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URBAN DESIGN BRIEF PROPOSED AUTOMOTVE COMMERCIAL DEVELOPMENT For: 1803096 Ontario Inc. ……. Jiffy Lube / Suds car wash 623-635 Wellington Road at Wilkins Street, London, Ontario
June 2016
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TABLE OF CONTENTS 1.0 Land Use Planning Context ……….………..………...............…… pg. 3 1.1 Subject Lands ........................................................................ pg. 3
1.2 Proposed Development ........................................................ pg. 5
1.3 Design Goals & Objectives .................................................... pg. 7
1.4 Design Response to City Documents .................................... pg. 7
1.4.1 City of London Official Plan Urban Design Guidelines ....... pg. 7
1.4.2 City of London Commercial Urban Design Guidelines ....... pg. 12
1.5 Spatial Analysis ..................................................................... pg. 14
1.5.1 Community Context – 400m & 800m ................................ pg. 14-15
1.5.2 SWPT Analysis ……………………………………………………………….. pg. 15
2.0 Design Principles & Design Responses ...................................... pg. 16
2.1 Design ................................................................................... pg. 16
2.2 Public Realm ......................................................................... pg. 17
2.3 Sustainability ........................................................................ pg. 18
LIST OF FIGURES
Figure 1 – Location Plan……………………………………………….. pg. 3
Figure 2a – Photo Reference Plan …………………………………. pg.5
Figure 2 – 5 photographs ........................................... pg. 5
Figure 6: Map of Subject & Surrounding Lands 400m .. pg. 14
Figure 7: Map of Subject & Surrounding Lands 800m .. pg. 15
APPENDIX
SITE PLAN
LANDSCAPE PLAN
BUILDING ELEVATIONS
BIBLIOGRAPHY
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SECTION 1 ‐ LAND USE PLANNING CONTEXT
1.1 Subject Lands
Municipal Address: 623-635 Wellington Road‐ at Wilkins Street (northwest quadrant). See site plan, landscape plan and building elevation plans in Appendix.
Site Dimensions: regular, with frontages of 51.7m on Wilkins Street North and a depth of 68.3m on Wellington Road, and a site area of 3459m2 (0.86 ac).
Figure 1 – Location Plan showing 635 Wellington Road which is a vacant site and that it is
assembled with 623 Wellington Road to the north that currently is occupied by Jiffy lube. The
existing building would be demolished.
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Official Plan land use designation: Auto Oriented Commercial Corridor permitting a broad
range of commercial uses atypical of a shopping centre. The introduction of the Section 4.4.2.
of the Official Plan for the AOCC designation states in part.
“Auto-Oriented Commercial Corridor provide locations for a broad range of commercial uses that, for the most part, are not suited to locations within Commercial Nodes or Main Street Commercial Corridors because of their building form, site area, access or exposure requirements. Generally, permitted uses cater to vehicular traffic and single purpose shopping trips. Depending on the nature of the use, customers are drawn from passing traffic or a wide-ranging market area. …………………………… One of the key goals of the Plan is to improve the aesthetics of these commercial corridors which are normally located on arterial roads which serve as major entryways into the City. Issues addressed through the Zoning By-law, site plan approval process and urban design guidelines include street edge landscaping, internal access, joint access and multiuse integration and design.”
Current Zoning: Highway Service – HS2 permitting an “AUTOMOTIVE USE, RESTRICTED"
being a automobile service station, a gas bar, or a car wash. Other permitted uses are: Animal
hospitals; Convenience service establishments; Convenience stores; Duplicating shops;
Financial institutions;
Personal service establishments; Restaurants; Video rental establishments; Brewing on
Premises Establishment. Assembly halls; Private clubs; Taverns; Automobile repair garages;
Taxi establishments.
Proposed Zoning to be Utilized: HS2 Zone special provision – which requires sites with a
minimum of 30 m frontage and depth, 30% lot coverage maximum, 15% landscaped open space
coverage minimum, and 15m height maximum. The proposal meets the zoning regulations.
Site Characteristics:
Topography – the subject lands are generally flat, and no special grading would be required
to facilitate the proposed redevelopment
Layout – the site is irregular in shape and has street frontage on two sides – Wellington
Road, and Wilkins Street.
Landscaping – there is significant tree hedgerow landscaping along the west side of the
property which helps to screen the townhouses abutting to the west.
Existing Buildings – The existing building on site is the current operation of Jiffy Lube, and
this building would be demolished.
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Figure 2a – photo reference plan
Surrounding Land Uses: North – automotive repair and service uses sharing common access and side yards
South – across Wilkins Street is small commercial plaza and to the south of that a restaurant
(Red Lobster)
East – Westminster Ponds Pond Mills Conservation Area and to the north of that is the Regional
Mental Health Care facility and Parkwood Hospital.
West – medium density residential land townhouse uses (1970’s)
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Figure 2 – view of vacant site from north side Figure 3 – view of site from south side of existing Jiffy Lube site (right) and Wellington Wilkins Street.
Figure 4 – view of vacant site intersection Figure 5 – view of site west boundary From Wilkins Street showing interface with townhouses and
hedgerow buffer on Jiffy site. 1.2 Proposed Development
See site plan, landscape plan and building elevation plans in Appendix.
The proposed development of a Jiffy Lube and a Suds Car Wash would have a ground
floor area of 503.37 m2 (5418.4 ft2).
The building purposed for automotive lubrication and cleaning would be placed close to
the Wellington Road to help animate the streetscape and allow convenient pedestrian
access to the development.
The lubrication services would be provided in the southerly part of the building where
vehicles would enter the rear of the building for servicing and then exit the front of the
building.
The cleaning services would be provided in the northerly part of the building where
vehicles would enter the rear of the building for servicing and then exit the front of the
building.
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Site circulation is such that all services can be provided to one vehicle
Self serve cleaning equipment such as vacuums are located north of the building with 6
stalls.
Ingress and egress to and from the site would remain from the existing access on
Wellington Road and Wilkins Street, as far as possible from the intersection. The
Wellington Road access is a combined and shared driveway with the northerly abutting
automotive commercial uses.
Six parking spaces would be provided.
The proposed development would utilize full municipal services.
Landscaping would be incorporated along the periphery of the site to help buffer the
westerly residential land uses, and help create attractive streetscapes along Wellington
Road and Wilkins Street. A 10.25 m wide road widening dedication is required along
Wellington Road, and this wide strip provides additional landscape area in the short
term to enhance overall aesthetics.
1.3 Design Goals & Objectives The design objectives of the proposal are primarily to create a automotive commercial development that. would be the following :
1. An economically viable and modern, attractive automotive commercial development in both function and form, that would serve the community;
2. In keeping with the general urban design guidelines and land use policies of the City of London Official Plan;
3. In keeping with the City of London’s Commercial Urban Design Guidelines;
4. Complimentary in scale and form to surrounding land uses;
5. Visually enhances the streetscapes along the public street frontages;
6. Sympathetic to and agreeable with the architecture of surrounding development;
7. Contributes to the commercial vitality of the local area; and
8. Utilizes existing and new landscaping features to enhance the visual amenity of the site and provide appropriate screening from adjacent residential uses.
)
1.4 Design Response to City Documents The design policies relevant to the proposed development are taken from the City of London Official Plan. A review of these design related policies as they apply to the proposed development is outlined below:
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1.4.1 City of London Official Plan ‐ Urban Design Guidelines
1) 11.1.1 i) Natural Features: The form and design of new development shall complement and protect any significant natural features such as river valleys, ravines, wooded areas and parklands that form part of, or are located adjacent to, the site.
RESPONSE: There are no significant natural features identified on or adjacent to the subject lands. However, existing trees will be retained wherever feasible and new functional and aesthetic landscaping would be incorporated into the new development, particularly along the Phillbrook and Pennybrook street frontages where the interface is with residential land use. 2) 11.1.1 ii) Trees: To the extent feasible, existing trees of desirable species should be retained and incorporated into the landscaping plans for new development through the adoption and implementation of tree preservation policies. Also, designs for new development will consider the need for suitable locations to accommodate the planting of street trees.
RESPONSE: The existing tree hedgerow along the west boundary will be retained. Street trees will be planted along the frontages of the site in the landscape planting area shown on the site and landscape plan (Appendix). 3) 11.1.1 iii) Open Views: To the extent feasible, new development should minimize the obstruction of views of natural features and landmarks.
RESPONSE: There are no significant natural features or landmarks, and corresponding views in relation to the site. However, this is a corner site – well exposed to north bound traffic on Wellington Road which is the main business entrance into the City from the Hwy 401. This is recognized and celebrated within the site and building design. 4) 11.1.1 iv) High Design Standards: Emphasis will be placed on the promotion of a high standard of design for buildings to be constructed in strategic or prominent locations such as within, and at the perimeter of, the Downtown, near the edge of the river valleys, or along the major entryways to the City.
RESPONSE: The proposed development will be of a variety of high quality materials, reflect modern Architectural design and employ relevant site plan and urban design guidelines from City.
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5) 11.1.1 v) Architectural Continuity: The massing and conceptual design of new development should provide for continuity and harmony in architectural style with adjacent uses which have a distinctive and attractive visual identity or which are recognized as being of cultural heritage value or interest.
RESPONSE: While there are a variety of surrounding land uses (residential, dwellings of various types and commercial establishments), the proposed development will have regard for the local architecture of the area, and utilize attractive materials such as stone veneer, manufactured painted panelling and glazing that will contribute to the public realm and the rich mixture of building form in the area. 6) 11.1.1 vi) Redevelopment: The relocation or replacement of incompatible land uses and the redevelopment of derelict properties will be encouraged.
RESPONSE: The proposal is an example of developing a derelict and under-utilized commercial property into a high quality commercial infill redevelopment that is appropriate and desirable for the Wellington Road arterial. 7) 11.1.1 vii) Streetscape: A coordinated approach should be taken to the planning and design of streetscape improvements in commercial areas, including the upgrading of building facades, signage, sidewalks, lighting, parking areas and landscaping.
RESPONSE: The proposed development will ensure a high quality streetscape along both public street frontages. Transparent glazing will be applied generously throughout the building façade to ensure a strong connection to the public realm, and high quality building materials will be used in the façade of the building. Signage and lighting will be in conformity with the appropriate by‐laws, and functional and aesthetic landscaping will be applied in the front and exterior side yards of the development. 8) 11.1.1 viii) Pedestrian Traffic Areas:
In pedestrian traffic areas, new development should include street‐oriented features that provide for the enhancement of the pedestrian environment, such as canopies, awnings, landscaped setbacks and sitting areas.
RESPONSE: Landscaped setbacks and walkways into the commercial buildings from the public sidewalk and parking area would be provided to enhance the pedestrian environment. There are public sidewalks along the two street frontages that will be retained.
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9) 11.1.1 ix) Access to Sunlight: The design and positioning of new buildings should have regard for the impact of the
proposed development on year‐round sunlight conditions on adjacent properties and streets. In reviewing proposed developments, access to sunlight for adjacent properties should be maximized to enhance the potential for energy conservation and the amenity of residential areas and open space areas, such as parkettes and outdoor plazas
RESPONSE: The proposed 1‐storey building design has been designed to have prominent taller features so as to give it more celebration on the corner site. However, the overall scale,and location of the new building would not affect sunlight access to any surrounding properties. 10) 11.1.1 x) Landscaping:
Landscaping should be used to conserve energy and water, enhance the appearance of building setback and yard areas, contribute to the blending of new and existing development and screen parking, loading, garbage and service facilities from adjacent properties and streets.
RESPONSE: Existing trees along the west side of the site will be retained to maintain privacy and residential amenity for adjacent residences. Further, new landscaping will be applied around the perimeter of the site, especially along the front and exterior side yards of the site. Appropriate landscaping will also be applied to help screen parking areas. 11) 11.1.1 xi) Building Positioning: Where a proposed development consists of a grouping of buildings, the buildings should be positioned to define usable and secure open space areas on the site….
RESPONSE: The site layout of the proposed commercial building will celebrate the corner location and ensure adjacent residential land uses are adequately buffered. 12) 11.1.1 xii) Accessibility Standards:
The design of new buildings should incorporate the City of London Facility Accessibility and Design Standards (FADS) to facilitate access and use.
RESPONSE: The proposed commercial development would follow all relevant Ontario Building Code (OBC) standards to ensure full site and building accessibility and use. 13) 11.1.1 xiii) Parking and Loading Facilities:
Parking and loading facilities and driveways should be located and designed to facilitate maneuverability on site, between adjacent sites where appropriate, and to reduce the traffic flow disruption resulting from turning movements to and from the property.
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RESPONSE: The private roadway layout of the site would be designed to ensure proper fire route access to the building, and minimum traffic disruption getting to and from the site. Further, adequate parking areas have been provided for the proposed uses. 14) 11.1.1 xiv) Privacy:
To the extent feasible, the design and positioning of new buildings should minimize the loss of privacy for adjacent residential properties.
RESPONSE: The design and positioning of the new building has taken into account the adjacent Dwellings, particularly those west and north of the property. Further, landscaping and fencing along the remaining property lines will ensure there will be no loss of privacy for adjacent residential properties. 15) 11.1.1 xv) Outdoor Space:
For multiple forms of low‐rise residential development, such as row housing, each unit should be provided with adequate and clearly defined outdoor living space.
RESPONSE: Not applicable 16) 11.1.1 xvi) Play Areas:
Residential developments that are likely to house families should include an appropriately sized outdoor children's play area that is safely accessible from all units in the development.
RESPONSE: Not applicable 17) 11.1.1 xvii) Recreational Facilities:
The developers of medium or high density residential projects shall be encouraged to provide recreational facilities appropriate to the size of the development and the needs and interests of the intended residents.
RESPONSE: Not applicable 18) 11.1.1 xviii) Noise Attenuation:
Where residential development is affected by adverse noise conditions, the use of urban design features such as building orientation, location of outdoor open space relative to the noise sources and noise attenuation measures will be encouraged subject to policy 19.9.5., 19.9.6. and 19.9.7. of this Plan.
RESPONSE: The proposed development is not anticipated to generate significant levels of noise that would affect neighbouring residential properties. However, a noise wall is to be constructed along the westerly boundary where the existing wooden fence is located. This would be a 2.4 m high wall.
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19) 11.1.1 xix) Waste Management:
The In order to encourage the reduction, re‐use and recycling of waste, new development should incorporate waste handling, composting and recycling facilities into their site design.
RESPONSE: Waste and recycling facilities which will be incorporated into the new development will be screened and sealed in a manner that will minimize noise, odour and pest issues. The garbage enclosure is proposed to be located in the very north west corner of the site. 20) 11.1.1 xx) Resource Conservation: New developments shall be encouraged to minimize energy and water use and where
feasible, to provide for the conservation of building materials through re‐use, recycling and renovation.
RESPONSE: Wherever feasible energy efficient technology, and recyclable and reusable materials will be used in the design of the proposed commercial building. 21) 11.1.1 xxi) Gateways:
Gateways are important elements in the creation of a sense of place and arrival, and
provide visual signals that both define and distinguish an area. Gateways occupy
strategic and Prominent locations, and are primarily associated with major entrances to
the City, districts or to neighbourhoods. Gateways may be created through the
placement of buildings, landscape features, or the design and architecture of the
buildings or structures themselves that frame or create the gateway or entrance. All
plans, application for amendments to the Official Plan,
amendments to the Zoning By‐law, and approvals for plans of subdivision that are
proposed in gateway locations will be required to demonstrate how the proposal will
achieve high quality design, high quality landscaping and the creation of an attractive
street edge.
RESPONSE: The subject site is not on a gateway, but it is on the main business entrance into the City along Wellington Road – from the Hwy 410. Building and site design will be commensurate.
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1.4.2 City of London Official Plan – Commercial Urban Design Guidelines
Applicable building design and parking and pedestrian orientation policies from the City's Commercial Urban Design Guidelines which have respected by the proposed development include: 1) Building Design
Ground floor facades that face public streets should incorporate arcades, display windows,
entry areas, awnings or other features such a repeating colour change and/or texture change along at least half the length of the façade.
Where possible, buildings adjacent to public streets should orient their principal entrances
to the street. The street level façade should include windows for at least half the length of the building façade. Where store entrances front the parking area, the visual impact of the blank walls should be mitigated by incorporating other best practices listed (wall plane projections, texture changes, or roof treatments) along the street‐line façade.
Areas for outdoor storage, truck parking, trash collection or compaction, loading, or other
service uses should not be visible from abutting streets. Such areas should be located in the rear yard or in an appropriately screened side yard.
Variable rooflines are encouraged to reduce the mass and scale of large buildings and to add
visual interest. At least one such change should be located along each façade which fronts or flanks an arterial collector or roadway.
Each principal building on a site should have clearly defined, highly visible customer
entrances incorporating several of the following features: canopies or porticos, overhangs, recesses/projections, arcades, raised cornice parapets over the door; peaked roof forms, arches, outdoor patios, or display windows. 2) Pedestrian and Parking Orientation
Where smaller commercial buildings are proposed along the street frontage, the maximum
building setback should accommodate not more than two rows of parking spaces and
associated landscaping.
Sidewalks shall be provided along the full length of the building along any façade featuring a
customer entrance, and along any façade abutting public parking areas. Weather protection
features such as awnings should be provided for customer entrances.
Loading docks, truck parking, outdoor storage, trash collection, and other service functions
shall be incorporated into the overall design of the building and these areas should be screened
from adjacent residential properties and public streets by appropriate landscaping features.
The combination of vegetation and berming should provide for full screening of the above
items from public view.
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Perimeter/edge landscaping and island landscaping should provide a suitable environment
so that the vegetation can grow and mature. Vegetation should be mixed in terms of height and
appearance to create visual interest.
1.5 Spatial Analysis The proposed development is in the midst of a long commercial corridor stretching several kilometres
from south of the Hwy. 401 to Downtown London.
Figure 6 – 400m radius spatial analysis map
1.5.1 Community Context ‐ 400m & 800m Within the prevail along dominance of commercial corridor are institutional uses such as the Regional
Mental Health facility to the north and across Wellington Road , significant wetlands and Environmental
Significant Areas such as Westminster Ponds -- Pond Mills Conservation Area, directly across Wellington.
There isa major hotel, and conference centre known as the Lamplighter Inn just north of the site and its
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cluster of automotive uses. Immediately westerly adjacent of the subject lands are medium, and high
density residential housing forms. This is the most sensitive side of the development as to
compatibility. The east and south interfaces are the most sensitive to proper design as they interface
with the public realm of the two fronting public streets.
Further from the site are significant uses such as:
To the north -- at Commissioners Road East, is the Active Care London Health Science Centre – Victoria
Campus, a community Commercial Node with a major food store ( Metro), a major concentration of
national chain restaurants Montana’s Mario’s, Cora’s etc.
To the south – at Southdale Road East is the Dearness Home (City Nursing Home)and more
concentrations of restaurants, home furnishing stores and a movie theatre complex.
Figure 7 – 800 m spatial analysis map.
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1.5.2 SWOT ANALYSIS A brief account of strengths, weaknesses, opportunities and threats (SWOT) analysis of the site/proposal and its relation to the surrounding neighbourhood is outlined below: STRENGTHS
The proposed development would suitably redevelop an existing underutilized and vacant site
The subject lands are well-exposed on a corner location and sufficiently large to accommodate the proposed development
The westerly boundary is a mature wide hedgerow that realizes excellent land use compatibility with the townhouses to the west.
The proposal would create complementary in terms of form and function to the commercial uses in the area
The proposal provides opportunities for local employment WEAKNESSES
none
OPPORTUNITIES
Build on the above mentioned strengths to strengthen form and functions of a “tired” commercial corridor segment.
Design an architecturally distinctive commercial building with the use of high quality and durable materials for the proposed commercial and office building that will create a high quality infill development that enhances local streetscapes.
Provide functional and aesthetic landscaping and fencing that will screen parking areas and contribute to local streetscape, as well as protect the privacy and residential amenity adjacent to the subject site
THREATS
Not fulfilling the Opportunities and Strengths as above
SECTION 2 ‐ DESIGN PRINCIPLES & DESIGN RESPONSES 2.1 Conceptual Design
In addition to the design objectives stated earlier, general design principles that were regarded for the proposed development include:
1. Orienting the new building as close as possible to the public streets to help frame the site , create a definable edge interfacing with the public space of the street and achieve a more urban character;
2. Ensuring blank walls do not dominate the streetscape – while contemporary in character, the design of the proposed building is harmonious in scale, massing and architectural treatment with surrounding development;
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3. Providing pedestrian connections from the public sidewalks into the site where feasible to do so;
4. Ensuring landscape design is complimentary and unifies other urban design objectives including building form, pedestrian and vehicular access points, and parking location;
5. Locating utilities underground wherever feasible to minimize streetscape clutter; and 6. Utilizing suitable lighting that will not create light pollution, help increase the
attractiveness at the site at night, and encourage the use of public or shared areas of the site.
Modern materials used for commercial development such as:
prefinished aluminum composite panel systems colour combinations of silver, blue and
ochre,
architectural bronze and grey ground face block along the building base,
clear glazing,
white polymer framework and vertical cladding, ………
will be utilized in the proposed development to create a quality and visually appealing
commercial site that will cater to the needs of the surrounding community. The choice and
colour of materials used are appropriate for the automotive commercial building type
proposed as well as the scale of the development. Building material details can be seen in
the architectural elevations provided in the Appendix.
The massing and scale of the proposed development remains at a comfortable "human" scale
which is compatible with the surrounding low density residential land uses. The proposed
development recognizes the importance of the public realm and in turn will help create a
visually pleasing streetscape for pedestrians through the use of functional and aesthetic
landscaping along the south and east elevations, avoiding blank walls, and utilizing suitable
detailed design elements. The site layout of the proposed development would successfully
incorporate the site with surrounding land uses, while ensuring vehicular access to the site is
integrated with the overall built form. The proposed development will be complementary to
the existing Commercial Corridor along Wellington Road .
2.2 Public Realm
The public realm is specifically the fronting streets in this project and since the proposed
building is located close to the Wellington Road. With several overhead doors and the main
customer entrance along the front of the building most of the space is hard surface. However,
there is substantial space to landscape on the front corner and south side toward Wilkins
Street. See the Landscape Plan ins the Appendix. Notable features area:
customer entrance is connected to Wellington sidewalk and bus stop is south of Wilkins
transition area between building and sidewalk is largely grassed.
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along building base for the south side and east side corners is substantial ornamental
planting of a variety of small trees, and both deciduous and coniferous shrubs in beds
and bounded by curb and river stone where appropriate.
No forecourt or plaza is proposed as this is not considered a corner for major pedestrian
travel due to the automotive uses existing and proposed.
the use of elements such as decorative light fixtures will help to demarcate entrance
areas and provide desirable lighting that will attractively illuminate the site at night.
garbage and utility areas will be screened from public view.
2.3 Sustainability
A number of environmental and sustainability measures are being considered for the proposed
development. The most feasible measures being considered include:
water efficient landscaping;
reduced energy requirements through efficient building systems;
using high‐efficiency glazing which is higher in efficiency and sealing capacity;
utilizing recycled content in building materials (re‐claimed brick, etc.);
using regional materials and services;
using low V.O.C. emitting materials; and
using renewable materials wherever feasible.
The use of a number of the aforementioned sustainability measures in conjunction with the
implementation of the City's urban design and site plan standards will create an attractive
automotive commercial development y.
Appendix Site Plan
Landscape Plan Concept
Building Elevations/Renderings
Bibliography
1. City of London, OFFICIAL PLAN
2. City of London, COMMERCIAL DESIGN GUIDELINES
3. City of London, Z-1 COMPREHENSIVE ZONING BYLAW.
4. SBM Engineers, site plan, landscape plan and engineering plans
5. Cotton Project Coordinators – Architectural Plans
XX
CLF
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N80°14'E (R
P)
(M) N9°49'46"W (LCP.19, P)
(M)
51.816 (RP
)N
80°14'E (RP
)
(M)
N80°28'40"E (D
)45.403± (D
) (M)
N80°14'E (R
P)
7.0
0
LANDSCAPE
AREA
ASPHALT
PAVING
VACUUM
STATIONS
Cotton Project Coordinators
Project Title:
Dwg. Title:
REVISIONS
This drawing is the sole property ofCOTTON PROJECT COORDINATORS and shall not be copied,reproduced or used for construction purposes, in whole or inpart, without written permission from COTTON PROJECTCOORDINATORS.
This drawing must not be scaled.
All work must be carried out according to the OntarioBuilding Code and all other applicable codes havingjurisdiction.
The contractor must check and verify all dimensions againstactual (project/site) conditions and report anydiscrepancies to COTTON PROJECT COORDINATORS forclarification before proceeding with work.
General Notes:
DATE
Dwg. No:Project No:
Scale:
Drawn By:
Date:
File Name:
Client:
56 Kenora DriveKitchener, Ontario, N2A 2B8
Tel: 519.894.5215 Fax: 519.894.5273
AS NOTED
B.W.C.
NOV. 15'
2015-8
A1
130 DEARBORN PLACEWATERLOO, ONTARIO, N2J 4N5
SITE PLANAND
SITE ANALYSIS
1803096ONTARIO INC.
JIFFY LUBE/SUDS EXPRESS623/635 WELLINGTON ROAD SOUTH
LONDON, ONTARIO
WELLINGTON STREET
WIL
KIN
S S
TR
EE
T
SITE PLAN
SCALE 1:400 (11"x17")
ASPHALT
PAVING
ASPHALT
PAVING
ASPHALT
PAVING
SCALE 1:200 (22"x34")
7.5
0
6.00
6.0
0
7.00
LANDSCAPE
AREA
7.8
5
PROPOSED
BUILDING
6.00
24
.0
2.8
0
6.00
4.0
0
6.00
7.00
3.00
1.00
3.00
3.0
0
18
.1
1
22.13
EXISTING
SHARED
DRIVEWAY
PY
LO
N
SIG
N
MAINTAIN EXISTING LANDSCAPE AREA
BUILDING SETBACK
BU
IL
DIN
G S
ET
BA
CK
BUILDING
SETBACK
BU
IL
DIN
G S
ET
BA
CK
RO
AD
W
ID
EN
IN
G A
LL
OW
AN
CE
T
O
CE
NT
ER
O
F W
EL
LIN
GT
ON
R
OA
D
MAIN ENTRANCE
BICYCLE
PARKING
GARBAGE
ENCLOSURE
6m x 6m
SIGHT
TRIANGLE
12.40
10
.2
5
LANDSCAPE
AREA
SOUND WALL
SITE ANALYSIS
REGULATIONS
REQUIRED
REGULATIONS
PROPOSED
REGULATIONS
ZONING (HIGHWAY SERVICE COMM. )
HS2 HS2
SITE AREA
3459.4 sq. m
LOT FRONTAGE 30 m 49.92 m
LOT DEPTH 34.8 m 68.58 m
FRONT YARD SETBACK 7.0 m 7.0 m
EXTERIOR SIDE YARD SETBACK 7.0 m 15.3 m
SIDE YARD SETBACK 7.5 m 8.0 m
REAR YARD SETBACK 6.0 m 23.4 m
MINIMUM LANDSCAPE OPEN AREA 15% MIN. 38.00%
MAXIMUM BUILDING AREA 30% MAX. 13.20%
BUILDING HEIGHT 12 m MAX. 7.4 m
BUILDING FLOOR AREA
6000 sq. m 503.37 sq. m
PARKING SPACES FOR CAR WASH 3 SPACES
PARKING SPACES FOR JIFFY LUBE 12 SPACES
PARKING SPACES PROVIDED 16 SPACES
BICYCLE PARKING SPACES 7% OF REQUIRED
AUTOMOBILE PARKING
1 SPACES 1 SPACES
BUILDING FLOOR AREA
503.37 sq. m
BASEMENT FLOOR AREA
282.34 sq. m
GROSS FLOOR AREA
785.71 sq. m
LOCATION MAP
SITE
FH
LEGEND
MAN DOOR ENTRANCE/EXIT
DRIVE-IN OVERHEAD DOOR
PROPERTY LINE
STANDARD IRON BAR
CONCRETE FILLED STEEL PIPE BOLLARD
EXISTING MANHOLE
EXISTING CATCH BASIN
EXISTING UTILITY POLE
EXISTING GUY WIRE
SIGNAGE - REFER TO SIGN SCHEDULE
FIRE HYDRANT
SITE NOTES:
1.
SITE PLAN INFORMATION TAKEN FROM TOPOGRAPHICAL PLAN OF
SURVEY OF PART OF LOTS 4, 5 AND 6, REGISTERED PLAN NUMBER 639 IN
THE CITY OF LONDON, COUNTY OF MIDDLESEX AS PREPARED BY
HOLSTEAD AND REDMOND LIMITED, ONTARIO LAND SURVEYOR, DATED
SEPTEMBER 10, 2014.
2. ALL DISTANCES SHOWN ON THIS PLAN ARE IN METRES AND CAN BE
CONVERTED TO FEET BY DIVIDING BY 0.3048.
3. FOR SITE SERVICES AND SITE GRADING, REFER TO SITE GRADING AND
SITE SERVICING DRAWINGS.
4.
STANDARD DUTY ASPHALT SURFACING TO CONSIST OF:
-30mm HL3 ASPHALT
-50mm HL8 ASPHALT
-100mm GRANULAR 'A' BASE
-300mm GRANULAR 'B' SUBBASE
5Cs
5Cr
5Pc
5Pf
5Cr
5Pf
5Cr
3Cc
5Pc
5Cr
5Pc
1Cc
5Cr
5Pf
5Js
3Cc
5Pc
3Ca
3Ca
5Pc
5Pc
3Ca
8Pf
4To
5Cr
3Cc
14361 Medway Rd., PO Box #29, Arva, OntarioTel: (519) 471-6667 Fax: (519) 471-0034
Email: [email protected]
OALA, CSLA, LANDSCAPE ARCHITECT6 PINEHURST PLACE
ST. THOMAS, ON N5P 3X4PH 519-694-5470
1Ab
LEGEND:
PLANT LIST
LANDSCAPE NOTES
I.D. MARKER
JAN 26/16
14361 Medway Rd., PO Box #29, Arva, OntarioTel: (519) 471-6667 Fax: (519) 471-0034
Email: [email protected]
OALA, CSLA, LANDSCAPE ARCHITECT6 PINEHURST PLACE
ST. THOMAS, ON N5P 3X4PH 519-694-5470
RIVER STONE DETAILBIKE RACK DETAIL
DECIDUOUS TREE PLANTING DETAIL CONTINUOUS SHRUB PLATING DETAIL
JAN 26/16
TOWELS
VACUUMS
MAT CLEANERS
CLEANING
GARBAGE/RECYCLING
AIR & NITROGEN TOP-UP
FOR TIRES
the
...at
BackY
AR
D
Professional
tools to
add your
own finishing
touch!
P
E
N
N
Z
O
IL
TIRE
SERVICES
TIRE SERVICES
OIL CHANGE
CAR WASH CLUB
TIRE SERVICES
OIL CHANGE
CAR WASH CLUB
EAST ELEVATION
NORTH ELEVATION SOUTH ELEVATION
WEST ELEVATION
Cotton Project Coordinators
Project Title:
Dwg. Title:
REVISIONS
This drawing is the sole property ofCOTTON PROJECT COORDINATORS and shall not be copied,reproduced or used for construction purposes, in whole or inpart, without written permission from COTTON PROJECTCOORDINATORS.
This drawing must not be scaled.
All work must be carried out according to the OntarioBuilding Code and all other applicable codes havingjurisdiction.
The contractor must check and verify all dimensions againstactual (project/site) conditions and report anydiscrepancies to COTTON PROJECT COORDINATORS forclarification before proceeding with work.
General Notes:
DATE
Dwg. No:Project No:
Scale:
Drawn By:
Date:
File Name:
Client:
56 Kenora DriveKitchener, Ontario, N2A 2B8
Tel: 519.894.5215 Fax: 519.894.5273
1 : 75
B.W.C.
NOV. '15
2015-8
A2
130 DEARBORN PLACEWATERLOO, ONTARIO, N2J 4N5
COLORED
ELEVATIONS
1803096
ONTARIO INC.
JIFFY LUBE/
SUDS EXPRESS
623/635 WELLINGTON ROAD SOUTHLONDON, ONTARIO
LEGEND
PREFINISHED ALUMINUM COMPOSITE
PANEL SYSTEM SILVER
GROUND FACE BLOCK GREY
PREFINISHED ALUMINUM COMPOSITE
PANEL SYSTEM RED
PREFINISHED METAL VERTICAL CLADDING
CORPORATE PREFINISHED ALUMINUM
COMPOSITE PANEL SYSTEM JIFFY LUBE
COLOUR MATCHED FASCIA
CORPORATE PREFINISHED ALUMINUM
COMPOSITE PANEL SYSTEM SUDS
PREFINISHED METAL SIDING WHITE
GROUND FACE BLOCK BRONZE
CONCRETE FILLED POLYMER FRAMEWORK
ASSEMBLY (WHITE)
1
1
1
1
1
1
1
2
2
2
2
8
7
9
5
3910
4
5 6
8
7
9
56
10
7
8
8
7
10
6
1
2
3
4
5
6
7
8
9
10
