Urban Design Brief 875 Wellington Road Proposed One-Storey Fast Food Restaurant and Two-Storey Restaurant Wellington Harlech Centre Inc. Prepared By: (519) 433-7587 info@yorkdev.ca May 3 rd 2013 1
Table of Contents Section 1 Subject Site Page 3 Design Goals and Objective Page 4 Official Plan Section 4.10 Design Response (Drive Through s) Page 4 Official Plan Chapter 11 Design Response (Urban Design) Page 4-6 Spatial Analysis (Design Response) Page 7 Spatial Analysis (Site Specific) Page 8 Spatial Analysis (Regional 400 800m) Page 9 Official Plan Map Page 10 Zoning Map Page 11 Section 2 Design Considerations Page 12 Proposed Restaurant Elevations (West & East) Page 13 Proposed Restaurant Elevations (South & North) Page 14 Proposed Fast Food Restaurant Elevations Page 14 Restaurant Ground Floor Plan Page 15 Restaurant Second Floor Plan Page 16 Proposed Fast Food Restaurant Elevations Page 17 Proposed Site Plan Page 18 Proposed Landscape Plan Page 19 Wellington/ Harlech Intersection Detail Page 20 Wellington Road Cross Section A Page 21 Wellington Road Cross Section B Page 22 Site Photos Page 23-25 2
Section 1 Subject Site The development proposed for this property is a 1,814 m2 (19,525.73 sq.ft.)2 storey restaurant and a 1 storey 172 m2 (1,851.39 sq.ft.) fast food restaurant along the Wellington Road frontage of the site and the demolition of an existing 11 bay self service car wash at the rear of the site along Montgomery Road. This site is made up entirely of municipal number 875 Wellington Road. The lot area is approximately 0.81 hectares (1.98 Acres) with a frontage of 59.40 metres (194.88 feet) along Wellington Road as shown on the site map below. Site Map 3
Design Goals and Objectives The design goals and objectives of this project are as follows: Aesthetically pleasing design Provide façade elements which identify the main entrance of each building unit. Make the site accessible to pedestrian/vehicular/ transit users. Official Plan Section 4.10 Design Response (Drive Through s) This section of the official plan states that proposals for new drive-through facilities will only be considered for approval in circumstances where the location, design and function of the drive-through facility maintains the intent of the Official Plan, does not interfere with the continuity and character of the streetscape, does not have a negative impact on the pedestrian orientation of the land use designation, and where pedestrian movement into and through the site can be maintained. Yes, this proposal for a new drive-through maintains the intent of the Official Plan as it is associated with a Restaurant and located within an Auto-Oriented Commercial Designation., does not interfere with the continuity and character of the streetscape as the drive through is only accessible through an existing private road access on Harlech Gate, and does not have a negative impact on the pedestrian orientation of the land use designation or the maintenance of pedestrian movement into and through the site as it does not interfere with the pedestrians ability to access the site by way of the public sidewalk. Official Plan Chapter 11 Design Response (Urban Design) Section 11.1.1. of the City of London Official Plan provides urban design principles that Council is promoting for new development proposals throughout the City. The design of this proposed development is consistent with the relevant policies as follows: Architectural Continuity v) 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. The orientation, size, and massing of the buildings is in keeping with the existing commercial development in the area. 4
Pedestrian Traffic Areas viii) 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. Landscaping has been provided along the frontage of both streets as well as an urban plaza at the intersection of Wellington Road and Harlech Gates to enhance the pedestrian environment. Landscaping x) Landscaping should be used to conserve energy and water, enhance the appearance of building setback and yard areas, contribute to the blending of new and existing development and screen parking, loading, garbage and service facilities from adjacent properties and streets. Landscaping has been used to screen the parking areas, building setbacks, and garbage facilities from adjacent properties. Enhances Accessibility Standards xii) The design of new buildings should incorporate the City of London Facility Accessibility and Design Standards to facilitate access and use. The development of this site will meet or exceed all applicable standards. Parking and Loading xiii) Parking and loading facilities and driveways should be located and designed to facilitate maneuverability on site, between adjacent sites where appropriate, and to reduce the traffic flow disruption resulting from turning movements to and from the property. This site has been designed to facilitate maneuverability on site. In addition, the cross access arrangements with the property to the north have been updated to allow for better traffic movement to and from the site. 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. Noise attenuation measures are not required for this site. 5
Waste Management xix) In order to encourage the reduction, re-use and recycling of waste, new development should incorporate waste handling, composting and recycling facilities into their site design. Appropriate waste handling, composting, and recycling facilities will be incorporated into the site. 6
Spatial Analysis (Design Response) The subject site currently houses an 11 bay self service car wash and a full service drive through car wash and a gas station/ convenience store that was demolished in February 2013. This site is situated with frontage along a major arterial roadway. To the north, south and east of the site is existing commercial development, to the west is existing residential housing which backs onto Montgomery Road. The setback and height of the proposed building are consistent with the existing commercial buildings in the area. As you can see by looking on the regional spatial reference map, this is a full developed commercial corridor. 7
Spatial Analysis (Site Specific) 8
Spatial Analysis (Regional 400m 800m) 9
Official Plan Map 10
Zoning Map 11
Section 2 Design Considerations Site Design The proposed development has been designed to make the best use of the land. The new buildings are pushed up to the property line as per the City of London s Urban Design policies. Built Form The height of the buildings will be consistent with commercial buildings in the area. The façade of the buildings will be broken up by various design elements as shown on the attached elevations (Pages 12 14). Massing and Articulation All exterior building walls will use various elements to break up the massing. The overall height of the two buildings is sympathetic to the pedestrian scale. Character and Image The existing street character of the intersection of Wellington Road and Harlech Gate is primarily commercial. There is a large amount of commercial along this section of Wellington Road as well as a high rise hotel next door. Architectural Treatment See attached elevations (Pages 12 14). Lighting The site will incorporate lighting on both the buildings and in the parking lot. This will make the site safer and deter vandalism at night. Signage The majority of the signage will be on the walls facing Wellington Road. Servicing Garbage facilities will be provided outdoors for both buildings as shown on the attached site plan (Page 15). 12
Proposed Restaurant Elevations (West & East) 13
Proposed Restaurant Elevations (South & North) 14
Restaurant Ground Floor Plan 15
Restaurant Second Floor Plan 16
Proposed Fast Food Restaurant Elevations **Conceptual Design Only- Final Floor Layout is undetermined at this time** 17
Proposed Site Plan 18
Proposed Landscape Plan 19
Wellington/ Harlech Intersection Detail 20
Wellington Road Cross Section A 21
Wellington Road Cross Section B 22
Site Photos Map showing direction of Photos 23
Photo 1 View looking West across Wellington Road towards the subject site. Photo 2 View looking East across Montgomery Road towards the subject site. 24
Photo 3 View looking North towards the subject site. Photo 4 View looking North towards the rear of the property. 25