Urban Design Brief 583, 585 and 589 OXFORD STREET EAST Salt Clinic Canada Inc. February 3, 2013
TABLE OF CONTENTS Page No. INTRODUCTION... 1 SECTION 1 LAND USE PLANNING CONCEPT... 1 1.1 The Subject Property... 1 1.2 The Proposal... 2 1.3 Design Goals and Objectives... 3 1.4 Design Response to City Documents... 3 1.4.1 Official Plan Urban Design Principles... 4 1.5 Spatial Analysis... 7 1.5.1 Site Spatial Analysis... 7 1.5.2 Regional Spatial Analysis... 9 SECTION 2 DESIGN PRINCIPLES AND DESIGN RESPONSES... 10 2.1 Conceptual Design... 10 2.2 Public Realm... 11 2.3 Sustainability Techniques... 12 APPENDIX A SITE PLAN AND ELEVATION DRAWINGS APPENDIX B SITE AND SURROUNDING PHOTOS
INTRODUCTION On behalf of Salt Clinic Canada Inc., Zelinka Priamo Ltd. has submitted a Site Plan Approval application to the City of London to allow the development of a restaurant/retail building and a daycare centre. This Urban Design Brief describes the design details of the proposed development. SECTION 1 LAND USE PLANNING CONCEPT 1.1 THE SUBJECT PROPERTY The subject property consists of three parcels known municipally as 583, 585 and 589 Oxford Street East, located on the south side of Oxford Street East, west of Adelaide Street. The overall site is 0.24 ha (0.59 ac) in area and has a total lot frontage of 43.55 m (142.8 ft). A one and one-half storey salt therapy spa is located on 585 Oxford Street, with associated parking located at the rear of this site, as well as on the rear portion of 589 Oxford Street. The property at 583 Oxford Street East is currently vacant (Figure 1). Figure 1 Subject Lands Zelinka Priamo Ltd. 1
1.2 THE PROPOSAL The proposal is to redevelop the three parcels to operate as one large, integrated commercial property. A two-storey, 160 sq.m (1,720 sq.ft) daycare building is proposed on 583 Oxford Street while a one-storey, 426.7 square metre (4,593 square foot) restaurant/retail building is proposed to be located on 585 and a portion of 589 Oxford Street. The existing spa building on 585 Oxford Street is intended to be retained. A joint parking area, containing a total of 30 associated parking spaces, is provided at the rear of the properties. A single access off Oxford Street is proposed into 583 Oxford Street to serve the overall parking area. The proposal shows the two new buildings positioned at the front of the properties, in line with the existing built form along the south side of Oxford Street. The parking area is located behind the existing and proposed buildings, out of view from the street and sidewalk (Figure 2). Pedestrian entrances to the proposed buildings are provided from Oxford Street as well as from the parking area for convenient access for both pedestrian and vehicular traffic. Figure 2 Proposed Development Zelinka Priamo Ltd. 2
1.3 DESIGN GOALS AND OBJECTIVES The overall goal of the project is to redevelop vacant and underutilized sites in a highly urbanized area in a manner that makes good use of frontage on a major roadway and transit corridor, helps improve neighbourhood stability and enhances the streetscape environment. In order to effectively achieve this goal for the subject lands, the following design objectives have been identified: Enhance the visual quality of the streetscape by positioning the proposed buildings in line with the existing built form along Oxford Street; and by utilizing materials colours, and architectural treatments that are complementary to, and/or consistent with, the existing commercial and residential properties in the area. Enhance the pedestrian street environment by providing a sense of human-scale through building massing and architectural features. Limit the visibility of the parking area from Oxford Street East by positioning the parking area to the rear of the proposed buildings and utilizing yard setbacks, landscaping, and fencing and noise attenuation fencing to limit visibility of and noise from the parking area from existing surrounding residential and commercial properties. Provide a form of commercial development that will be supportive of bus service along Oxford Street East, a major Transit Corridor and arterial road. 1.4 DESIGN RESPONSE TO CITY DOCUMENTS The subject lands are designated Main Street Commercial Corridor on Schedule A- Land Use Map in the City of London Official Plan. Permitted uses within the Main Street Commercial Corridor include a range of small-scale retail stores, food stores, convenience commercial, personal and business services, and small-scale office uses that cater to the shopping and service needs of nearby residents. The proposed development is permitted under the current designation. On Schedule C- Transportation Corridors, Oxford Street is identified as an arterial road, in the City of London Official Plan. Zelinka Priamo Ltd. 3
Within the City of London Zoning By-law, 583 Oxford Street is zoned Day Care (DC) while 585 and 589 Oxford Street are zoned Arterial Commercial 4 (AC4(15)). The proposed uses are permitted on the respective properties. 1.4.1 Official Plan Urban Design Principles The City of London Official Plan includes design criteria that are to be applied to new developments. Section 11.1.1 lists the design principles that are to be promoted in the preparation of development proposals. The individual principles listed do not always apply to each specific development, and are dependent upon the location and characteristics of the proposal. The design principles relevant to this proposed development and how they are addressed is described in the following; ii) Trees There are very few existing trees on the property; however, the proposed development will maintain existing trees where possible. iv) High Design Standard A high level of design has been put into the proposed buildings in order to complement the existing spa building at 585 Oxford Street, including peaked roofs, pedestrian entrances along Oxford Street, large windows, and a sunroom on the front of the restaurant building. The buildings incorporate main entrances fronting directly onto the street. v) Architectural Continuity The proposed buildings are one to two-storeys in height, consistent with the existing adjacent buildings. Although there is a range of building styles in the immediate area, the proposed buildings provide a design that reflects the style of the existing buildings at 585 and 581 Oxford Street. The proposed buildings also provide siding, brick and stone exteriors with decorative pillars to provide architectural continuity with the existing adjacent buildings. The new buildings also provide single-hung windows, stone trim and scalloped siding, similar to the existing buildings. Zelinka Priamo Ltd. 4
vi) Redevelopment The proposal represents the redevelopment of the existing vacant and underutilized parcels, as contemplated by the Official Plan and Zoning By-law and as intended for lands within the Urban Growth Boundary. x) Landscaping The proposed landscape plan incorporates new plantings along the street frontage to contribute to the blending of the proposed new development with the existing commercial buildings along the streetscape. Tree plantings have also been incorporated into the parking area and surround the perimeter of the property. xi) Building Positioning The proposed buildings are positioned in line with the existing built form along Oxford Street to enhance the established street line. xii) Enhances Accessibility Standards As shown on the site plan drawings, accessible parking spaces are provided as close to the main entrance of the building as possible, and the design will be consistent with the City of London Facility Accessibility and Design standards from the arterial road. xiii) Parking and Loading The proposed parking facilities have been designed to facilitate maneuverability on the site. One entrance from Oxford Street, designed to access all three parcels, will minimize the potential for traffic flow disruptions on the arterial road. xiv) Privacy The proposed buildings are positioned at the northerly limit of the properties with landscape buffers and sound attenuation fencing separating the parking areas from adjacent residential uses to the south. In addition, the existing residential properties fronting onto Piccadilly Street have uncharacteristically deep lots with established vegetation, providing further buffering from the proposed development. Zelinka Priamo Ltd. 5
xix) Waste Management All waste material is to be stored internally to the building, and will be picked up on the designated garbage day. xxi) Gateways The proposed buildings fill existing gaps within the streetscape, further enhancing the existing gateway into Central London. Zelinka Priamo Ltd. 6
1.5 SPATIAL ANALYSIS 1.5.1 Site Spatial Analysis The subject lands are located along a major arterial corridor (Oxford Street). Given that the lands are located within an existing built-up area, there is little grade change from the surrounding properties or roadway (Figure 3). Lands to the west along the Oxford Street corridor are designated Medium Density Residential, while lands to the east of the subject site, at the intersection of Adelaide Street and Oxford Street are designated Main Street Commercial Corridor. Lands internal to the neighbourhoods are designated Low Density Residential. The zoning on the surrounding lands corresponds to the relevant designations and include Multi-Family Residential and Office Conversion zones along the Oxford Street corridor, Arterial Commercial zoning at the intersection and low density Residential zoning in the surrounding areas (Figure 4). The north side of the roadway contain single detached buildings converted to a variety of uses including multiple residential units, office and commercial uses with access to many of the properties provided via a rear yard laneway. The south side of Oxford Street also contains predominately large, single family dwellings, many of which have been converted to office uses. To the south of the subject lands are existing single detached dwellings containing significantly deep rear yards with established vegetation directly adjacent to the subject lands. The property directly east of the subject lands contains an existing pharmacy use. The existing building is situated on the northwest corner of the property, close to Oxford Street, with parking located between the building and Adelaide Street. This building is characteristic of a large format retail use with specific corporate design requirements. Lands directly west of the subject lands contain two buildings, one being an office conversion of an existing dwelling and the other being a contemporary style office building, uncharacteristic of the surrounding older style buildings. A joint parking area is provided to the rear of both buildings. The subject site offers direct pedestrian connections to the existing municipal sidewalk on Oxford Street, a major transit route. There are no other established cycling or parkland connections in the area. Zelinka Priamo Ltd. 7
The north side of Oxford Street contains large mature trees with limited landscaping. The properties along the south side of Oxford Street contain small landscape areas containing a range of overgrown plantings to well manicured gardens and lawns. There are no street trees along the south side of Oxford Street, likely as a result of road widenings and overhead hydro lines. The existing landscaping in front of the salt spa is intended to be maintained. There are no other trees on the site. Figure 3 Site Spatial Analysis Zelinka Priamo Ltd. 8
Figure 4 City of London Official Plan and Zoning 1.5.2 Regional Spatial Analysis An appropriate scale for the regional spatial analysis of the subject property includes an area generally extending from the Cheapside Street in the north to Queens Avenue in the south and from Quebec Street in the east to Waterloo Street in the west (Figure 5). The 400 metre area surrounding the subject property includes a broad range of uses, including service commercial uses, office conversions, and low density residential. There is no parkland within the immediate 400m radius. Lands within a roughly 800 metre radius expand on those uses within the 400m radius; and contain a broader range of services as well as amenities. Ryerson and St. George s Public Schools are located at the westerly limit of the area. Smith Park and Bellwood parking are also located within the area. There are no linkages from the subject lands to these Open Space areas, other than via City sidewalks along roadways. A neighbourhood commercial area is also located at the easterly limit of the area. All other areas contain low density residential uses. Zelinka Priamo Ltd. 9
The site is well served by major transportation routes as well as public transit routes along Oxford Street and Adelaide Street. There is a transit stop within 25m of the subject lands. Figure 5 Regional Spatial Analysis SECTION 2 DESIGN PRINCIPLES AND DESIGN RESPONSES 2.1 CONCEPTUAL DESIGN The proposed development includes the establishment of two commercial buildings, one being a restaurant, with a small retail component, the other being a daycare facility, which will both be positioned along the northerly limit of the subject lands. This location gives prominence to the buildings and separates them from the existing residential uses to the south. The principle entrances to the buildings are provided on the northerly Zelinka Priamo Ltd. 10
elevations with secondary entrances accommodated at the rear of the building for direct access to the parking area. The buildings has been designed to include a variety of cladding materials and façade elements consistent with the existing building on the property, including scalloped siding, stucco board and battens, siding, decorative pillars and exposed cedar rafters on the restaurant building. The daycare building features scalloped siding, stone headers and sills, stone trim to accent the main entrance to the building, brick veneer and a copper roof over the front bay window. Both buildings contain a significant amount of windows. The windows on both buildings are single-hung with decorative internal grills. Other than the existing commercial building to the east and the contemporary office building located at 577 Oxford Street, most buildings in the area contain peaked roofs with steep roof lines. The proposed buildings have been designed predominately with peaked roofs consistent with the area, although a rear portion of the restaurant building (not visible from the street) does contain a flat roof. At-grade openings have been provided across the front of both buildings, through the use of doors and windows. A sunroom on the front of the restaurant building also provides a division between the restaurant and retail components of the building. Given the scale of the proposed buildings, there will be no shadow impacts on the surrounding area and no transition in scale is required given the height of the existing surrounding buildings. Individual-letter signs are proposed above the first-storey roof line on the north elevation. Lighting for the parking area will be designed to ensure there is no spillover onto the neighbouring residential properties. To account for a slight grade difference internal to the site, a stone retaining wall has been incorporated into the design of the restaurant building along a portion of the west and south elevations. 2.2 PUBLIC REALM The proposed development uses building positioning to ensure that pedestrian corridors in the area are maintained and enhanced, and makes use of public space elements such as the landscaped areas, parking and pedestrian corridors to ensure a positive relationship is maintained between the site, site users and the general public. The Zelinka Priamo Ltd. 11
buildings have also been designed with several window openings and a sunroom to animate the street. Direct sidewalk connections have been provided from the City sidewalk to the building entrances. 2.3 SUSTAINABILITY TECHNIQUES The proposed development will make use of the best-practice techniques of current construction practices to ensure the resulting building is energy efficient. No LEED or other certification is currently anticipated. The redevelopment of a vacant site within an established neighbourhood is considered as intensification. As such, this development will make good use of existing infrastructure, and supports compact urban form. Its central location will result in minimized travel distances for site users, while its location on a transit corridor (Oxford Street) near another transit route (Adelaide Street) is transit supportive. Zelinka Priamo Ltd. 12
APPENDIX A PROPOSED PLANS
APPENDIX B SITE AND SURROUNDING PHOTOS
Figure B1: Subject Lands (looking SW from Oxford Street East) Figure B2: Subject Lands (looking SE from Oxford Street East)
Figure B2: Oxford Street East (looking East) Figure B3: Oxford Street East (looking West from Adelaide Street North)
Figure B5: Oxford Street East (looking north across from Subject Lands) Figure B6: Oxford Street East (looking SW, adjacent to Subject Lands)
Figure B7: Oxford Street East (looking SW, adjacent to Subject Lands) Figure B3: Oxford Street East (looking NW at Adelaide Street North)
Figure B2: NW corner of Oxford Street East and Adelaide Street North Figure B3: SW corner of Oxford Street East and Adelaide Street North