Urban Design Brief Proposed Development 699 Wonderland Road North London, Ontario Submi ed by The MBTW Group www.mbtw-wai.com June 27, 2013 BEAVERBROOK AVE Submi ed To: Corpora on of the City of London 300 Dufferin Avenue PO Box 5035 London, Ontario, N6A 4L9 WONDERLAND ROAD NORTH HORIZON DRIVE
T C Sec on 1: Land Use Planning Context 1.1 The Subject Lands 1.2 The Proposal 1.3 Design Goals and Objec ves 1.4 Design Response to City Documents 1.5 Spa al Analysis 1.6 SWOT Analysis 1.7 Conclusion Sec on 2: Design Principles and Responses 2.1 Conceptual Design 2.2 Public Realm 2.3 Sustainability Techniques
SECTION 1 LAND USE PLANNING CONTEXT The following Urban Design Brief has been prepared to evaluate the proposed commercial development at 699 Wonderland Road North in the City of London, Ontario. The brief provides all information required as outlined in the City of London Urban Design Brief Terms of Reference, and describes how the proposed development represents the optimum design solution for the subject lands. 1.1 The Subject Lands The subject lands, located at 699 Wonderland Road North, are comprised of 3.458 acres (13,994.91 square metres) and bounded by Wonderland Road North to the west, the Westview Funeral Chapel (lands owned by the applicant) and adjacent commercial plaza lands to the north, Horizon Drive to the east, and the existing Costco site to the south (lands owned by the applicant). The subject lands are L shaped, with 44.93 metres of frontage along Wonderland Road North and approximately 112.0 metres of frontage along Horizon Drive. 1.2 The Proposal ESAM Construction is proposing to construct approximately 1,600 square metres of commercial uses within the subject lands. These commercial uses are proposed to be distributed over 3 single storey buildings, in addition to a gas bar with an associated a 9.9 square metre mechanical enclosure and 1.4 squar metre warming hut. The proposal also includes: 1.3 Design Goals and Objec ves The primary goal for the development of the subject lands is to utilize the close proximity of high density residential uses and to provide primarily auto-based commercial services. In order to effectively achieve this goal, the following design objectives have been identified: Make more intensive use of lands that are currently underutilized, while maintaining consistency and compatibility with existing adjacent and surrounding developments; Support the provision and use of transit and other modes of active transportation (including walking and cycling) with the aim of reducing vehicular trips over the long-term; and Improve the streetscape and enhance the pedestrian environment along Wonderland Road North and Horizon Drive by orienting building massing to the street and providing high quality architectural treatments with complementary and contemporary façade materials, windows, entrances, and landscaping. High quality architectural design; Clearly defined vehicular and pedestrian access points; Continuous and unimpeded internal vehicular and pedestrian circulation system; Sufficient and well-marked vehicle and bicycle parking areas; Optimal building location, orientation, and entrance placement; Consolidated signage and down-cast, pedestrianscaled lighting; Planted boulevards, landscaped features, and screening / buffering elements; Appropriate interfaces and transitions with adjacent streets; Streetscape improvements; and Active transportation optimization. WONDERLAND ROAD NORTH BEAVERBROOK AVE HORIZON DRIVE Aerial image of the subject lands and surrounding context.
1.4 Design Response to City Documents Several municipal documents provide strategic and policy direction relevant to the proposed development, including the Strategic Plan, the Official Plan, and the Zoning By- Law. 1.4.1 Strategic Priorities (City of London Strategic Plan) Introduction: The City of London Strategic Plan defines a new vision for London as the City of Opportunity. The document outlines the mission, values and five key results that are important to the community. These results include: A Strong Economy; A Vibrant and Diverse Community; A Green and Growing City; A Sustainable Infrastructure; and A Caring Community. London has a quality of life that is second to none. Its natural heritage makes local residents proud. Its institutions are recognized around the world as places of ingenuity, innovation and invention. Its people are diverse, talented and engaged. Today, London is a city of opportunity. The Strategic Plan is focused on seizing a bright future and working together to enhance the quality of life within the local community. Study Relevance: The proposed development is consistent with and contributes to the following strategies as set out by the City s Strategic Plan: Invest in Neighbourhoods The proposed development represents a significant investment of commercial uses within the surrounding neighbourhood, providing valuable services to local residents. Invest in Infrastructure - The proposed development represents a significant development investment in relation to adjacent existing and planned infrastructure. Increase the efficiency, capacity and connectivity of roads and transportation systems - The proposed development improves the utilization and efficiency of existing infrastructure and transportation systems. Increase the health and well-being of all citizens - The proposed development takes advantage of existing public transit and cycling infrastructure, thereby mitigating increasing demand for personal automobiles. Develop walkable, connected communities with great public spaces The proposed development incorporates a continuous pedestrian circulation system with direct connections to Wonderland Road North and Horizon Drive, facilitating pedestrian movement and promoting connections to adjacent uses. Facilitate, plan and manage growth for the greatest long-term benefit of all The proposed development represents infill intensification within the context of an established commercial corridor, within the existing built-up area of the City of London, therefore reducing demand for outwards growth. View of the subject lands and adjacent funeral chapel.
1.4.2 Land Use Policies (City of London Official Plan) Introduction: The Official Plan contains objectives and policies that guide the physical development of land within the boundary of the City of London. It provides direction for the allocation of land uses, provision of municipal services and facilities, and preparation of regulatory bylaws to control the development and use of land. The subject lands are designated Auto-Oriented Commercial Corridor, which permits a broad range of commercial uses that, for the most part, are not suited to locations within Commercial Nodes or Main Street Commercial Corridors, because of their building form, site area, and access or exposure requirements. Generally, permitted uses cater to vehicular traffic and single purpose shopping trips. Depending on the nature of the use, customers are drawn from passing traffic or a wide ranging market area. Auto-Oriented Commercial Corridors, while providing for a limited amount of retail use, are not intended to accommodate retail activities that are more appropriately located in the Downtown, Commercial Nodes, or Main Street Commercial Corridor designations. Please refer to Section 4.4.2 of the City of London Official Plan for additional information pertaining to the Auto-Oriented Commercial Corridor Designation. Study Relevance: The proposed development is consistent with the Official Plan. Specifically, it is supported by a number of policies in Section 4.4.2 Auto-Oriented Commercial Corridor. In keeping with applicable policies, proposed development: Establishes a large cluster of commercial services that are complementary in nature to existing and planned adjacent commercial uses, with an integrated vehicular and pedestrian circulation network with common access points and parking facilities - 4.4.2.1.i) Promote the grouping of service commercial uses into integrated forms of development that have common access points and parking facilities; Represents the infilling of development and contributes to the consolidation of permitted commercial uses within the existing limits of the Wonderland Road North commercial corridor - 4.4.2.1.ii) Encourage infilling and consolidation of permitted areas within the existing limits of commercial corridor developments; Incorporates landscaping treatments along adjacent street edges and promotes joint access with adjacent existing and planned commercial uses - 4.4.2.1.iii) Encourage enhanced street edge landscaping, internal and joint access to multiple uses on the same or different properties and improved building aesthetics; View of the subject lands and adjacent apartment towers. View of adjacent funeral chapel.
Contributes to the clustering of similar service commercial uses, including Costco, and other existing and planned commercial uses which are oriented toward automobiles and vehicular traffic, including retail uses and restaurants. Through this clustering of uses, within the context of an infill development site, the proposed development is mitigating the need to extend strip commercial development throughout the city - 4.4.2.3 The Auto-Oriented Commercial Corridor designation is applied to areas along arterial roads that typically consist of a mix of retail, auto and commercial uses, office and remnant residential uses. The intent of the policies is to promote the clustering of similar service commercial uses having similar functional characteristics and requirements, and to avoid the extension of strip commercial development; Caters to customers who will be traveling to regional commercial destinations including the adjacent Costco, as well as those traveling to adjacent local commercial destinations, including retail establishments and restaurants, and those traveling to other parts of the city and beyond - 4.4.2.3 The form of development is oriented toward automobiles and vehicular traffic and serves both a local and broader market area; and 4.4.2.4 Areas designated Auto-Oriented Commercial Corridor are primarily intended for commercial uses that cater to the commercial needs of the traveling public. Types of service commercial uses that generate significant amounts of traffic and draw patrons from a wide area may also be located within these areas; Some proposed uses would be deemed inappropriate within a Commercial Node or Main Street Commercial Corridor due to building form, site area, location, access, and exposure requirements - 4.4.2.4 These uses have limited opportunity to locate within Commercial Nodes or Main Street Commercial Corridors by reason of their building form, site area, location, access or exposure requirements; or have associated nuisance impacts that lessen their suitability for a location near residential areas; and The proposed development falls within the categories of automotive uses and services, restaurants, commercial recreation, and are uses that offer a service to the traveling public - 4.4.2.4 Uses considered to be appropriate include hotels; motels; automotive uses and services; commercial recreation establishments; restaurants; sale of seasonal produce; building supply outlets and hardware stores; furniture and home furnishings stores; warehouse and wholesale outlets; nursery and garden stores; animal hospitals or boarding kennels; and other types of commercial uses that offer a service to the traveling public. View of adjacent Costco wholesale store. View of adjacent commercial retail and restaurant plaza.
1.4.3 Land Use Policies (City of London Zoning By-Law) Introduction: The City s Zoning By-Law implements the objectives and policies of the Official Plan and regulates the development and use of land, specifying permitted uses and development standards on individual properties. Study Relevance: The subject lands are zoned Associated Shopping Area Commercial (ASA), which is intended, among other things, to implement the Auto-Oriented Commercial Corridor designation in Section 4.4.2 of the City of London Official Plan. The zone provides for and regulates a wide range of retail, personal service, community facility, automotive and office uses. Uses permitted in the ASA zone are differentiated through the use of zone variations on a basis of their function, intensity, customer draw, proximity to residential uses, and potential impacts. The subject lands contain zone designations ASA3, ASA4, and ASA8 in addition to an h-25 holding provision. In contrast, adjacent lands to the north (owned by the applicant) are zoned ASA1, ASA2, ASA3, ASA5, and ASA6, and adjacent lands to the south (owned by the applicant) are zoned ASA3, ASA4, ASA5, and ASA8. The proposed gas bar is not permitted under the ASA3, ASA4, and ASA8 zone variations which pertain to the subject lands. It is, however, permitted in zone variation ASA5, which pertains to adjacent lands to both the north and south, which are owned by the applicant. As such, the proposed gas bar is subject to a Zoning By-Law Amendment. 1.4.4 Urban Design Policies (City of London Official Plan) Introduction: Chapter 11 of the City of London Official Plan contains a set of urban design principles that address more subjective matters related to the visual character, aesthetics, and compatibility of land uses, and to the qualitative aspects of development. Consideration of the urban design principles supplements the policies applicable to each of the land use designations as well as to those matters which fall within the scope of the Zoning, Site Plan Control, Subdivision Control and Sign Control By-Laws. The urban design principles are to be used primarily for guideline purposes, and their implementation is less oriented to a regulatory approach than it is to the co-operation among developers, land owners, residents and the City in the preparation and review of development proposals and community improvement plans. Study Relevance: The proposed development is consistent with the Official Plan. Specifically, it is supported by a number of policies in Section 11 Urban Design Principles. In keeping with applicable policies, proposed development: Is designed to address its Wonderland Road North frontage a major entryway to the city with a high quality of architectural treatments and façade materials, active grade and street-related commercial uses, direct pedestrian and vehicular access, and high quality landscape treatments - 11.1.1.iv) 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; Zoning By-Law Schedule. WONDERLAND RD N Subject Lands Incorporates design treatments and styles which are in keeping with existing and planned adjacent commercial uses, while promoting high quality architectural design - 11.1.1.v) The massing and conceptual design of new development should provide for continuity and harmony in architectural style with adjacent land uses which have a distinctive and attractive visual identity or which are recognized as being of cultural heritage value or interest;
R BEAVERBROOK AVE Provides a coordinated approach to site design which encompasses streetscape improvements including high quality street-related façade design, coordinated signage placement, pedestrian walkways and connections to existing sidewalks, down-cast pedestrian-scale lighting, screened parking areas, and a comprehensive landscape design - 11.1.1.vii) 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; Incorporates street-oriented features including canopies, awnings, and landscaped setbacks - 11.1.1.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; Is oriented and massed to ensure adequate sunlight access and penetration on existing and planned adjacent developments and open spaces - 11.1.1.ix) The design and positioning of new buildings should have regard CAPULET LANE BLYTHW SARNIA RD Subject Lands OXFORD ST W for the impact of the proposed development on yearround sunlight conditions on adjacent properties and streets. In reviewing proposed developments, access to sunlight for adjacent properties should be maximized to enhance the potential for energy conservation and the amenity of residential areas and open space areas, such as parkettes and outdoor plazas; Incorporates a comprehensive landscape design component which will assist in water and energy conservation efforts while softening building edges and enhancing transitions between proposed buildings and adjacent public streets and open spaces, while sufficiently screening servicing and loading functions from adjacent properties and streets - 11.1.1.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; Is designed to conform with City of London Facility Accessibility and Design Standards - 11.1.1.xii) The design of new buildings should incorporate the City of London Facility Accessibility and Design Standards to facilitate access and use; Positions parking and loading facilities, as well as driveways, in a manner which ensures maneuverability and unobstructed circulation throughout the site, while minimizing disruptions to the vehicular and pedestrian environment - 11.1.1.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; and ETTA ST KINGSWAY AVE WONDERLAND RD N Official Plan Land Use Schedule. PROUDFOOT LANE Contains buildings and structures which have been oriented, setback, and landscaped, to minimize the loss of privacy for adjacent residential properties - 11.1.1.xiv) To the extent feasible, the design and positioning of new buildings should minimize the loss of privacy for adjacent residential properties.
1.4.5 Urban Design Guidelines (City of London Commercial Urban Design Guidelines) Introduction: The City of London s Commercial Urban Design Guidelines are used to evaluate commercial site plan applications. Using the City s guidelines as a list of best practices, proponents are to determine specific guidelines to be employed in the site plan and building design process. This guideline, prepared by the applicant and agreed to by City Staff, is to be incorporated into the site plan agreement for individual commercial projects. Where necessary, the site plan agreement will act as the rationale to remove holding provisions and addressing urban design issues. Study Relevance: The proposed development is consistent with the Commercial Urban Design Guidelines. In keeping with applicable building design guidelines, proposed development incorporates: Display windows, entry areas and awnings, colour and material changes, and texture changes along streetrelated facades accomplished through the use of architectural bays, recesses and projections - 1.B) Ground floor facades that face public streets should incorporate arcades, display windows, entry areas, awnings or other features such as repeating colour change and/or texture change along at least half the length of the façade. This can be accomplished by the use of architectural or structural bays, or through a change in plane such as reveal, an offset, or a projecting rib; Buildings oriented to adjacent streets through the use of principle entrances and display windows. Where blank walls exist, mitigation techniques are utilized to reduce negative visual impacts through the use of material and texture changes, landscaping treatments, projections and roof treatments - 1.C) Where possible, buildings adjacent to public streets should orient their principal entrances to the street. The street level façade should include windows for at least half the length of the building façade. Where store entrances front the parking area, the visual impact of blank walls should be mitigated by incorporating other best practices listed (wall plane projections, texture changes or roof treatments) along the streetline façade; Outdoor loading and servicing areas, which are situated out of view from abutting streets, are located in the rear / side yard, and are screened from view through the use of landscaping treatments including coniferous and deciduous trees, shrub planters, and sod - 1.D) Areas for outdoor storage, truck parking, trash collection or compaction, loading, or other service uses should not be visible from abutting streets. Such areas should be located in the rear yard or in an appropriately screened side yard; A hierarchy of parapets along the roof lines of the 3 proposed buildings. Such features screen rooftop equipment from public view - 1.F) Parapets should be used to conceal flat roofs and rooftop equipment, such as HVAC units, from public view. Such parapets should not, at any point, exceed one-third of the height of the supporting wall; Variable roof lines to add interests and distinguish building components and contribute to the visual prominence of key building features, including primary building entrances. Such changes occur along the Wonderland Road North frontage of Building B1, to address the adjacent arterial roadway - 1.G) Variable rooflines are encouraged to reduce the mass and scale of large buildings and to add visual interest. This could be achieved through the use of dormers and parapet walls to create variety and interest. At least one such change should be located along each façade which fronts or flanks an arterial or collector roadway; and Clearly defined customer entrances which incorporate awnings and overhangs; recesses / projections; raised corniced parapets over the door; outdoor patios (Building B1 ) and display windows - 1.H) Each principal building on a site should have clearly defined, highly visible customer entrances incorporating several of the following features: canopies or porticoes; overhangs; recesses / projections; arcades; raised corniced parapets over the door; peaked roof forms;
arches; outdoor patios; or display windows. Vehicle activity uses, such as automotive repair bays and customer loading facilities should not be located near the principle building entrance. In keeping with applicable parking and pedestrian orientation guidelines, proposed development incorporates: Parking areas which are broken into smaller modules, with clearly identifiable and continuous pedestrian routes, connecting proposed buildings to adjacent parking areas and public streets / sidewalks. Pedestrian routes generally include trees, shrub beds, sod / ground cover, and a concrete surface to emphasize the significance of the route - 2.B) Where multiple buildings are proposed, parking areas should be broken into smaller parking modules. Pedestrian routes should be provided through the parking areas across the site to other retail destinations. These pedestrian routes (minimum width of at least 2.4 metres) should include trees, shrubs, benches, flower beds, ground cover, textured materials or other such materials to emphasize the significance of the route; No more than two rows of parking spaces and associated landscaping between proposed buildings and adjacent public streets - 2.C) Where smaller commercial buildings are proposed along the street frontage, the maximum building setback should accommodate not more than two rows of parking spaces and associated landscaping; Coordinated parking areas, which allow for joint access between adjacent properties, where appropriate - 2.D) Where a number of commercial buildings are located in a larger commercial area, parking areas should be coordinated to allow for joint access points between parking areas; pavers, brick or scored concrete to enhance pedestrian safety and comfort, as well as the attractiveness of walkways; Continuous sidewalks which connect building entrances, adjacent parking areas and public streets. Each customer entrance incorporates awnings, overhangs or other weather protection features - 2.F) Sidewalks shall be provided along the full length of the building along any façade featuring a customer entrance, and along any façade abutting public parking areas. Weather protection features such as awnings or arcades should be provided for customer entrances; Loading and servicing areas within the overall design of the property. Such features are screened from adjacent residential properties and public streets through their positioning relative to their respective buildings, as well as through landscape treatments including coniferous and deciduous trees, and shrub beds - 2.G) Loading docks, truck parking, outdoor storage, trash collection and other service functions shall be incorporated into the overall design of the building and these areas should be screened from adjacent residential properties and public streets by appropriate landscaping features. The combination of vegetation and berming should provide for full screening of the above items from public view; and Perimeter and edge landscaping with appropriate dimensions to allow for long-term plant growth, with mixed plant growth including deciduous trees, coniferous trees, shrubs, and sod to create visual interest - 2.H) Perimeter / edge landscaping and island landscaping should provide a suitable environment so that the vegetation can grow and mature. Vegetation should be mixed in terms of height and appearance to create visual interest. Concrete sidewalks which are distinguished from asphalt driving surfaces - 2.E) Sidewalks should be distinguished from driving surface through the use of durable, low maintenance surface materials such as
1.5 Spa al Analysis The subject lands carry an Associated Shopping Area Commercial zoning designation, but are currently used for an agriculture use. The lands are located within a high density Regional and Associated shopping area in northwest London. The site benefits from its proximity to a major arterial intersection at Wonderland Road North and Oxford Street West, which is identified as a High Potential Transit-Oriented Development Node. Oxford Street is a major cross-town arterial road and transit route that connects east and west London. Wonderland Road is also a major arterial road that connects north and south London, as well as Highways 401 and 402. The following paragraphs provide a detailed spatial analysis of the subject lands within the context of the local community. 1.5.1 Community Context (400m) The subject lands, located at 699 Wonderland Road North, are situated between a large format commercial development to the south (Costco) and a funeral home and commercial plaza to the north. The property has frontage on Wonderland Road and Horizon Drive and also has a parking access lane running along the southern potion of the site, which is used by the existing adjacent commercial development (also owned by the applicant). Within and extending beyond the 400 metre radius are a wide range of uses including: 1.5.2 Community Context (800m) Within the 800 metre radius, residential uses transition into a mixture of Medium and Low Density Residential to the north and west of the site. Further to the south, and along Wonderland Road south of the Oxford Street, is a Community Commercial Node. There is also a combined Community Shopping Area and Restricted Service Commercial including businesses such pharmacies, restaurants, automotive dealers, grocery, and fuel stations, in addition to a Neighbourhood Facility, which houses London s Fire Station #6. The 800m radius also includes: A Community Facility with Fleetway Bowling Centre and London Letter Carrier Depot 4 to the southeast of the site; and There is also an Automobile Service Station with Petro Canada located at the northeast corner of Proudfoot Lane and Oxford Street. Directly adjacent to the Petro and Fleetway is a Commercial Recreation space with Forest Glen Golf Centre. Further to the northeast of the site and south of the CN Rail line is a mixture of additional Open Space as well as future designated residential space around the protected UTRCA areas. High and Medium Density Residential units serviced by a system of local streets; An Associated Shopping Area which includes Costco, Rona, a funeral home, and a commercial plaza with various retail and restaurant uses; A Restricted Service Commercial area including The Athletic Club, Angelos Bakery and other auto-oriented services; A Neighbourhood Facility which includes the West London Alliance Church; and Open Space land designations. One is regulated by the Upper Thames River Conservation Authority (UTRCA) and the other includes the Or Shalom and Restmount Cemetery. View of Costco landscaping along Wonderland Road North.
SARNIA ROAD BEAVERBROOK AVE. WONDERLAND ROAD N. 400m HORIZON DR. PROUDFOOD LN. 800m OXFORD STREET W. Subject Lands Major Transportation / Transit Routes Minor Transportation Route Spatial Analysis Plan.
1.6 SWOT Analysis An analysis of the strengths, weaknesses, opportunities and threats has been undertaken as a combined evaluation of the undeveloped subject lands, the existing neighbourhood context, and the proposed development. The findings of the analysis are summarized as follows: 1.6.1 Strengths The subject lands are currently underutilized and are able to accommodate multiple uses that not only compliment the adjacent properties but also provide additional services to high density residential uses within the surrounding area. The proposed development will improve the range and mix of personal services within the community. The subject lands have high visibility on a major arterial road and are located within an Associated Shopping Area, which supports the current development proposal. Street facing retail, landscaped with access directly from the sidewalks will improve the streetscape of Wonderland Road. Vegetation along Horizon Drive will help soften the look of the development as well as provide screening for the parking and gas bar. The proposed gas bar is an associated use with the existing adjacent Costco development. The subject lands, as well as the adjacent Costco lands, are owned by the same client. Vehicle circulation within the site will be improved, providing connections to adjacent uses. There is direct access from the subject site to major transit routes. The proposed ambulance depot will allow for an upgraded facility and quicker emergency medical response times within this highly populated area. Proposed building façade treatments and landscaping will provide an inviting pedestrian-friendly sense of place, while maintaining a cohesive experience between connecting and adjacent uses. 1.6.2 Weaknesses The proposed development will result in the removal of the current agriculture / open space use. Additional traffic along Horizon Drive may result in more noise and an increase in merging cars onto surrounding arterials roads. 1.6.3 Opportunities The proposed development will enhance the existing pattern of commercial development and potentially set a design standard for future development in the area. A more formal street presence will be created by the landscape and street fronting retail, contributing to a more effective and pedestrian friendly use of space. This type of development will help compliment the City s vision of introducing nearby transit oriented development. The proposed development will contribute to achieving livable, inclusive communities. The proposed development helps satisfy an infill opportunity by using land within the urban growth boundary. It intensifies the land s current use with one that compliments and supports the adjacent development and surrounding community. The adjacent Costco development provides a direct opportunity for existing members to have direct access to the proposed retail buildings and accessory gas bar. 1.6.4 Threats There is currently no existing street fronting retail along this area of Wonderland Road.
1.7 Conclusion This Urban Design Brief has provided an overview of the design principles for the proposed development at 699 Wonderland Road North. Based on these principles, and the analysis undertaken, the proposed redevelopment represents the optimum design solution for the subject lands, because it: Generally meets City policies and requirements; Contributes to long-term growth; Promotes livable, inclusive communities; Makes better use of the land than existing uses; Respects the existing neighbourhood; Is compatible with the surrounding neighbourhood; Respects the existing site characteristics; Improves the streetscape and pedestrian environment; and Supports the use of alternative modes of transportation. View of adjacent apartment towers and urban agriculture project. View of the subject property looking east from Wonderland Road North.
SECTION 2 DESIGN PRINCIPLES AND RESPONSES 2.1 Conceptual Design The following sections outline the conceptual design of the proposed development, with a focus on built form; massing; articulation; mix of uses; architectural treatments; character; image; vehicular and pedestrian access and circulation; building entrances; parking; lighting and signage; and landscape design. 2.1.1 Built Form, Massing, Articulation and Mix of Uses The site is subject to a development proposal for 3 commercial buildings and a gas bar. The following paragraphs provide an overview of the 5 buildings, which are based on a revised version of the proposed site plan that was prepared to address the comments received at the April 25, 2013 site plan consultation meeting. Building B1 : The building is situated within the westernmost portion of the subject property, has a gross floor area of 546.03 square metres and is to be occupied by up to 3 commercial retail and restaurant tenants. The building height ranges between 7.16 and 9.88 metres, and varies to distinguish segments including the primary entrance, secondary entrances, loading and servicing areas, and set back divider segments. The building s primary entrance is located at its southwest corner, where entry doors are combined with doubleheight glazing, an aluminum canopy, advertisements, signage, light brick, and a large upper parapet for added visual prominence. Additional entrances are provided along the west, south, and east sides of the building. Each is characterized by entrances with double height glazing, awnings, light or dark brick, signage, and a parapet. Along all active frontages, entrances are divided by light or dark brick columns with wall-mounted down-cast lighting. These columns visually break up the facade, through the use of solid and glazed surfaces, creating a consistent rhythm of storefront bays. The base of the east, south and west sides of the building are characterized by a horizontal strip of architectural masonry and stone. Servicing and loading functions are provided internally along the north side of the building, with access provided along the north portion of the east elevation. To mitigate blank wall impacts along the north building face, the building includes a spandrel segment with advertising and signage, as well as an awning, as well as the use of dark brick and architectural masonry. The base of the north side of the building is characterized by a horizontal strip of architectural masonry and stone. Elevations of proposed Building B1.
Building B2 : The building is situated within the centre of the site with a gross floor area of 1,053.87 square metres, is to be occupied by up to 5 commercial retail and restaurant tenants. The building height ranges between 7.68 and 10.35 metres, and varies to distinguish segments including the primary entrance, secondary entrances, corner features, and loading and servicing areas. The building s primary entrance is located in the centre of its south elevation, where entry doors are combined with double-height glazing, awnings, a frame of architectural masonry, a large light brick wall, signage, and a large upper parapet for added visual prominence. Additional entrances are provided along the south side of the building, on either side of the primary entrance. Each is characterized by entrances with single-height glazing, awnings, architectural stone and dark brick, lower and upper aluminum frames, signage, and a parapet. Entrances are divided by dark brick and architectural stone columns, with wall-mounted down-cast lighting. These columns visually break up the facade, through the use of solid and glazed surfaces, creating a consistent rhythm of storefronts. These columns visually break up the facade, through the use of solid and glazed surfaces, creating a consistent rhythm of storefront bays. The base of the north and south sides of the building are characterized by a horizontal strip of architectural masonry and stone. The east and west sides of the building are characterized by bays, along the northern portion of the respective facade, which includes single-storey window segments, awnings, lower and upper aluminum frames, dark brick, and a parapet. Both side elevations also include taller building elements, along the southern portion of the respective facade, which includes advertising, signage framed by light brick / architectural masonry, dark brick, and an upper parapet for added visual prominence. The base of the east and west sides of the building are characterized by a horizontal strip of architectural masonry and stone. Servicing and loading functions are provided externally along the north side of the building, with access provided from the east. To mitigate blank wall impacts along the north building face, the building includes a material and facade composition which mirrors the south side of the building, replacing glazing and awnings with architectural masonry and individual service doors. Building B3 : The building is situated directly north of the proposed gas bar, along the eastern edge of the subject property, has a gross floor area of 478.97 square metres and is to be occupied by an EMS ambulatory dispatch centre. The building height ranges between 4.64 and 6.25 metres, and varies to distinguish segments including garage entrance and the pedestrian entrance and associated office space. Elevations of proposed Building B2.
The building s garage and office entrances are located along the south elevation. Four garage entrances characterize the eastern portion of the facade, while the pedestrian entrance and associated office space characterize the western portion. The garage doors are divided by dark brick and architectural masonry columns with wall-mounted down-cast lighting, which mimic the look of storefront bays in Buildings B1 and B2, and are emphasized through added building height and a thick upper parapet. The adjacent office space is characterized by a central pedestrian entrance and three windows associated with the office space, which are divided by light and dark columns, with a low-profile roof and parapet. The base of the building is characterized by a horizontal strip of architectural masonry and stone. The north elevation is characterized by 4 garage doors and a single pedestrian entrance, associated with the garage space, along the eastern portion of the facade, and a single window associated with the office space along the western portion. The facade is clad in dark brick with architectural masonry columns and wall-mounted down-cast lighting, which divide the garage doors. The office component includes a lower roof and parapet, while the garage component includes a higher, thicker parapet and additional building height. The base of the building is characterized by a horizontal strip of architectural masonry and stone. The west elevation includes two windows along the north side of the facade, divided by light brick columns with wall-mounted down-cast lighting, with a dark brick wall running along the south side. The east elevation includes a single pedestrian entrance, associated with the garage space, and is clad in dark brick. The base of the building is characterized by a horizontal strip of architectural masonry and stone. The east and west sides of the building are characterized by bays, along the northern portion of the respective facade, which includes single-storey window segments, awnings, lower and upper aluminum frames, dark brick, and a parapet. Both side elevations also include taller building elements, along the southern portion of the respective facade, which includes advertising, signage framed by light brick / architectural masonry, dark brick, and an upper parapet for added visual prominence. Elevations of proposed Building B3.
Gas Bar: The only building associated with the gas bar is a 9.9 square metre mechanical enclosure, which houses the necessary mechanical equipment for the gas bar. Additionally, there is a small 1.4 square metre warming hut where the gas bar attendant can monitor all pumps in shelter from inclement weather. Costco gas bar facilities are operating in locations throughout Ontario, including Barrie, Ajax, East Gwillimbury, Hamilton (Ancaster), Toronto (Etobicoke and Scarborough), Vaughan, Windsor and Ottawa. Costco gas bars are ancillary uses to the Costco warehouse, and are members-only facilities that sell gasoline exclusively and offer no other retail activities (i.e., no cigarettes, lottery tickets, windshield wiper fluid, snacks, drinks, etc.). Costco gas bars are one-way traffic flow facilities, which allows for quicker fueling times and less vehicle movement confusion than traditional two-way gas bars. There is at least one attendant on-site at all times to monitor the facility s operation. Payment is made exclusively through debit and credit cards directly at the pump. As a result, no money is stored at the facility. The only gas bar signage is located on the canopy structure, and the price of gas is only advertised on the pumps at the gas bar facility, and in the Costco warehouse. The operation hours of the gas bar correlate to the Costco warehouse hours, extending one to two hours before warehouse opening and after closing. The gas bar includes 8 aisles, oriented east-west, which serve 2 vehicles at a time for a total capacity of 16 vehicles. Each aisle measures 3.66 metres wide on centre with its corresponding fill station, and each internal aisle is offset 2.43 metres from one another, allowing vehicles to pass between them, for a total aisle to aisle width of 9.75 metres on centre with adjacent fill stations. The gas bar is sheltered by a rectangular overhead canopy, which has an area of approximately 365.0m2. The gas bar is proposed to have one-way vehicular access from an internal drive aisle that runs parallel to Horizon Drive, which will maximize the efficiency of the gas bar and minimize disruptions within the site and on flanking streets. Three fuel storage tanks, oriented north-south and each measuring 14 metres by 3 metres wide, are proposed for the lands immediately east of the fill stations. The fuel storage tanks occupy a combined area of 193.75 square metres, and are enclosed by an octagonal overhead canopy, with an area of approximately 600 square metres. Plan and elevations of proposed gas bar.
2.1.2 Architectural Treatments, Character and Image The proposed buildings are highly articulated and contemporary in nature. The articulation of the facades breaks up proposed building masses both horizontally and vertically throughout the site, with particular attention paid to Wonderland Road North and Horizon Drive frontages. This is achieved through a variety of means including: Consideration for, and positioning of, setbacks, recesses, and projections along primary frontages; The horizontal and vertical articulation and fenestration of proposed building facades through the use of base plates, storefront windows and window sills, building entrances, storefront lighting, consolidated signage bans, awnings and canopies, entablatures, columns, parapets, and cornices; The consistent rhythm of storefront design; The consistency of architectural treatments throughout the 3 proposed buildings, while maintaining individuality in building design and having regard for the architectural character and context existing adjacent commercial buildings; The varied use of complementary and contemporary building materials, including glazing in aluminum framing, brick, architectural stone, architectural concrete block, and aluminum canopies; The visual prominence of primary building entrances - occurring in either corner or centre of proposed buildings - through the use of double-height glazing, additional building height, and more substantial roof line / cornice treatments; The consolidation and control of signage and lighting throughout all building facades; The general orientation of building entrances to optimize opportunities for natural daylight; The provision of landscape treatments along the side and rear of the proposed buildings, softening the building edge. The design of the proposed buildings generally adheres to the City of London Commercial Design Guidelines. Panoramic veiw of subject lands and surrounding context looking southeast from Wonderland Road North.
2.1.3 Vehicular Access and Circulation Access: Access to the subject property is provided via one existing curb cut (9.6 metres wide) along Wonderland Road North, and two curb cuts one existing (6.7 metres) and one proposed (9.46 metres) along Horizon Drive. Access via Wonderland Road North will provide primary vehicular access to commercial uses within the site, and will provide direct access to Buildings B1 and B2. The remaining curb cuts, along Horizon Drive, will provide secondary access to commercial uses within the site, along with direct access to Building 3 and the proposed gas bar. Circulation: Vehicular circulation is provided through the site, linking the access point along Wonderland Road North with two access points along Horizon Drive. The primary circulation route meanders through the site, wrapping around the north and east frontages of Building B1 before turning east and running along the southern frontage of Building B2, before resulting in a T intersection southeast of the proposed gas bar, allowing vehicular traffic to turn either to the south, continuing to the adjacent Costco, or to the north, along the east frontage of Building B3, before exiting to Horizon Drive. Gas Bar Circulation: The proposed gas bar will be accessed in a one-way manner, with vehicles entering the facility from the east end of the site. To access the gas pumps, vehicles will queue in the 30.48 metre stacking lanes (approximately 5 car lengths) located east of the pumps. If necessary, during periods of exceptionally high demand additional vehicle stacking may be accommodated within the Costco site. There are pass through lanes between each island as well as on both the north and south ends of the gas bar to ensure that vehicles can easily exit the gas bar. After purchasing gasoline, customers will exit the facility through one of two exits. The exit to the west connects to the new commercial development and Wonderland Road North, while the exit to the south connects to the Costco warehouse parking field. Costco has found that its members typically purchase fuel then park and shop in the warehouse, and not vice versa. For this reason, the site has been designed to maintain a linear flow from Horizon Drive, through the gas bar to the warehouse parking field / entrance. This layout will maximize convenience and safety. The fuel trucks that will refill the gas bar will access the site from Farrah Road, travel behind the warehouse adjacent to Horizon Drive, and off-load fuel from the passenger
side into the gas bar tanks. The truck will then leave the offloading area and turn south towards the warehouse, and then exit the site using the on-site drive aisle behind the warehouse to Farrah Road. This route will minimize the interactions of the fuel truck with both pedestrians and member vehicles on-site. Loading Facilities: Loading facilities are provided along the north-eastern edge of Building B1, north of Building B2, and west of Building B3. Internal vehicular driveways have been design and configured to accommodate such loading facilities, while minimizing disruptions to the vehicular and pedestrian environment, and providing screening through associated landscape features. 2.1.4 Pedestrian Access and Circulation Access: Pedestrian access is provided along Wonderland Road North, immediately south of Building B1 as well as along Horizon Drive, immediately south of Building B3. Circulation: Pedestrian circulation is provided through the site via dedicated pedestrian walkways, which traverse along the southern edges of Buildings B1, B2 and B3, connected via a series of designated, marked 3 metre wide pedestrian crossings, which are strategically located to minimize disruptions to vehicular traffic. 2.1.5 Building Entrances The proposed designs for buildings B1, B2, and B3 incorporate entrances which are central, visually prominent, and highly accessible. The proposed building entrance placement contributes to a consistent rhythm of façade articulation and detailing and adds a degree of prominence to the design through the use of double-height glazing, additional building height, and more substantial roof lines / cornice treatments. Building entrances are also generally oriented to optimize natural lighting conditions. Building B1 : A total of 3 building entrances are provided along the west, south and east building frontages, with direct connections to adjacent concrete walkways, demarcated / marked 3 metre wide pedestrian crossings which link to adjacent buildings, and an adjacent public sidewalk along the east side of Wonderland Road North to the west. Building B2 : A total of 5 building entrances are provided along the south building frontage, with direct connections to an adjacent concrete walkway, and demarcated / marked 3 metre wide pedestrian crossing which link to adjacent buildings and Horizon Drive to the east. Building B3 : A total of 1 building entrance is provided along the south building frontage, with direct connections to an adjacent concrete walkway, and demarcated / marked 3 metre wide pedestrian crossings which link to adjacent buildings. 2.1.6 Parking Vehicle Parking: A total of 118 parking spaces are provided, including 107 standard parking spaces and 6 barrier-free parking spaces. This represents an increase over the 116 spaces required in the Zoning By-Law. Bicycle Parking: A total of 12 bicycle parking spaces are provided, representing an increase over the 8 spaces required in the Zoning By-Law. View of existing bus stop along Wonderland Road North.
2.1.7 Lighting and Signage Lighting: Buildings B1, B2, and B3 each contain wall-mounted, down-cast lighting along all frontages, with a particular emphasis on areas adjacent to building entrances and service and loading areas. The provision of such lighting contributes to the perception of safety within the site s internal pedestrian circulation system. Signage: Pylon signage is strategically placed in two locations within the subject lands. This includes one set of signage located along the southern edge of the Wonderland Road North frontage and a second set of signage located north of the southern-most vehicular access point along Horizon Drive. Such signage is minimal in size, setback from adjacent streets to reduce negative visual impacts, and ultimately integrated with the overall landscape design through the use of shrub beds and other landscaping treatments. 2.1.8 Landscape Design Site Coverage: The site contains a total commercial landscape area of 1,909.76 square metres, and total site coverage of 21.35%. The proposed Landscape Plan will conform to Section 11 of the City of London Official Plan and the landscape requirements inherent in the City of London Commercial Urban Design Guidelines. Building B1 Landscape Features: Driveway access from Wonderland Road North meanders to the north as it enters the subject lands. This meandering reveals a significant landscape feature, located north of Building 1. The feature consists of a semi-circular shrub bed with a large deciduous tree, framed by a 0.6 metre wide sod strip. This is complemented by a linear shrub planting bed, which runs along the north side of the building, west of the above-mentioned feature. Building B2 Landscape Features: Building B2 contains a loading facility, located north of the building, which is screened through landscaping treatments from the east and west. From the east, the loading area is screened by a large linear shrub bed with two deciduous trees, combined with sod. To the west, the loading area is screened from View of the proposed development looking west from Horizon Drive.
2.2 Public Realm view by ta mixed planting bed, which wraps around the the northwest corner of the building, occupying the west frontage. The east building frontage is occupied by a wide and generous shrub bed with three deciduous trees and mixed plantings. Two benches and a single waste receptacle are provided along the south building frontage, framing the building s primary entrances. Bicycle parking is provided to the north and eastof the building. Building B3 Landscape Features: Building B3 is desigend to allow for vehiclular access from the north, although garage doors are provided on the north and south facades, allowing for vehicles to exit from the south. These entrances are screened from view along the north and south building frontages, west of the garage doors. On the north side, the entrances are screened by a deep linear shrub bed with three deciduous trees and mixed plantings. On the south side, a large square shrub bed provides adequate space for a large and mature deciduous tree with mixed planting. Bicycle racks and a waste receptacle are provided along the south building frontage, along the west side, adjacent to the pedestrian crossing. Gas Bar Landscape Features: The proposed gas bar is framed by a 5.39 metre wide landscaped island containing three sets of linear shrub beds with deciduous trees and mixed plantings to the north and a wide landscaped boulevard which includes two linear shrub planters with deciduous trees and and mixed plantings to the east along Horizon Drive. The following sections outline the public realm design of the proposed development, with a focus on public-private realm transitions; streetscape improvements; and active transportation optimization. 2.2.1 Public-Private Realm Transitions The proposed development establishes appropriate transitions between the public and private realms. This is accomplished through the use of landscaping treatments along both Wonderland Road North and Horizon Drive, which include shrub beds, deciduous tree plantings, grade changes, sod treatments, building setbacks, screened parking areas, active grade-related uses facing adjacent streets, and high quality architectural treatments. 2.2.2 Streetscape Improvements Wonderland Road North Streetscape Improvements: This frontage is characterized by the Building B1 west façade frontage, primary pedestrian and vehicular access points, and a substantial landscape treatment. The west frontage of Building B1 is characterized by a linear unitpaved restaurant patio, which extends the length of the building frontage, but is broken into two segments which are framed by a central concrete pad with a planter and deciduous tree. The patio is partially covered with an overhead wooden trellis system, which extends the length of the frontage, covering the western-most portion of the patio. The patio is framed and screened from street Landscaped Boulevards: The surface parking area associated with the subject lands are screened from adjacent properties to the north and south through a consistent landscaping treatment which consists of continuous linear shrub beds with deciduous trees, combined with sod. Such boulevards are located north and south of Building B2, and south and west of Building B3. View of the adjacent Costco and associated landscaping treatment, looking south from the subject lands.
view along Wonderland Road North via an armourstone retaining wall, which is designed to conform to City of London Standards, set in behind linear shrub bed with lowlevel shrubs and mixed plantings, which extends beyond the length of the buidling frontage, occupying the entire Wonderland Road North frontage. The west frontage of Building B1 will incorporate wall-mounted, down-cast lighting, which will improve the perception of safety along the adjacent public sidewalk. Bicycle parking is provided near the southwest corner of Building B1, along the front property line but set in behind the linear shrub bed. A pylon sign is located at the southern-most portion of the frontage, oriented east-west within a small shrub bed. The remainder of the frontage is landscaped in sod. Horizon Drive Streetscape Improvements: This frontage is characterized by two vehicular access points, a single pedestrian access and large continuous shrub beds with a significant number of deciduous trees, which frame the adjacent street and screen the adjacent gas bar from street view. The northern-most shrub bed separates the two vehicular access points, and contains two deciduous trees. Two shrub beds, located south of the southern-most vehicular access point, each contain two deciduous trees. These deciduous trees will shade the adjacent public sidewalk. Three additional deciduous trees are located on either side of the two shrub beds, and three additional trees are provided within the public right-of-way, creating a double-row of street trees. The remainder of the frontage is landscaped in sod. A pylon sign is located adjacent to the southern-most vehicular access point. 2.2.3 Active Transportation Optimization Public Transportation: The subject lands are serviced by London Transit routes 10 and 33 along Wonderland Road North, with access provided along the east side of the street, adjacent to the Costco lands to the south, and along the west side of the street, adjacent to the intersection of Wonderland Road North and Beaverbrook Avenue. The proposed development capitalizes on this resource by contributing to diversification of commercial uses within the context of the subject lands and surrounding sites, thereby increasing the viability of the subject lands to attract a larger number and greater diversity of shoppers. The proposed development contributes to the clustering of community-based commercial uses adjacent to a public transit stop, along the edge of an established apartment neighbourhood. This creates opportunities for communitybased shopping in conjunction with morning and evening commutes by public transit. One-Way Bicycle Tracks: The subject lands are also serviced by single lane bicycle tracks, located on either side of Wonderland Road North. The proposed development will capitalize on this resource by providing segments of bicycle parking / locks throughout the proposed development, including a cluster of locks located along the Wonderland Road North frontage, south of Building B1. View of the Horizon Drive looking north from Farrah Road.