areas. As previously noted, a direct pedestrian concrete sidewalk from Fanshawe Park Rd to the convenience store has been proposed. In addition, a large landscaped setback has been proposed in the new development to create a healthier and more enhanced environment. 7

11.1.1.viii) Landscaping Landscaping should be used to conserve energy and water, enhance the appearance of building setback and yard areas, and contribute to the blending of new and existing development and screen parking, loading, garbage and service facilities from adjacent properties and streets. A landscaped setback is provided on this proposed development. The garbage, loading and service facilities are located at the North East corner of the site so that screening is provided by the adjacent building. It is placed at the rear to ensure the streetscape is not disrupted. g) 11.1.1.xi) Building Positioning Where a proposed development consists of a grouping of buildings, the buildings should be positioned to define usable and secure open space areas on the site and to afford a reasonable measure of privacy to individual dwelling units. The design would place the convenience store at the back of the developed area. This is to keep with the current streetscape and setbacks of the buildings surrounding the subject area. A pedestrian walkway, which would lead from the south-east corner of the lot to the convenience store. This is to ensure there is a safe and convenient pedestrian access to the development. h) 11.1.1.xxi) Gateways Gateways are important elements in the creation of a sense of place and arrival, and provide visual signals that both define and distinguish an area. Gateways occupy strategic and prominent locations, and are primarily associated with major entrances to the City, districts or to neighbourhoods. Gateways may be created through the placement of buildings, landscape features, or the design and architecture of the buildings or structures themselves that frame or create the gateway or entrance. Are plans, application for amendments to the Official Plan, amendments to the Zoning By-law, and approvals for plans of subdivision that are proposed in gateway locations will be required to demonstrate how the proposal will achieve high quality design, high quality landscaping and the creation of an attractive street edge. As a Gateway of the city, this proposal will provide a better sense of place and define the area much better than the current building. It will combine an attractive architectural design with landscaping to create a welcoming gateway presence. Low decorative walls will help to provide anchoring corners to the site. 8

1.4.2 HYDE PARK COMMUNITY PLAN The subject site falls within the Hyde Park Planning Area. The development has been designed in regards of the Hyde Park Community Plan (HPCP) and reviews of the guidelines are outlined below: 1) 3.0 Street Network & Street Design The relationships between the proposal and the adjacent buildings are achieved by ensuring the street edges of both buildings are similar in height and the geometry is able to relate to each other. Careful thought was given while designing the site plan to recognize the different needs within and around the site to accommodate for automobiles, pedestrians, transit users and cyclists. 2) 3.1 Street Network Guidelines The circulation of the site has been strategically designed to place the three masses of this development to minimize a disruption in traffic. The circulation system in the proposal allows vehicles to easily access the site from the busy New Format Regional Commercial Node to the East of the site. The closest transit stops were noted to be south-east of the site on Hyde Park Rd and another west of the site on Fanshawe Park Rd. Therefore, a pedestrian route was designed to be placed on the south-east corner to ensure their safety while they are accessing the store. Landscaping was also proposed in recognition of creating a comfortable environment for people walking along the streets. 3) 3.1 General Streetscape Guidelines As shown in the site plan, the proposed site plan and elevations have been designed to ensure all the General Streetscape Guidelines have been met. The buildings have been oriented to better define the public space of the street and setback to create landscaped open space. It has been ensured that reverse lotting and blank do not face and dominate the streetscape. The roof planes of all three masses have a visual connection to the surrounding context. In addition, a sidewalk has been provided, as per City policy. To avoid streetscape clutter, utilities, such as the garbage enclosure, has been located to the rear of the lot to minimize the visual impact. The doors on the garbage enclosure match the building architecture. 9

3.8 Gateways To respect the importance of the site as a gateway to the city, landscaping has been proposed to feature paving to extend between the curbs and highlight the pedestrian crossing areas. The streetfacing elevations are designed to be visually appealing to ensure they the front entries are prominent. Considerations have been given to minimize driveway connections at the gateway site. Low decorative entrance landscape features frame the site and enhance the sense of arrival. 10

1.5 SPATIAL ANALYSIS As mentioned previously, the site is located in the Hyde Park Community. In addition, it is located near the intersection of Fanshawe Park Rd W and Hyde Park Rd, and in close proximity to the New Format Regional Commercial Node. The proposal keeps with the City of London Zoning By-law as well as the Hyde Park Community Plan. The development respects the surrounding uses and architectural features of the site to ensure that it will fit in with its context. 1.5.1 Community Context 400 m The subject land is directly along Fanshawe Park Rd W (Figure 1). The immediate east, west and south of the site is designated with the same zoning as the subject lands. At this time, the lot to the east has been developed and has a store on the site, while the lot to the east is mostly undeveloped except for two small buildings. Further west is an equipment rental center, while south of the subject lands is designated as the light industrial zone and houses a variety of shops and stores. The north of the site is undeveloped at this time and has been designated as an agricultural zone, so it is expected that these lands will remain open green space should it be developed in the further. The west of the site is the community shopping area zone as well as the New Format Regional Commercial Zone. Much vehicular traffic that enters the site will be from this busy node. 1.5.2 Community Context 800 m There is a continuation of similar land uses further south and east of the site. Next to the equipment rental center to the west of the site are residential lots. There are currently properties on site and much landscaping within them. North West of the subject site is the continuation of the agricultural zone and a portion has been designated as the environmental zone. This highlights the importance of the landscaped open space the subject site faces on its north. South West of subject lands is also designated as agricultural and environmental review zones. 11

Figure 5) Map of Subject & Surrounding Lands (400m) 12

Figure 6) Map of Subject & Surrounding Lands (800m) 13

SECTION 2 DESIGN PRINCIPLES & RESPONSE 2.1 Conceptual Design In addition to the design objectives listed above, this proposed site plan (Appendix A) intends to: Provide an attractive frontage for the gateway and use the lands more efficiently than the current building on site Create a better transition from the residential properties to the west into the new commercial node to the west. Promote a healthy neighborhood and pedestrian friendly paths to better connect the communities and commercial nodes Encourage the growth of Hyde park Community As mentioned before, this proposal is of three components; a canopy for the gas bar, a convenience store, and a car wash. The materials and colour palette chosen for the design of the elevations (Appendix B) of the design was used to create a visual connection with the surrounding properties as well as be visually appealing on its own. Using a neutral tone of beige and brown, this building creates a frontage that will be welcoming to pedestrians. The massing of the proposed development was designed to ensure the scale of the building is able to relate to the human scale and match the roof plane of surrounding buildings. The proposed development uses a large landscaped setback to create an aesthetically pleasing and safe separation of the gas-bar to the pedestrian walk way. It ensures a consistent streetscape between the proposal and the adjacent buildings. 2.2 Public Realm The public realm of the site was taken into consideration when designing the landscaping of the site. As noted above, the landscaped setback will be a safe barrier from the vehicular traffic within the site to the sidewalk. The design of the paved sidewalk will ensure that locals who are accessing the site by foot will have safe entry and maintain a relationship between the site and the public. The frontage of the convenience store has been designed with much glazing to create interest and animate the streetscape. 14

2.3 Sustainability Techniques The proposed development will use construction practices and methods which have been approved to ensure the quality of the proposal. It will also use techniques that will enhance the energy efficiency of the building. No L.E.E.D of other certification is currently anticipated. 15

3.7% 1.1% 272.80 1.1% 0.7% 1.1% 1.4% KEY MAP FANSHAWE PARK ROAD WEST 273.26 EX 273.25 273.30 273.40 EX 273.41 EX 272.95 273.00 273.05 273.14 273.10 273.15 273.50 273.50 273.15 273.15 SOD STOP STOP 1.6% SOD SOD SOD 273.05 273.00 1.9% 1.7% 273.05 273.10 273.00 273.00 STOP SOD 1.0% 1.0% 272.95 272.95 273.00 272.93 1.2% SOD SOD SOD DECORATIVE ARMOURSTONE - SEE LAYOUT D-1 ON L-2 273.15 272.93 1.3% 273.00 1.3% 273.15 273.10 273.15 272.85 273.00 272.85 1.1% 1.1% 272.95 1.3% SOD 1.5% 1.4% 1.4% 1.4% 1.4% 272.75 1.1% 272.90 272.75 1.1% CARWASH BUILDING 1.0% LOADING CARWASH DRIVE THRU 272.85 272.95 273.20 272.70 1.0% 272.65 1.0% 1.6% 273.15 272.70 1.0% 273.15 CONC. 1.2% 1.2% 2.9% 1.4% 273.15 1.0% 272.80 272.85 0.7% 272.97 272.80 3.1% 273.05 1.0% CONC. 273.00 272.75 272.75 CONC. 272.80 STORE 1.7% 272.85 2.0% 272.85 1.1% 1.5% 1.8% 0.7% CONC. SOD CONC. 272.86 272.92 272.95 272.83 CONC. CONC. 272.87 272.90 272.90 272.95 272.85 0.7% 272.75 272.75 272.85 1.7% 1.3% 272.75 273.02 272.80 272.75 272.80 272.95 CONC. CONC. LIMIT OF DEVELOPMENT FUTURE DEVELOPMENT LEGEND ALL DRAWINGS REMAIN THE PROPERTY OF THE LANDSCAPE ARCHITECT AND SHALL NOT BE REPRODUCED OR REUSED WITHOUT THE LANDSCAPE ARCHITECTS WRITTEN PERMISSION. THIS DRAWING SHALL NOT BE USED FOR CONSTRUCTION OR TENDER PURPOSES UNLESS SIGNED AND DATED BY RONALD H. KOUDYS, OALA, CSLA, LANDSCAPE ARCHITECT, LONDON, ONTARIO (519) 667-3322. Ronald H. Koudys, O.A.L.A. C.S.L.A. DATE EXISTING BUILDING PLANT MATERIAL LANDSCAPE PLAN SCALE = 1:200