Urban Design Brief 1300 Fanshawe Park Road Competition Toyota May 2, 2014
TABLE OF CONTENTS Page No. INTRODUCTION... 1 SECTION 1 LAND USE PLANNING CONTEXT... 1 1.1 The Subject Lands... 1 1.2 The Proposal... 1 1.3 Design Goals and Objectives... 2 1.4 Design Response to Official Plan Urban Design Principles... 3 1.5 Spatial Analysis... 8 1.5.1 Community Context 400 metres... 9 1.5.2 Community Context 800 metres... 10 SECTION 2 DESIGN PRINCIPLES AND DESIGN RESPONSES... 10 2.1 Conceptual Design... 10 2.2 Public Realm... 12 2.3 Sustainability Techniques... 13
INTRODUCTION The purpose of this Urban Design Brief is to provide the conceptual design details in support of an Official Plan and Zoning By-Law Amendment by Competition Toyota for a proposed development consisting of an automobile sales and service establishment located on vacant lands on the north side of Fanshawe Park Road East in the Stoney Creek Community. SECTION 1 LAND USE PLANNING CONTEXT 1.1 THE SUBJECT LANDS The subject lands are comprised of a single rectangular shaped parcel with an area of approximately 1.418 hectares (3.5 acres) on the north side of Fanshawe Park Road East, west of the Highbury Avenue North. The subject lands have a frontage of 99.9m (328 ft) along Fanshawe Park Road East and a depth of approximately 142m (466 ft). The subject lands are currently vacant (Figure 1). The subject lands lie at the westerly extent of the future commercial node at Fanshawe Park Road East and Highbury Avenue North. Surrounding land uses include future commercial, institutional, and low-density residential (Figures 2-4). The lands to the south of the subject lands are comprised of a low density residential suburban neighbourhood, while residential lands to the west on the north side of Fanshawe Park Road East are larger, rural residential lots. Lands immediately adjacent to the west of the subject lands are institutional (Siloam United Church). Lands to the east are currently vacant but are intended for future commercial uses, while lands to the north are intended for medium density residential and open space uses bordering on Stoney Creek. 1.2 THE PROPOSAL The development proposal for the subject lands is for an automobile sales and service establishment fronting onto Fanshawe Park Road East. The subject lands are designated Community Commercial Node according to Schedule A Land Use to the City of London Official Plan (Figure 5) and are zoned Associated Shopping Area Zone (h*asa1* ASA2*ASA3*ASA4*ASA5*ASA6*ASA7) according to the City of London Zoning By-law No. Z-1 (Figure 6). Permitted uses include, but are not limited to, the following: retail stores; personal service establishments; dry cleaning and laundry plants; repair and rental establishments; restaurants; supermarkets; medical/dental offices; commercial 1
recreation establishments; automotive repair garages; automotive uses, restricted; taxi establishments; and taverns. The conceptual site design provides for one building containing both an automotive sales area and an internal service area that will be positioned fronting onto Fanshawe Park Road, with the associated vehicular parking areas located internal to the site (Figure 7). The total gross floor area proposed is approximately 2,936 sq. m (31,602 sq. ft.). A total of 221 vehicular parking spaces, including 2 accessible vehicular parking spaces and 7 electric vehicle recharge spaces will be provided on-site. Two driveways along Panzer Drive will provide vehicular access to the site. Two large hard surfaced and landscaped areas provide high quality amenity space on the lands; one along the Fanshawe Park Road East frontage featuring hard surfaced areas, podium displays, and planter boxes that will provide a high quality interface between the public and private realm; and one at the corner of Blackwell Boulevard and Panzer Drive featuring a large hard surfaced area, decorative columns, and a decorative masonry and/or wood fence. 1.3 DESIGN GOALS AND OBJECTIVES The overall goal of the development proposal is to construct an automotive dealership that contributes to an attractive street presence within the Stoney Creek Community. The design is intended to benefit the City s northeasterly gateway, and to be compatible with the surrounding neighbourhood. In order to effectively achieve this goal for the subject lands, the following design objectives have been identified: Create street-oriented development that reinforces the spatial enclosure of the street and addresses all abutting streetscapes. Provide an effective transition between the arterial street (Fanshawe Park Road East) and the future medium density residential lands to the north. Enhance the aesthetic quality of the residential and future commercial neighbourhoods in the vicinity of the subject lands by utilizing architectural elements, such as building massing, articulation, materials, and high quality landscape design that are attractive and complement the existing buildings. Limit the visibility of the associated parking areas from the future residential lands to the north. 2
Provide a high quality pedestrian environment by providing two large hard surface gathering/respite areas with landscaped features. Provide high quality site and building design within the northeast gateway to the City of London and the southwesterly gateway to the future community commercial node along Fanshawe Park Road East in the Stoney Creek Community. Provide for a development of the subject lands that will be supportive of investments in public transit and provide convenient access for pedestrians and cyclists as well as those arriving by car. 1.4 DESIGN RESPONSE TO OFFICIAL PLAN URBAN DESIGN PRINCIPLES The City of London Official Plan includes urban design principles that are to be applied to new developments. Section 11.1.1 in the Official Plan lists the urban design principles that are to be promoted in the preparation of development proposals. The urban design principles and guidelines contained in the Official Plan do not always apply to each specific development and are dependent upon the location and characteristics of the proposal. Urban design principles and guidelines frequently focus on common themes and, where appropriate, we have addressed the urban design principles and guidelines together according to these common themes. The urban design principles and guidelines relevant to this development proposal by Competition Toyota and how they are addressed are described in the following. Trees - Official Plan Section 11.1.1 ii) No trees exist on the subject lands. Strategic tree-forms and tree-types will be planted to achieve specific functions on the site. For example, deciduous shade trees are proposed along all bounding streets on private property adjacent to the public sidewalk and will assist in the spatial enclosure and delineation of the street-line and will provide for an attractive and comfortable pedestrian environment along the public sidewalks. Ornamental plantings are proposed for both the northeasterly and southeasterly corners of the subject lands to provide landscaped accents to the hard surfaced areas. Pyramidal deciduous trees are proposed along the northerly property line to provide visual screening for the future residential lands to the north. 3
High Design Standards Official Plan Section 11.1.1 iv) The proposed automotive dealership has been designed to respond to the obligation to provide an attractive streetscape and high quality design and landscaping proximate to gateways to the City, districts or neighborhoods, as elaborated below in discussion of gateways. Architectural Continuity Official Plan Section 11.1.1 vi) The proposed building has a low-rise, one-storey, moderate massing that is compatible with the existing buildings in the vicinity of the subject lands and is of an appropriate pedestrian scale recognizing the planned pedestrian orientation of the bounding streets. The proposed building elevations are articulated through extensive use of glazing, bumped out entrance foyers, curved planes, and parapets. (Figures 8-10). The proposed materials selection includes extensive glazing, stucco, and metallic framing that will complement existing future commercial buildings to the east. Streetscape Official Plan Section 11.1.1 vii) The proposed automotive sales and service establishment will be positioned close to Fanshawe Park Road East to minimize the building setback and thereby provide a strong built edge that contributes to the spatial enclosure and delineation of the street-line. The positioning of the proposed building allows a portion of the associated parking areas to be located behind the proposed building and screened from view from Fanshawe Park Road East, contributing to an attractive street presence. Additional screening for the residential uses to the north of the subject lands is proposed in the form of a decorative masonry and/or wood fence, and extensive landscape plantings along the northerly lot line. The southeasterly corner of the proposed automotive dealership provides for a large hard surfaced area including ornamental planter boxes. This area provides a high quality outdoor environment for pedestrians and provides a transition from the street to the building and parking area. The northeasterly corner of the subject lands also features a large hard surfaced area that is intended to be a respite/gathering place and an effective transition from the commercial uses south of Blackwell Boulevard to the residential lands to the north. This 4
area will feature decorative columns and enhanced landscaping, providing a high quality interface between the two uses. The proposed building elevations will provide visual interest and punctuation at the prominent corner locations and will ensure that blank walls are not featured along the streetscape. It is important to note that, along the Fanshawe Park Road East and Panzer Drive frontages, the use of extensive glazing has the potential to contribute to visual interest for pedestrians (and internal users); animate the street; and allow for informal surveillance that reinforces a sense of safety along the street. The proposed active building elevations will be divided by changes in materials creating horizontal datum lines that contribute to the perception of an appropriate pedestrian scale. Proposed building projections at entrances (combined with raised parapet details) and building recesses will provide visual punctuation and prevent long, unbroken building elevations. Public sidewalks are planned along the bounding streets, and direct connections from the on-site pedestrian walkways to the public sidewalks are proposed. Pedestrian Circulation Official Plan Section 11.1.1 viii) As public sidewalks are proposed on three sides of the proposed development, there is ample opportunity for pedestrian connections to the site. The main pedestrian connection is proposed for the front entrance to the building along Fanshawe Park Road East, providing the focal point along the south elevation. The southeasterly corner of the proposed development provides a large hard surfaced area that facilitates an outdoor patio and sales area for the site s users. The design of this area works in concert with the adjacent public sidewalk along Panzer Drive, allowing public access to the lands. The hard surfaced area at the northeasterly corner of the proposed development also provides a high quality outdoor pedestrian environment that makes use of public sidewalk connections. The vehicle display area to the north of the proposed building is anticipated to only facilitate low frequency movements of vehicles, allowing customers to browse the display area without concern for safety. Only occasional movements of vehicles are anticipated in these areas, corresponding to when a vehicle is sold or new vehicles are delivered to the dealership. As such, no internal sidewalks are proposed in the vehicle display and parking area. 5
Access to Sunlight Official Plan Section 11.1.1 ix) (Access to Sunlight) The shadow impact from the proposed automobile sales and service establishment onto adjacent lands and streets will be negligible given the low-rise and moderate massing of the proposed buildings. The extensive use of glazing proposed for the south and east elevations have the potential to allow considerable sunlight to penetrate the proposed buildings to benefit internal users and to maximize energy conservation. Landscaping Official Plan Section 11.1.1 x) (Landscaping) Due to the need to provide an effective transition from Fanshawe Park Road East and the future commercial node, plantings are provided for on the conceptual site plan. Along the Fanshawe Park Road East frontage, plantings consist of three large planter boxes filled with ornamental perennial shrubs and annual flowers. Pyramidal deciduous trees are also proposed along the Fanshawe Park Road East frontage to soften the appearance of the building while providing visual openings for passing pedestrians and motorists. The frontage along Blackwell Boulevard is also proposed to have plantings consisting of trees and shrubs along the articulated masonry and wood fence, as well as larger trees behind the decorative columns at the corner of Blackwell Boulevard and Panzer Drive. These plantings will have the effect of engaging the subject lands with the future medium density residential lands to the north and providing a high quality landscaped frontage. Building Positioning Official Plan Section 11.1.1 xi) As elaborated above in the discussion of streetscape, the proposed development will include positioning the building close to Fanshawe Park Road East to minimize the building setback and thereby provide a strong and consistent built edge that contributes in part to the spatial enclosure and delineation of the street-line. The positioning of the proposed building allows for most of the associated parking areas to be located behind the proposed buildings and screened from Fanshawe Park Road East, contributing to an attractive street presence. The building is also placed away from the future residential lands to the north, thereby placing the active use on the site as far as possible from the adjacent sensitive land use. The building s design will effectively enclose the most active components of the operation thereby minimizing impacts on surrounding lands. 6
Accessibility Official Plan Section 11.1.1 xii) (Enhances Accessibility Standards) The proposed auto dealership will be designed and constructed to provide for universal accessibility. All pedestrian accesses are to be barrier free. Accessible parking spaces have also been provided in proximity to the sales area entrances. Parking and Vehicular Access Official Plan Section 11.1.1 xiii) As elaborated above in the discussion of streetscape and building positioning, most of the associated parking and vehicle display area will be located internal to the site behind the proposed building and screened from view from Fanshawe Park Road East and the future residential lands to the north. As elaborated above in the discussion of trees and landscaping, extensive planting are proposed along the Blackwell Boulevard and Fanshawe Park Road East frontages. The parking and vehicle display areas will accommodate 221 vehicular parking spaces, including 2 accessible vehicular parking spaces and 7 electric vehicle recharge spaces. The parking and vehicle display areas will be accessed by 2 full turn driveways on Panzer Drive, allowing for ample vehicular circulation. The loading area for the proposed auto is located to the rear of the service area. This location brings trucks as far away from entrances as possible as to not interfere with either the internal circulation or traffic on Panzer Drive. Privacy Official Plan Section 11.1.1 xiv) (Privacy) The subject lands are separated from the future medium density residential neighbourhood to the north by a high quality masonry and wood fence with associated enhanced landscaping. This buffer provides a quality interface between the auto dealership and the public realm. The proposed auto dealership will not diminish the potential residential amenity or privacy as compared to other permitted uses on the subject lands. Waste Management Official Plan Section 11.1.1 xix) (Waste Management) All waste materials are proposed to be stored within on-site enclosed areas, shielded from view. While a specific waste management location has not been identified on the conceptual plan, it will be identified through the site plan process. Due to the relatively 7
small area of the subject lands, it is likely that an indoor waste management area will be utilized. Resource Conservation Official Plan Section 11.1.1 xx) The proposed development of the subject lands will make efficient use of urban land and investment in existing and planned infrastructure (i.e. roads, water-mains, sanitary and storm water sewers) and services (i.e. public transportation). The proposed auto dealership will make use of best-practice techniques of current construction practices to ensure the resulting buildings are energy efficient. Gateways Official Plan Section 11.1.1 xxi) The future Community Commercial Node at Fanshawe Park Road East and Highbury Avenue North is intended to function as the northeasterly gateway to the City. The proposed auto dealership has been designed to respond to the obligation to provide an attractive street presence and high quality design and landscaping proximate to gateways to the City, districts or neighborhoods. As elaborated above, the proposed sales and service building will be positioned close to Fanshawe Park Road East to create a strong and consistent built-edge on a currently vacant portion of the roadway. The massing and articulation of the building, together with the extensive hard surfaced areas and landscaping, will enhance the planned pedestrian orientation of Fanshawe Park Road East, Panzer Drive, and Blackwell Boulevard. These attributes of the proposed auto dealership will contribute to a sense of place along Fanshawe Park Road that is expected of an entry road to the City. To ensure convenience and accessibility for the users, building entrances are proposed to be located on both the building elevations that are oriented towards the parking areas (east) and the elevation facing Fanshawe Park Road East (south). 1.5 SPATIAL ANALYSIS An appropriate scale for the spatial analysis of the subject lands includes the lands bounded by Stoney Creek Baptist Church to the north, North Park Community Church to the east, the Thames River to the south and Glenora Drive to the west (Figure 11). 8
1.5.1 Community Context 400 metres Within the 400 metre community context of the subject lands, Fanshawe Park Road East is an arterial road while the proposed extension of Blackwell Boulevard (on the east side of Highbury Avenue North) and the future Panzer Drive are secondary collector road according to Schedule C Transportation Corridors to the City of London Official Plan. There are multiple bus routes servicing Fanshawe Park Road East, Highbury Avenue North, Glenora Drive and McLean Drive. There is a public side walk on the north and south sides of Fanshawe Park Road East and along McClean Drive with in 400m of the subject lands. Land uses within the 400 metre community context of the subject lands include a mix of low-density residential uses (single-detached residential dwellings), future medium density residential, commercial, future commercial node, institutional, and open space. On the south side of the Fanshawe Park Road East, the dominant land use is an existing low-density residential neighbourhood consisting of single detached dwellings and neighbourhood parks. The neighbourhood is separated from the subject lands by a noise wall intended to mitigate traffic noise from Fanshawe Park Road East (Figure 4). A new community commercial node is intended for the lands to the east of the subject lands at the corner of Fanshawe Park Road East and Highbury Avenue. It is anticipated that these lands will develop for a variety of retail and service commercial. Existing commercial establishments in the node are comprised of two gas bars (one on either side of Highbury Avenue, south of Fanshawe Park Road) and a restaurant. The full extent of the commercial node will be bounded on the north by the planned extension of Blackwell Boulevard, with medium and high density residential uses on the opposite side. To the north and northwest of the planned medium and high density residential uses (north of subject lands) lies Stoney Creek and its associated open space lands. Further to the north lie agricultural lands. Additional low density residential uses dominate the lands to the northwest of the subject lands in the Stoney Creek community. Institutional uses are also present, including Siloam United Church (adjacent to subject lands). 9
1.5.2 Community Context 800 metres Within the 800 metre community context of the subject lands there are additional secondary collector roads, according to Schedule C Transportation Corridors to the City of London Official Plan, which provide access to the existing and future residential neighbourhoods. There are multiple bus routes in the area (13G & 13N Wellington, 25 Killaly) providing transportation to all areas of the city. Land uses within the 800 metre community context of the subject lands are similar to the land uses within the 400 metre community context with the notable additions that the 800 metre community context includes the north branch of the Thames River, medium density residential uses to the west; Stoney Creek Public School to the northwest; Northridge Public School and St. Mark Catholic School to the southwest; and a large open space area to southeast of the future commercial node. SECTION 2 DESIGN PRINCIPLES AND DESIGN RESPONSES 2.1 CONCEPTUAL DESIGN The proposed automobile sales and service establishment will provide automotive service uses that will enhance the quality of the Stoney Creek Community and will provide a high quality pedestrian oriented interface between the future residential neighbourhood on the north side of Blackwell Boulevard and the future commercial node and. The conceptual site design provides for a one-storey building containing an automobile sales and service establishment. The interior layout of the building places the intervior vehicle display and sales office towards the front as to be visible from Fanshawe Park Road and Panzer Drive, while the service area is towards the rear of the building. The proposed building will be positioned close to Fanshawe Park Road East to minimize the building setback. The positioning of the proposed building will allow for a significant portion of the parking and outdoor vehicle display area to be screened from Fanshawe Park Road East by the proposed building. The total gross floor area proposed is approximately 2,936 sq. m (31,602 sq. ft.). A total of 221 vehicular parking spaces, including 2 accessible vehicular parking spaces and 7 electric vehicle recharge spaces, will be provided on-site. All required vehicular parking spaces can be accommodated on-site. 10
The proposed building has a low-rise moderate massing that is compatible with the existing buildings in the vicinity of the subject lands and will be compatible with the future commercial node to the east. The proposed building elevations will be highly articulated through extensive use of glazing, parapets, and cladding materials. The large expanse of windows along Fanshawe Park Road East and Panzer Drive will allow considerable sunlight to penetrate the proposed buildings to provide passive solar heating, as well as contributing to the visual interest for pedestrians (and internal users), animate the street, and allow for informal surveillance that reinforces a sense of safety. The proposed window placement creates a regular fenestration pattern. The proposed building elevations will be divided by a change in materials creating horizontal datum lines that contribute to the perception of an appropriate pedestrian scale so that the expanse of the built-form is not overwhelming. Proposed building projections and recesses will provide visual punctuation and will prevent long, unbroken building elevations. Materials have been selected for the proposed buildings that have integrity, are durable and perform well, and contribute to a quality building design and an attractive streetscape presence. The materials include a extensive use of glazing, stucco, and metal framing. These complement the range of materials that are likely expected for the future commercial node to the east. Elevations facing sensitive uses (i.e. west and north), will not contain windows to protect the privacy of those adjacent uses. Two full-turn driveways provide access to the side from Panzer Drive. It is anticipated that the proposed driveways that will provide vehicular access to the subject lands from Panzer Drive are spaced far enough away from the intersection of these roads to minimize potential traffic conflicts. Two large, hard surfaced areas are proposed for the subject lands; one at the corner of Fanshawe Park Road East and Panzer Drive; the other at Panzer Drive and Blackwell Boulevard. These areas are intended to provide a high quality pedestrian oriented area that links the public sidewalks to the automobile sales and service establishment, and provides a gathering place for the public. Decorative columns and extensive landscape plantings are proposed for the northerly hard surfaced area, which will be a focal point at the intersection of the subject lands, the future medium density residential uses to the north, and the future commercial node to the east. A high quality masonry and wood fence is proposed along the northerly lot line to screen the parking and vehicle display area from view from the future residential uses to the north. The southerly hard surfaced 11
area will exhibit similar treatments including large planter boxes with ornamental plantings and links to the public sidewalk on Fanshawe Park Road East. Landscaping, including a mix of deciduous shade trees and other vegetation, will be used to reinforce the presence of pedestrian walkways along the periphery of the site adjacent to the public sidewalks. Overall, landscaping will unify and enhance all elements of the proposed auto dealership including building design, pedestrian circulation, parking, and views into the site from the bounding streets. The proposed automobile sales and service establishment has been designed to respond to the obligation to provide an attractive streetscape and high quality design and landscaping proximate to northeasterly gateway to the City and the future community commercial node neighbourhood gateway. The positioning of the proposed building, massing, and articulation will enhance the planned pedestrian orientation of the bounding streets. These building attributes will contribute to a sense of place along Fanshawe Park Road that is expected of an entry road to the City, as well as along Blackwell Boulevard. The two large hard surfaced areas, together with the extensive landscaped treatment of the subject lands along Fanshawe Park Road East and Blackwell Boulevard will appropriately address the prominent corner condition and gateway to the commercial and residential neighbourhood. 2.2 PUBLIC REALM The proposed automobile sales and service establishment will position the building close to Fanshawe Park Road East to minimize the building setback and thereby provide a strong and consistent built edge that contributes in part to the spatial enclosure and delineation of the street-line. Deciduous shade trees are proposed along all bounding streets on private property adjacent to the proposed public sidewalk, including extensive plantings along Blackwell Boulevard and Fanshawe Park Road East to assist in the spatial enclosure and delineation of the street-line and provide for an attractive and comfortable pedestrian environment along the public sidewalks. Beyond the built-edge and proposed landscaping is a defined sense of the public realm. The subject lands are located in a developing area of the City. At present there is only a public sidewalk located on the south side of Fanshawe Park Road East in the vicinity of the subject lands, as Blackwell Boulevard and Panzer Drive have not yet been constructed. 12
2.3 SUSTAINABILITY TECHNIQUES The proposed development of the subject lands will make efficient use or urban land and investment in existing and planned infrastructure (i.e. roads, water-mains, sanitary and storm water sewers) and services (i.e. public transportation). The proposed automobile sales and service establishment will make use of best-practice techniques of current construction practices to ensure the resulting buildings are energy efficient. 13
Figure 1: Subject Lands 14
Figure 2: Subject Lands (view from Fanshawe Park Road East looking northwest) Figure 3: Subject Lands (view from Fanshawe Park Road East looking north) Figure 4: Looking west down Fanshawe Park Road from Highbury Avenue North 15
Figure 5: City of London Official Plan Schedule A Map Figure 6: Official Plan and Zoning By-Law map 16
Figure 7: Proposed Concept Plan Figure 7: Massing Model (looking northwest from North Routledge Park) Figure 8: Massing Model (looking southwest) 17
Figure 8: Conceptual Rendering (looking NE from Fanshawe Park Road East) Figure 9: Conceptual Rendering (looking NW from Fanshawe Park Road East) Figure 10: Conceptual Rendering (looking SW from Panzer Drive) 18
Figure 11: 400m and 800m Spatial Analysis 19