Megbrook Holdings Inc. - London, Ontario€¦ · THE PROPOSAL AND CONCEPTUAL DESIGN Figure 9: Conceptual Site Plan (Phase 1) Megbrook Holdings Inc. proposes to redevelop the entire

Urban Design Brief

Megbrook Holdings Inc. 841 Wellington Road

City of London

March 30, 2020

Urban Design Brief March 31, 2020 841 Wellington Road Zelinka Priamo Ltd.

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TABLE OF CONTENTS

INTRODUCTION .......................................................................................................................... 2

SECTION 1 ................................................................................................................................... 3

THE SUBJECT LANDS .................................................................................................... 3

SPATIAL ANALYSIS ........................................................................................................ 5

DESIGN GOALS AND OBJECTIVES .............................................................................. 8

THE PROPOSAL AND CONCEPTUAL DESIGN ............................................................ 9

DESIGN RESPONSE TO CITY DOCUMENTS .............................................................. 13

1989 City of London Official Plan ....................................................................... 13

The Commercial Urban Design Guidelines (November 1999) .......................... 15

The London Plan .................................................................................................. 16

City Design ........................................................................................................................ 16

SECTION 2 ................................................................................................................................. 17

COMPATIBILITY REPORT ............................................................................................ 17

Built Form ............................................................................................................. 17

Massing and Articulation .................................................................................... 17

Architectural Treatment ....................................................................................... 18

Summary of Compatibility ................................................................................... 18

PUBLIC REALM ............................................................................................................. 18

CONCLUSION ............................................................................................................................ 19


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INTRODUCTION

On behalf of Megbrook Holdings Inc., Zelinka Priamo Ltd. has prepared this Urban Design Brief to provide design details, as required by a Site Plan Approval (‘SPA’) application, regarding the proposed redevelopment of the property known municipally as 841 Wellington Road (the “subject lands”) consisting of two new multi-tenant buildings, and one existing multi-tenant building.

This report is made up of two sections, the contents of which are as follows: Section 1:

The Subject Lands Spatial Analysis Design Goals and Objectives The Proposal and Conceptual Design Design Response to City Documents

Section 2:

Compatibility Report Public Realm


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SECTION 1 THE SUBJECT LANDS

The subject lands are located on the south side of Southdale Road East between Wellington

Road, and Montgomery Road (Figure 1). The single, rectangular-shaped parcel has a total lot

area, outlined in blue in Figure 1, of approximately 1.24 ha (3.06 ac), frontage of approximately

84.7m (278 ft), 122.9m (403 ft), and 101.4m (333 ft) along Wellington Road, Southdale Road

East, and Montgomery Road respectively. The subject lands are currently occupied by three multi-

unit commercial buildings. One former building was demolished in the summer of 2019. The two

most westerly buildings are proposed to be demolished, and the northeasterly building is

proposed to be retained. The subject lands are relatively flat in topography, and have limited

landscaped areas, with most vegetation towards the perimeter boulevards and some parking area

islands. Limited planters are located in an east-west orientation between the north and south

buildings; however, most of these planters currently do not have any plant features within them.

Some small trees are located internally to the subject lands, between the buildings.

Figure 1: The Subject Lands and Adjacent Uses


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Vehicular access to the subject lands is provided by two shared access located at the southwest

(full turns), and southeast (right-in/right-out) corners of the property (shared with the hotel property

to the south), and one right-in/right-out access to Southdale Road East. All accesses are

proposed to be retained.

Figure 2: Subject Lands from Wellington Road (Google Streetview)

Figure 3: Subject Lands from Montgomery Road (Google Streetview)

The subject lands are designated Auto-oriented Commercial Corridor, and zoned “Associated

Shopping Area (ASA1/ASA2/ASA3)” and “Light Industrial (LI8)’. The lands abutting the subject

lands to the east, west, and south are similarly designated, and zoned with additional “Highway

Service’ zones to the east, and south. The lands to the north are designated and zoned for

residential uses in the low and medium density housing types. Further to the north and south, on

Wellington Road, are a mix of different commercial uses including restaurants, and retail

commercial.


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Figure 4: Site-Specific Spatial Analysis

SPATIAL ANALYSIS

Figure 5 shows the subject lands, notable features, transportation corridors and land uses within

a 400m and 800m radii. The two radii represent the walking distances of approximately 5 and 10

minutes, respectively. The subject lands are located at the intersection of two arterial roads

(Wellington Road and Southdale Road East), with two lanes of traffic in each direction plus

applicable left turn lanes. The subject lands also have frontage and access to Montgomery Road,

a local road. Public sidewalks are located along the north, west and east sides of the property.

Pedestrian connections provide access from the Southdale Road East intersections with

Montgomery Road, and Wellington Road. The lands are served by public transit along Southdale

Road and Montgomery Road (Route 10), and along Wellington Road (Routes 10, 13, and 90).


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Figure 5: Spatial Analysis

The 400m area surrounding the subject lands is comprised of low density residential uses in the

form of single detached dwellings to the north and southwest and commercials use to the east,

west and south.

The commercial development, both on the property and surrounding lands, varies in use and

urban form. There are commercial strip plazas and stand-alone commercial buildings with mixed

retail fronting on Wellington Road and restaurants amongst the retail commercial buildings. The

exterior finish of the commercial buildings are typically neutral-coloured masonry with a consistent

window style and treatment.


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Figure 6: Commercial Plaza - West side of Montgomery Road (across from Subject Lands)

Figure 7: Holiday Inn - Immediately south of Subject Lands

Lands within an 800m radius of the subject lands are comprised of a wider mix of residential uses,

including low, medium and high density residential in the form of single detached dwellings,

townhouse dwellings and apartment buildings to the north of the subject lands.

The commercial and restaurant buildings within an 800m radii vary in built form and material which

suggests that this area can support a wide range of building types and building facades. From

brown masonry to modern restaurant retail with lots of windows and high-quality building material;


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to architecture which is iconic to fast food restaurants such as KFC and A&W; it is evident that

this area of London has diverse built form. The intersection of Southdale and Wellington, and

Southdale and Montgomery Road do not have a consistent form of architecture that is continuous

along the streetscape, but rather, supports a variety of both use and building type. Although all of

these uses are within an 800m (approximately 10min.) walking radii, this area of London is

primarily auto-oriented.

Figure 8: Commercial Plazas and Uses along East side of Wellington Road

The lands kitty-corner the subject lands through the Wellington-Southdale intersection are

occupied by the Dearness Home Services operation (Retirement/Nursing Home) which itself,

backs onto the Westminster-Pond Mills Environmentally Sensitive Area.

DESIGN GOALS AND OBJECTIVES

Given the surrounding built form and land use context, the goal of the proposed development is

to redevelop an auto-oriented commercial property in a highly urbanized area with access to

existing infrastructure and services. The intent is to build in a manner which is compatible with

the surrounding context and built form; will continue to fulfill the planned function of the area; and,

will provide a more prominent building presence along the streetscapes. As such, the proposed

developed is intended to:

Redevelop a commercial property while maintaining consistency and compatibility with the surrounding development;

Provide a development which utilizes high-quality materials in a built form compatible with proximate auto-oriented, mixed-residential and commercial development;


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Improve and preserve the landscaped areas as much as reasonably possible;

Provide for redevelopment of the subject lands that will be supportive of investments in public transit, and provide convenient access for pedestrians as well as those arriving by car, and alternative modes of transit; and,

Help define and reinforce the Wellington Road, and Southdale Road East streetscapes.

THE PROPOSAL AND CONCEPTUAL DESIGN

Figure 9: Conceptual Site Plan (Phase 1)

Megbrook Holdings Inc. proposes to redevelop the entire property through a two Phases. This

brief addresses Phase 1 of the proposed redevelopment. In the summer of 2019 the southeast

building, formerly housing the Kelsey’s restaurant among other uses, was demolished. As part

of the Phase 1 the two westerly buildings will be demolished, and the northeast building will be

retained. The existing leases for some of the users in the building to be retained prevent them

from being evicted or relocated. As such this building will remain until those leases expire and at


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that point the northeast portion of the subject lands will be redeveloped as part of Phase 2. The

conceptual site plan (Figure ) outlines the portions of the subject lands are are subject to Phase

1 and 2 respectively. All conditions in Phase 2 (building and parking) will remain as currently

existing and will be addressed during a future Site Plan Approval process.

Figure 10: 1-Storey Building - Wellington Road Elevation (east elevation) with Existing Building

Figure 11: 1-Storey Building - West Elevation (facing parking area)

Figure 12: 1-Storey Building - North and South Elevations

Phase 1 consists of two new buildings; one 1-storey building along Wellington Road, and one 2-

storey building fronting the northwest corner of the subject lands (Southdale & Montgomery

intersection). Both buildings are proposed to be multi-tenanted, with the 1-storey building

containing a restaurant, financial institution, and retail use. The 2-storey building is targeting office

users, and smaller retail operations. The building along Wellington Street is setback at 1.0m

providing a strong street presence and building line. The restaurant use is setback slightly further

to provide a patio area between the building façade and Wellington Road providing active uses

along the streetscape. Two sidewalk connections at the north and south end of the proposed

building connect the public sidewalk to the internal network, and building entrances. The north

sidewalk connection also provides connection to the existing building, and improves on the

pedestrian circulation as it provides a connection without the need to traverse the parking area.

The existing grade change between the subject lands and Wellington Road requires a retaining

wall along Wellington Road which limits the ability to have pedestrian entrances facing Wellington


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Road without the use of stairs which can generate public safety concerns. The 2-storey building

is setback 1 metre from the Southdale Road East ultimate road allowance, and 0m from the

Montgomery Road road allowance. The proposed building provides a strong street presence at

the Southdale/Montgomery intersection. Sidewalk connections to Southdale Road East and

Montgomery Road provide new pedestrian connections from the public sidewalk to the building

entrances. Building entrances are placed to be convenient to the parking area, and pedestrian

connections from the public sidewalks.

Figure 13: 2-Storey - South Elevation (facing parking area)

Figure 14: 2-Storey - North Elevation (facing Southdale Road East)

Figure 15: 2-Storey - East, West, and Northwest Elevations

The 1-storey building is approximately 7 m (22 feet) in height, and is proposed to be cladded with

a mix of materials including stone veneer, masonry, siding, vision glass, and glazing. The 2-

storey building is approximately 9.5m (32 feet) in height, and is proposed to be cladded with a

mix of materials including masonry veneer, architectural stone, metal panels, I.F.S, vision glass,

and glazing. Further detail regarding the architectural treatment is discussed in the “Compatibility

Report” section of this Urban Design Brief.


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Figure 16: Conceptual Render of 1-Storey Building (Wellington Road)

The parking area will be realigned to better serve the new buildings, as well the existing building.

The existing parking areas north, and east of the existing building are not proposed to be realigned

during this phase and will continue to serve the existing building. These parking areas will be part

of the Phase 2 redevelopment. New parking islands will provide new areas for landscaping and

waste receptacles. All existing vehicular access points are proposed to be retained as part of

Phase 1.

Figure 17: Conceptual Render of 2-Storey Building (from internal parking area)

New landscaping is proposed along the Southdale Road East streetscape, and Wellington Road.

Perimeter trees along Montgomery and the southerly property line are also proposed. Parking

islands will be planted with trees and shrubs where feasible.


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Figure 18: Conceptual Landscape Plan

DESIGN RESPONSE TO CITY DOCUMENTS

Due to the current transition between Official Plans (the 1989 City of London Official Plan and

The London Plan), this Urban Design Brief will address both documents. The 1989 City of London

Official Plan is discussed first, and then a discussion on The London Plan policies follow.

1989 City of London Official Plan

The City of London Official Plan outlines design principles that are to be applied to new

developments. Section 11.1 lists the general design principles that are to be promoted in the

preparation of development proposals. The individual design 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 are

outlined as follows:


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Trees – A majority of the existing trees are to be removed as they interfere with the new

building locations, or parking area reconfiguration. One street tree will be preserved and

protected by a tree protection barrier during construction. See the attached Tree Preservation

Report for additional details. New tree planting along the streetscapes and parking island will

replace those removed, and increase the amount of landscaping overall on the subject lands

(Section 11.1.1 ii);

High Design Standards – The proposed buildings are located along busy arterial roads

(Southdale Road East and Wellington Road). The proposed buildings provide a modern

architecture style which utilizes high quality materials elevating the expectations for new

development along these corridors (Section 11.1.1 iv);

Architectural Continuity – The architectural harmony with surrounding buildings is not

necessarily present as the buildings vary in massing, style, and materials, but the proposed

buildings are able to contribute to the overall character of this area of London (Section 11.1.1

v);

Redevelopment - The proposed redevelopment provides a more efficient layout of the

subject lands based on the commercial needs of the current market, and better serves the

public whether arriving by vehicle or other mode of transportation (Section 11.1.1 vi);

Streetscape – The position of the proposed commercial buildings on the subject lands and

the orientation of the buildings towards Southdale Road East and Wellington Road will provide

for increased customer activity at the intersection to animate both streetscapes. The use of a

variety of building materials with various textures will provide visual interest and enhance the

visual aesthetic of exterior walls (Section 11.1.1 vii);

Pedestrian Traffic Areas – Pedestrian traffic to and from the proposed development is

intended to be connected to the existing public sidewalk along all three streetscapes

(Wellington, Southdale, and Montgomery). The location of the connections will be refined

through the Site Plan Approval process. The space between the building and roadways are

proposed to be landscaped, or used as patio area (restaurant use) (Section 11.1.1 viii);

Access to Sunlight – Appropriate glazing is proposed on all elevations, maximizing the

amount of natural light that will enter the buildings. There will be no significant shadowing on

abutting lands due to the low-rise, one and two-storey moderate massing of the proposed

buildings (Section 11.1.1 ix);

Landscaping – The proposed landscape design for the subject lands will soften the transition

between the existing street lines and the proposed buildings and associated parking areas,


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as well as define and frame pedestrian walkways throughout the site. The proposed landscape

design (see attached Landscape Plan) will consist of areas of sod, shrub beds and a rows of

new street trees along the perimeter of the proposed development. The landscaping shown

with the Phase 2 portion will be implemented at the time of the Phase 2 development and is

only shown conceptually in that area for now (Section 11.1.1 x);

Parking and Loading – The associated surface parking area will be accessed by the existing

driveways, and the proposed locations of the new buildings and existing building will screen

the parking area from Southdale Road East, and Wellington Road. The existing parking area

within Phase 2 will still be visible until that portion of the subject lands redevelops. A series of

walkways will provide safe connections for pedestrians crossing the surface parking areas

where applicable. New connections provide direct connections to building entrances from the

existing municipal sidewalk without the need to cross vehicle parking areas (Section 11.1.1

xiii);

Privacy – There are no privacy concerns, given the physical separation of the proposed

development from the existing commercial development on the property, and the single

detached dwellings separated by an arterial road (Section 11.1.1 xiv);

Waste Management – Although a waste management strategy has not yet been finalized, it

is anticipated that waste will be collected in large waste containers (molocks) and collected

weekly (details provided in the attached Architectural Plans). The existing building will

maintain its existing exterior garbage enclosure (Section 11.1.1 xix).

The Commercial Urban Design Guidelines (‘UDG’) (November 1999)

The Commercial Urban Design Guidelines (‘UDG’) provides direction (separate from the Official

Plan) to evaluate commercial site plan applications. The commercial UDG identifies goals related

to building design as well as parking and pedestrian orientation. The document lists best practices

by which to achieve these goals.

The guidelines state that large retail developments need high visibility and access to high volumes

of consumers; therefore, locations on arterial roads are necessary. The proposed development is

located on multiple arterial roads. The document also states that large developments with large

surface parking lots with limited landscaping, can be detrimental to a community's streetscape

appearance. The proposed redevelopment brings built form from the internal areas of the subject

lands out to the streetline, and places the parking areas to the rear of the subject lands improving

the Southdale Road and Wellington Road streetscapes without reducing proximate and important

parking for existing commercial uses on the site. It further reduces the amount of large surface


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parking area views and provides a strong visual anchor for a prominent corner of the subject

property.

The principal pedestrian entrances are oriented towards the parking areas or along the pedestrian

connections out to the public sidewalks. In addition, interior sidewalk connections to the public

sidewalk ensure appropriate access for pedestrians through the site. The area for outdoor trash

collection is hidden from Wellington Road and Southdale Road East, screened from pedestrian

view.

The proposed development reduces the visual impact of the existing over-parked surface lot. The

proposed building locations will screen the new parking area from the Wellington and Southdale

streetscapes, and new larger planting islands will break of the visual of a larger surface parking

area. The combination of vegetation and building position around the perimeter of the proposed

development provides for screening of the parking area from the public street.

We can confirm that the proposed development for the subject lands satisfies the goals and intent

of the commercial UDG document that relate to building design, parking and pedestrian

orientation as stated above.

The London Plan

The London Plan has been adopted by Council, but is not yet in full force and effect. The London

Plan sets out urban design policies that are applicable to both the city as a whole, and to specific

place types. The subject lands are within the “Rapid Transit Corridor” Place Type, and fall under

the policies of the City Design chapter in The London Plan, which set out the general urban design

policies that apply to the entire city. The proposed development is consistent with these policies

as follows:

Primary Transit Area

The proposed development represents a high standard of urban design which will aim to protect

the residential amenity in the Primary Transit Area. Municipal regeneration is promoted through

the proposed development by locating itself within the Primary Transit Area.

By locating the proposed development towards the perimeter of the subject lands and street

edges it orients the future development towards a more transit-oriented network.

City Design

The proposed buildings maintain the character and range of building types in the area by providing

a well-designed, low-rise built form that create a new street presence in the streetscape at the


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intersection of Southdale and Wellington, and Southdale and Montgomery, and utilizes an

underdeveloped commercial property. The proposed buildings are separate and distinct from the

adjacent low density residential area and the adjacent commercial buildings (Sections 197, 210).

A Public Realm analysis demonstrating the compatibility of the proposed built form with the

existing built form context is provided in Section 2.0 of this Urban Design Brief (Section 199). The

existing streetscapes along Wellington Road and Southdale Road will be better defined by the

addition of the proposed buildings along the streetscapes (Sections 221, 235, 879). The proposed

site layout responds to the context of the subject lands and the abutting lands through a

compatible, and aesthetically pleasing plan which locates the proposed buildings close to the

intersections of adjacent roadways while maintaining a largely screened parking area.

This form of building design is unique in the immediate area and adds variety to the range of

existing building types. The design of the proposed development responds to the larger context

of the subject lands and adds a building form and style which is not currently present in the

immediate proximity (Sections 252, 255, 256, 259, 261, 266, 268, 269, 272).

The building maintains a low-rise form and exhibits architectural features which are compatible

with proximate auto-oriented, retail and commercial development. The building design, including

scale, massing, and materials, is respectful of the site’s context along Wellington Road and

Southdale Road as well as along Montgomery Road (Sections 284, 285, 286, 287, 291, 295, 296).

A diverse range of building materials are proposed including stone veneer, masonry, I.F.S, siding,

and architectural stone, and architectural features such as aluminum accents, glass windows and

glazing, all of which act to give the building interest and positive messaging to the passing public

and future customers (Sections 301, 302).

SECTION 2 COMPATIBILITY REPORT

Built Form

The proposed low-rise commercial buildings are compatible with proximate commercial

development and single detached dwellings. The building entrances face the parking areas or

addresses the access driveways.

Massing and Articulation

The proposed massing of the development is consistent and compatible with proximate uses. The

height of the proposed development is similar as the existing commercial development on the

same property as the proposed development with a flat roof similar to existing sloped roof of the

commercial building being maintained.


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No shadowing of proximate residential or commercial uses will occur due to the development

being on the northwest, and southeast side of the property and across a four lane road (Southdale

Road) from low density residential development.

The buildings are articulated through the use of vertical stone and masonry columns, breaking up

the facades, and provide vertical interest. The use of different materials on the 2-storey building

creates a visual break along all elevations.

Architectural Treatment

The buildings and parking lot, both existing and new, will be approximately 1 metre lower than the

municipal sidewalks along Wellington and Southdale Rds. A retaining wall will be constructed

along Wellington Rd. The proposed buildings will have 1.5m setbacks from road widenings along

Wellington Rd., allowing for door swings and parapet cornice projections. This setback will be

consistent with commercial buildings to the south. The S/E building with enhanced entryways,

patios with pergolas, will strengthen the street edge, providing a more defined condition between

public and private realms and reinforcing the pedestrian experience that will frame the major

transit corridor. The building façade will have a variety of masonry colours and shapes,

complemented by sections of wood grain metal panels and EIFS surfaces. This arrangement of

colours and materials, along with varying parapet and cornice heights will provide for individual

expressions for tenant spaces. Significant parapet heights will accentuate entrances and will

provide appropriate screening of roof mechanical equipment.

The 2-storey building at the N/W along Southdale Rd. will be clad in similar masonry materials

and metal panels, but in a controlled rhythm that is expected of a professional office expression.

The north façade will have large regular windows at both floor levels. Due to existing topography,

this building will also be approximately 0.9 m below the public sidewalk and road allowance, as it

must relate to the lowered parking lot for accessibility reasons.

Summary of Compatibility

The neighborhood character in this area of the City includes a mix of low density residential, and

commercial and retail development. Through quality urban design and architectural treatments,

this development will complement existing and future development within this auto-oriented,

commercial intersection of London along a rapid transit corridor.

PUBLIC REALM

The proposed buildings will be positioned on the subject land property adjacent to the

streetscapes of Wellington Road and Southdale Road East. The positioning of the proposed


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buildings on the subject lands and the orientation of the principal entrances will provide for

commercial customer activity for both the pedestrian and vehicular traffic. Direct walkway

connections between the public sidewalks along all three roadways and the principal building

entrances encourages the use of active forms of transportation and public transit to access the

subject lands, which will again, contribute to the vibrancy of the streetscapes of both Wellington

Road and Southdale Road East.

Landscaped areas, consisting of sod, shrub beds and a continuous row of street trees, will soften

and “green” the transition between the street lines and the proposed buildings and associated

surface parking area. A new patio area will provide an active use along Wellington Road.

CONCLUSION

The proposed development consists of demolition of two existing commercial buildings, and the

construction of one 1-storey, and one 2-storey commercial buildings on the subject lands. The

parking area will be realigned to facilitate the proposed building locations. The built form, scale,

and massing of the proposed buildings is compatible with the surrounding neighborhood, which

is made up of predominantly commercial plazas and mixed retail and restaurant establishments.

Due to the lack of landscaped area on the existing property, the site plan proposes to enhance

the landscaping along Southdale Road East, Wellington Road, and Montgomery Road. Overall,

the proposal introduces an architecturally sound and significant building which fits well within its

surroundings and makes use of an underutilized commercial property.

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EXISTING

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TREE PRESERVATION PLAN

KEY MAP

DRAFT

NOTES:

TREE INVENTORY DATA

TREE PRESERVATION NOTES

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PROPOSED

BUILDING

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PLANT MATERIAL

KEY MAP

LANDSCAPE PLAN

DRAFT

GENERAL PLANTING SPECIFICATIONS:

DECIDUOUS TREE PLANTING DETAIL - N.T.S.

NOTES:

NOTES:

CONIFEROUS TREE PLANTING DETAIL - N.T.S.

SHRUB PLANTING DETAIL - N.T.S.

NOTES:

ELEVATION PLAN VIEW(NEXT TO BUILDING)

TYPICAL

(NEXT TO BUILDING)

TYPICAL

NOTES:

TYPICAL ISLAND PLANTING DETAIL - N.T.S.

NOTES:

CONTINUOUS TRENCH DETAIL - N.T.S.

PLAN VIEW

SECTION

DRAFT

KEY MAP

5.71m. ROAD WIDENING

15.400

37.0

82

7

135.879

11

10

11

123.828

101.

468

WEL

LIN

GTO

N R

D.

MO

NTG

OM

ERY

RD

.

47.4

89

TOTAL PARKING 211

7

2.97

m. R

OAD

WID

ENIN

G

12m ra

dius

10

11

9

13

FH

SOUTHDALE RD. E.

GARB

AGE

CONT

AINE

RSM

OLO

K

STO

NE

RET

AIN

ING

WAL

L

10

FINANCIAL

415

11

11

11

11

11

11

11

EXISTING BUILDING

RESTAURANT

PATI

O

324

100

840

238

NEW TENANT

GROUND FL. - 800SECOND FL. - 775

NET LEASABLE:

GROSS AREA - 1,795

GARB

AGE

CONT

AINE

RSM

OLO

K

FH

RESTAURANT 318

FINANCIAL 196

RETAIL 220

FFF=273.30

FFF=273.15

FFF=273.15

DN.

41

SPA PHASE 2

SPA PHASE 1

FUTURE BUILDING

FUTURE BUILDING

6 6

10

8

BICYCLE STORAGE

BICYCLE STORAGE

SNOW STORAGE SNOW STORAGE

SNOW

STO

RAGE

SNOW

STO

RAGE

SNOW

STO

RAGE

SNOW

STO

RAGE

BUILDING "A"

BUILDING "B" N58°22'10"W

N83°12'00"E

N10

°10'

40"W

N11

°23'

48"W

N09

°52'

20"W

N80°04'55"E

2, 658 sq.m.

NIL

6,000 sq.m. (max.)

SITE AREA

SITE DATA:PROVIDED REQUIRED

12, 430 sq.m. - sq.m. (min.)

LOT WIDTH 97 m. 30 m. (min.)

LOT COVERAGE 30% (max.)21.3%

BUILDING HEIGHT 12.0 m. (max.)8 m.

FRONT YARD (Wellington) NIL2 m.

LANDSCAPED OPEN SPACE 15% (min.)18.7%

TOTAL PARKING: 211 spaces

RESTAURANT 415 sq.m.+98sq.m. (1per 10 sq.m.) 52 spaces

22 spaces

224 spaces

50 m. (min.)LOT DEPTH 135 m.

GROSS BUILDING AREA

7.3 m.

NIL

1 m.

3 m.INTERIOR YARD

EXTERIOR YARD

REAR YARD (abutting ASA zone variation)

NIL

BUILDING FOOTPRINT

3, 523 sq.m.

324 sq.m. (1per 15 sq.m.)CREDIT UNION

54 spaces

VACANT (OFFICE SPACE) 20 spaces775 sq.m. (1per 40 sq.m.)

EXIST. BUILDING:

QDOBA 318 sq.m. (1per 10 sq.m.) 32 spaces

VACANT 238 sq.m. (1per 15 sq.m.) 16 spaces

VACANT 800 sq.m. (1per 15 sq.m.)

196 sq.m. (1per 15 sq.m.)MONEY MART 13 spaces

220 sq.m. (1per 15 sq.m.)FOREST OF FLOWERS 15 spaces

AREA OF WORK

519.663.0888FAX 663.5258

LONDON ON370 QUEENS AVE

WASYLKOARCHITECT INC.

N6B 1X6

140140 <12

2.5 3:1to10:110011

1932

3.2.3.183.3.1.7

XProvided:X

portion(s) of existingaddition

yes nonoyes

Covered Walkway Between Buildings:Protection Of Floor Area's With A Barrier Free Path Of Travel:

3029

N/A

N/A

3/4N/AN/AN/A

77

N/A

Building "A" 3.2.2.25 Group A, Division 2, up to 2 Storeys1

01

976 m2976 m2Building "A": Group A, Division 2

singlecompositeFloor Fire Separation Composite Assembly or Single Element:25

ElevatorFloorsWallsyes noSound Ratings (Residential) Required:26

ConstructionNon-Comb.

CladdingNon-Combustible

Comb. ConstrucitonConstruction

Comb.

DescriptionDesign or

Listed(Hours)

FRR

Openings% of

Proposed

OpeningsMax % of Permitted

H/Lor

L/H(m)L.D.

(m2)EBF

Area of

WestEastSouthNorth

Wall9.10.143.2.3Existing UnchangedSpatial Separation - Construction of Exterior Walls20

HoursHoursHours

Mezzanine:Roof:Floors:

MembersFRR of Supporting

Hours

Hours

Mezzanine:Roof:Floors:

9.10.99.10.83.2.2.20-.83 & 3.2.1.4

or Description (SG-2)Listed Design No.

FRR (Hours)Horizontal Assemblies

(FRR)Rating

ResistanceFire

Required

19

3.7.4

Staff Required:Provided:Public Required:

Washrooms:27

9.9.1.33.1.17design of buildingm2/person Occupant Load based on:169.10.4.13.2.1.1(3)-(8)Mezzanine (s) Area m2:15

9.10.63.2.2.20 - .83bothboth

non-combustiblenon-combustible

combustiblecombustible

Actual Construction:Permitted Construction:14

noyesWater Service / Supply is Adequate:129.10.17.23.2.4yes noFire Alarm Required:11

3.2.9noyesStandpipe Required:10

9.10.8

3.2.1.5

garbage chutegarbage roomnot requiredin lieu of roof rating

existing entire building

entire buildingSprinkler System:

9.10.43.2.2.20 - .83Building Classification:83.2.2.10 & 3.2.5.5Number of Streets / Fire Fighters Acess:7

2.1.1.33.2.1.1 & 1.4.1.2Below Grade:Above Grade:Number of Storeys:5

1.1.3.21.4.1.2Total:New:Existing:Gross Area:4

1.1.3.21.4.1.2Total:New:Existing:Building Area (m2): 33.1.2 9.10.2Major Occupancy (s):

9.10.1.32.1.1

Change of Use AlterationAddition

Part 9Part 3Part 11New

2

Project description:1O.B.C. REFERENCEONTARIO BUILDING CODE DATA MATRIX PARTS 3 AND 9ITEM

Complex BuildingLarge Building

basement only

noyesHeavy Timber:

1st. Floor:2nd Floor:

Occupancy:Occupancy:

A2 & DN/A

Load:Load:Total Load = 240p

The architect noted above hasexercised responsible control withrespect to design activities. The

architect's seal number is the architect's BCDN.

Firm Name: Wasylko Architect Inc.Certificate of Practice Number: 3826

The Certificate of Practice Numberof the holder is the holder's BCDN.

Name of Project: Welington / Southdale DevelopmentLocation: London, ON

3.2.6High Building: yes no

9.5.23.8no (explain)yesBarrier-free Design:179.10.1.33.3.1.2.(1) & 3.3.1.19.(1)noyesHazardous Substances:18

9

13

6m 2.1.1.3Height of Building (m):24

Building "A" 15m, Building "B" 25mXxxxxxxxxxx 3.4.2

Maximum travel Distance:Number Required:Provided Exit Capacity:Required Exit Capacity:Exits:28

noyesInterconnected Floor Space:23yes noExit Through Lobby:22

3.6.3.33.6.3.3

3.3.2 to 3.3.5 & 3.1.3

3.3.1.213.6.33.53.53.3.1.203.3.1.43.3.1.43.3.1.4

4 hr.2 hr.1.5 hr.1 hr.3/4 hr. Different Occupancies 0 hr.0 hr.Chute Room 3/4 hr. 1 hr. 1.5 hr. 2 hr. 4 hr.

4 hr.2 hr.1.5 hr.1 hr.3/4 hr. Garbage Room 0 hr.0 hr.Common Laundry Rooms 3/4 hr. 1 hr. 1.5 hr. 2 hr. 4 hr.

4 hr.2 hr.1.5 hr.1 hr.3/4 hr. Vertical Service Spaces 0 hr.0 hr.Elev. Machine Rooms 3/4 hr. 1 hr. 1.5 hr. 2 hr. 4 hr.

4 hr.2 hr.1.5 hr.1 hr.3/4 hr. Elevators 0 hr.0 hr.Janitor Rooms 3/4 hr. 1 hr. 1.5 hr. 2 hr. 4 hr.

4 hr.2 hr.1.5 hr.1 hr.3/4 hr. Suites 0 hr.0 hr.Public Corridors 3/4 hr. 1 hr. 1.5 hr. 2 hr. 4 hr.

4 hr.2 hr.1.5 hr.1 hr.3/4 hr. Exits 0 hr.Fire Separations:21

Other - Describe:31

240pN/A

976 m2976 m2

Building "B" 3.2.2.55 Group D, Division 2, up to 2 Storeys

portion(s) of existingaddition

garbage chutegarbage roomnot requiredin lieu of roof rating

existing entire building

entire buildingbasement only

Building "A" Building "B"

Building "B": Group D, Division 2Building "A"

902 m2902 m2 Total:New:Existing:Building "B"Building "A"Building "B" Total:New:Existing: 1800 m21800 m2

N/AN/AN/AN/A

Building "A"Occupancy:Occupancy:

D & ED

Load:Load:Total Load = 170p

90p80p

Building "B"

N/AN/AN/A

450450138120 15

7<2520

503310076

12254432

WestEastSouthNorth

Build

ing "A

"Bu

ilding

"B"

250 <18 3:1to10:1 100 223:1to10:1

250 <12 1003:1to10:1West / North Unit

18474 Less than 3:1 18 21

3:1to10:13:1to10:13:1to10:13:1to10:1

Building "A"

Provided:N/A55

Staff Required:Provided:Public Required:

Building "B"

(Building "A", between A and D occupancy)

1hr

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EX.HP

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PEDB(2)

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EX.HP

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EX.HP

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EX. LP

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LP

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272.93

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GW

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GW

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UP

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GW

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GW

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UP

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REF. SCALE:

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KEY PLAN

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PLANS N.T.S.

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1

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REF. SCALE:

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SITE PLAN

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PLANS 1:250

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2

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SCALE:

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DESCRIPTION

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BY

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DATE

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NO

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CONSTRUCTION WORK OR SHOP FABRICATION.

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ARCHITECT BEFORE PROCEEDING WITH ANY

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DISCREPANCIES ARE TO BE REPORTED TO THE

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AND VERIFY ALL DIMENSIONS ON THE JOB.

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THE CONTRACTOR MUST CHECK ALL DRAWINGS

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PROJECT:

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DRAWING TITLE:

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REVISION NO

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DRAWING NO

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DATE:

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DATE ISSUED:

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PROJECT NO:

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CHECKED:

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DRAWN:

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REVISIONS

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CAD REF:

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CONSULTANTS:

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ISSUED

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DESCRIPTION

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BY

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DATE

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NO

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C WASYLKO ARCHITECT INC.

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SITE PLAN

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1:300

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VS

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MAR 2019

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A1.1

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WELLINGTON / SOUTHDALE

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DEVELOPMENT

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Megbrook Holdings Inc.

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London

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Ontario

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116 374

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374-doc-a1.dwg

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2020.03.31

A3.1

2

A3.11

3a

AB

B D

A3.13

1a

C

2a

30

' - 0

"34' - 10

"32' - 10

"43' - 9 1/2"

4a

5a

NEW TENANT

3

NEW TENANT

2

NEW TENANT

1

66' - 0"

DATE:





CONTRACTOR WORK OR SHOP FABRICATIONS

CONSULTANTS:

PROJECT NO:

DATE ISSUED:

SCALE:

CHECKED:

DRAWN:

CAD REF:

DRAWING TITLE:

PROJECT:

DRAWING NO

REVISION NO

WASYLKO ARCHITECT INC.

1/8" = 1'-0" April 2019

2020.03.31

VS

A2.1116374

WELLINGTON / SOUTHDALEDEVELOPMENT


BUILDING "A"FLOOR PLAN

REVISIONS

No. DATE BY DESCRIPTION

ISSUED


UP

UP

DN

DN

A3.2

1

A2

B2C2

C2

G2

G2

6b6b

D2

D2

E2

E2

C10

J2

J2

L2 F2

F2K2

K2

1b

3b4b

7b

A3.22

A3.2

4

2b

A3.25

A3.2

3

8' - 9" 19' - 10 1/2" 24' - 0" 24' - 0" 24' - 0" 24' - 0" 24' - 0" 16' - 4"

3' - 8"

19' - 1 1/2"

3' - 0

"

5b

21' - 6"

3' - 0

"

VESTIBULETA101

CORRIDORTA103

ELEV. MACH. RM.101

VESTIBULETA104

NEW TENANT102

VESTIBULETA105

NEW TENANT103

VESTIBULETA106

NEW TENANT104

VESTIBULETA107

NEW TENANT105

VESTIBULETA108

NEW TENANT107

ELE

VA

TO

R

STAIR #1TA102

STAIR #2TA109

A2

B2

C2G2

6b

D2E2

C10

J2

L2

F2K2

1b

3b4b

7b

A3.22

A3.2

4

2b

A3.25

A3.2

3

5b

ELE

VA

TO

R

DATE:






CONSULTANTS:

PROJECT NO:

DATE ISSUED:

SCALE:

CHECKED:

DRAWN:

CAD REF:

DRAWING TITLE:

PROJECT:

DRAWING NO

REVISION NO


1/8" = 1'-0" April 2019

2020.03.31

VS

A2.2116374



BUILDING 'B'FLOOR PLAN

REVISIONS


ISSUED


1/8" = 1'-0"1 GROUND FLOOR PLAN

1/8" = 1'-0"2 SECOND FLOOR PLAN

T/O SLAB0' - 0"

T/O STL18' - 0"

3a

I.F.S.

I.F.S.

MASONRY VENNER

MASONRY VENNER

1a 2a 4a 5a

EXIST. BUILDING BEYOND

I.F.S

ALUMINUM CHANNEL

ALUMINUM CHANNEL

I.F.S.

MASONRY VENEER

I.F.S.

MASONRY VENEER I.F.S

MASONRY VENEER

SIDING

EIFSSTONE VENEER

T/O SLAB0' - 0"

T/O STL18' - 0"

A B DC

EIFS

SIDING

I.F.S.

SIDING

MASONRY VENEER

I.F.S.

SIDING

MASONRY VENEER

T/O SLAB 0' - 0"T/O SLAB0' - 0"

T/O STL 18' - 0"T/O STL18' - 0"

3a 1a2a4a5a

MASONRY VENNER

I.F.S

I.F.S

STONE VENEER

MASONRY VENEER

ALUMINUM CHANNEL

SIDING

I.F.S.

I.F.S.

I.F.S.

I.F.S.

I.F.S

SIDING

EIFS

MASONRY VENEER

T/O SLAB0' - 0"

T/O STL18' - 0"

ABD

I.F.S

MASONRY VENNER

STONE VENEER

I.F.S

I.F.S.

MASONRY VENNER

MASONRY VENEER STONE VENEER MASONRY VENEER

ALUMINUM CHANNEL

ALUMINUM CHANNEL

ALUMINUM CHANNEL

DATE:






CONSULTANTS:

PROJECT NO:

DATE ISSUED:

SCALE:

CHECKED:

DRAWN:

CAD REF:

DRAWING TITLE:

PROJECT:

DRAWING NO

REVISION NO


1/8" = 1'-0" April 2019

2020.03.31

VS

A3.1116374



BUILDING "A"ELEVATIONS

1/8" = 1'-0"1 WELLINGTON RD ELEVATION

REVISIONS


ISSUED


1/8" = 1'-0"2 SOUTH ELEVATION

1/8" = 1'-0"3 WEST ELEVATION

1/8" = 1'-0"4 NORTH ELEVATION

T/O SLAB0' - 0"

A2C2G2 D2E2J2L2 F2K2

T/O 2d FLOOR15' - 0"

T/O STEEL28' - 0"

MASONRY VENEER

MASONRY VENEER

I.F.S.

MASONRY VENEER

I.F.S.I.F.S.

I.F.S.

MASONRY VENEER

MASONRY VENNER

MASONRY VENEER

PREFIN. METAL PANEL

I.F.S.

MASONRY VENEER

ALUMINUM CHANNELPREFIN. METAL PANEL

T/O SLAB0' - 0"

6b4b


T/O STEEL28' - 0"

I.F.S.

MASONRY VENNER

MASONRY VENEER

MASONRY VENEER

?

ALUMINUM CHANNEL

I.F.S.

I.F.S.

MASONRY VENNER

T/O SLAB 0' - 0"

T/O 2d FLOOR 15' - 0"

T/O STEEL 28' - 0"

MASONRY VENEER

MASONRY VENEER

I.F.S. I.F.S. MASONRY VENEER

I.F.S.

ARCHITECTURAL STONE

MASONRY VENEER

ARCHITECTURAL STONE

ALUMINUM CHANNEL

MASONRY VENNER CONC.

I.F.S.

MASONRY VENEER

T/O SLAB0' - 0"


T/O STEEL28' - 0"

I.F.S.

T/O SLAB 0' - 0"

6b 1b3b

T/O 2d FLOOR 15' - 0"

T/O STEEL 28' - 0"

MASONRY VENNER

?

ALUMINUM CHANNEL

5b

I.F.S. I.F.S.

ARCHITECTURAL STONE

DATE:






CONSULTANTS:

PROJECT NO:

DATE ISSUED:

SCALE:

CHECKED:

DRAWN:

CAD REF:

DRAWING TITLE:

PROJECT:

DRAWING NO

REVISION NO


1/8" = 1'-0" April 2019

2020.03.11

VS

A3.2116374



BUILDING "B"ELEVATIONS

REVISIONS


ISSUED

No. DATE BY DESCRIPTION1/8" = 1'-0"1 SOUTH ELEVATION

1/8" = 1'-0"2 EAST ELEVATION

1/8" = 1'-0"4 NORTH ELEVATION

1/8" = 1'-0"3 NORTH-WEST ELEVATION1/8" = 1'-0"5 WEST ELEVATION

DATE:






CONSULTANTS:

PROJECT NO:

DATE ISSUED:

SCALE:

CHECKED:

DRAWN:

CAD REF:

DRAWING TITLE:

PROJECT:

DRAWING NO

REVISION NO


April 2019

2020.03.26

VS

A3.3116374



RENDERINGS

REVISIONS


ISSUED


BUIDING "A" RENDERING

BUIDING "B" RENDERING