URBAN DESIGN BRIEF - London, Ontario · community vitality and representing appropriate management and balanced growth through the sensitive development of a vacant parcel in a newly

Zelinka Priamo Ltd.

URBAN DESIGN BRIEF 2605 and 2561 Tokala Trail City of London Quincy Developments

June 30, 2015

Urban Design Brief June 30, 2015

2605 and 2651 Tokala Trail

Zelinka Priamo Ltd. Page 2

TABLE OF CONTENTS INTRODUCTION ............................................................................................................... 3

SECTION 1 – Land Use Planning Context .................................................................... 3 1.1 DESCRIPTION OF SUBJECT LANDS .................................................................. 3

1.3 DESIGN GOALS AND OBJECTIVES .................................................................... 6

1.4 DESIGN RESPONSE TO CITY DOCUMENTS ..................................................... 7

1.5 SPATIAL ANALYSIS ............................................................................................ 11

1.5.1 Community Context (800 m) ............................................................................ 11

1.5.2 Community Context (400 m) ............................................................................ 12

1.6 CONCLUSIONS ................................................................................................... 16

SECTION 2 - Design Principles and Design Response ............................................. 17 2.1 Concept Design ................................................................................................ 17

2.2 Public Realm ..................................................................................................... 19

SECTION 3 - Compatibility Report ............................................................................... 20 3.1 Built Form Elements ......................................................................................... 20

3.2 Massing and Articulation ................................................................................... 20

3.3 Architectural Treatment .................................................................................... 21




1.0 INTRODUCTION The purpose of this Urban Design Brief is to provide a detailed description of the design

proposed for a multi-unit medical office building and single detached residential lots

located on lands that are bounded by Fanshawe Park Road West to south and Tokala

Trail to the north.

SECTION 1 – Land Use Planning Context 1.1 DESCRIPTION OF SUBJECT LANDS The subject lands are comprised of two separate parcels of land, known municipally as

2605 and 2651 Tokala Trail (Figure 1). The site has a total lot frontage of approximately

200m (656ft) along Fanshawe Park Road, a depth ranging from 90m (295ft) to 135m

(443ft), and a total site area of 2.65 ha (6.54 ac). The subject lands are currently vacant.

The surrounding land uses include residential development in the form of single

detached dwellings to the north with frontages of approximately 11m (36ft) and lot

depths of 35m (115ft). The lands to the west consist contain the St. Andre Bassette

Secondary School and accessory playing fields. The lands to the east and south are

planned for medium to high density residential uses. Public sidewalks exist along both

sides of Fanshawe Park Road West, and the north side of Tokala Trail. A sidewalk is

anticipated to be constructed on the south side of Tokala Trail as part of the proposed

development.

Figure 1 – Subject lands and Surrounding Area




1.2 PROPOSED DEVELOPMENT There are two components to the proposed development; a multi-unit medical office

building on the southerly portion of the site; and, low density residential lots located on

the northerly portion of the property along Tokala Trail (Figure 2). The medical office

component of the proposed development consists of a 4,960m2 (53,389ft2), 3-storey,

multi-unit building oriented parallel with, and close to, the street line, with parking

provided to the rear and sides of the building (Figures 3-4). Two vehicular entrances

from Fanshawe Park Road West, one on either side of the medical office building,

provide access to the 340-space surface parking facility which includes 10 accessible

parking spaces. Main entrances to the building are provided at both the front, facing

Fanshawe Park Rd., as well as on the rear, facing the parking area, to allow for direct

pedestrian access from Fanshawe Park Road West and the parking facility. Secondary

access points are provided on the east and west sides of the building.

Figure 2 – Conceptual Site Plan




Figure 3 – Conceptual Rendering (facing west)

Figure 4 – Conceptual Rendering (facing north)

The rear portion of the parcel consists of 18 low density residential lots with frontage on

Tokala Trail, consistent with the existing single detached dwellings on the north side of

Tokala Trail. The proposed lots have roughly 11m (36ft) frontages with a lot depth of

29m (95ft).




1.3 DESIGN GOALS AND OBJECTIVES

The overall goal of the project is to develop a medical office building with facilities that

provide healthcare services to the surrounding community with a built form that reflects

the character of the existing community and adds to the visual presentation of the

streetscape.

The design objectives of the project include establishing a built form and site design

which;

a) is aesthetically pleasing;

b) is visually well integrated into the existing Fanshawe Park Road West

commercial corridor;

c) interacts positively with the surrounding residential and institutional uses;

d) provides a façade that relates to the streetscape at a human scale and is

street-oriented;

e) enhances the experience of both pedestrians and motorists along

Fanshawe Park Road West;

f) uses façade and pedestrian enhancements to identify two main

entrances;

g) serves clients/staff using a variety of transportation modes in an inclusive

manner;

h) directs clients to two main entrances to maximize the efficiency of the use

for pedestrian and vehicular traffic;

i) utilizes landscaping enhancements to reduce the visual impact of the

required surface parking areas;

j) provides safe access to the building for clients and staff;

k) makes use of a mixture of cladding elements and detailing to avoid large

blank building faces;

l) provides a prominent pedestrian/transit user site entrance that enhances

the interaction between the site and the street; and

m) provides an easily negotiated surface parking component that is large

enough to accommodate the anticipated traffic flow.




1.4 DESIGN RESPONSE TO CITY DOCUMENTS 1.4.1 City of London Strategic Policies The City’s Vision, as detailed in the Strategic Priorities, are;

“1. Economic Prosperity

2. Infrastructure Renewal and Expansion

3. Community Vitality

4. Environmental Leadership

5. Creative, Diverse and Innovative City

6. Progressive Transportation System

7. Managed and Balanced Growth

8. Financial Stability”

The design of the proposed development is consistent with these priorities of improving

community vitality and representing appropriate management and balanced growth

through the sensitive development of a vacant parcel in a newly established community.

1.4.2 Official Plan Urban Design Policies The City of London Official Plan includes design principles 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 by the following:

iv) High Design Standards

The proposed development provides a strong architectural presence in an existing built-

up area. A variety of cladding materials are utilized, and strategic architectural elements

are included in the building design, including distinct, inverted cantilevered roof lines and

curtain wall along the top floor.

v) Architectural Continuity




While there are some existing office buildings along Fanshawe Park Road to the east of

the site, the subject lands is the only proposed office building in the immediate area. In

addition, the existing school to the west of the property is setback significantly from

Fanshawe Park Road, with the open playing fields located along the street frontage. As

such there are limited existing architectural styles to maintain consistency with.

However, the proposed building provides a built form along Fanshawe Park Road, in line

with newer commercial development farther east and west of the site.

vii) Streetscape

The proposed building has been positioned on the subject lands along the anticipated

street line, in accordance with the Zoning By-Law. Locating the building close to the

street line provides a positive pedestrian environment and contributes to a strong street

edge along an otherwise very open stretch of Fanshawe Park Road West.

viii) Pedestrian Traffic

Pedestrian traffic will be enhanced through the strengthening of the street line on both

Fanshawe Park Road West and Tokala Trail.

ix) Access to Sunlight

Generous amounts of windows are proposed for all elevations, together with a

continuous window curtain wall on the entire top floor of the proposed building. Windows

on the south elevation are intended to maximize the amount of sunlight penetration into

the building. Ground-to-roof windows are used at entrance points as both an

architectural feature and to allow for natural lighting into stairwells. The extensive use of

windows will also allow for passive surveillance along Fanshawe Park Road West and

the office building’s associated parking area.

x) Landscaping

The conceptual plan for the proposed development provides for a landscape buffer

around the entire site. Particular attention will be paid to the interface with the proposed

single detached dwellings on the northerly portion of the site. Enhanced tree plantings

will ease the transition of uses at this location.




xi) Building Positioning

The proposed medical office building is placed close to the street edge with a large

portion of the parking located towards the rear of the site. This positioning establishes a

strong street presence which may set the precedent for future development along this

section of Fanshawe Park Road West.

xii) Enhances Accessibility Standards

The proposed medical office building will be constructed to full accessible standards to

accommodate any and all patients.

xiii) Parking and Loading

The two vehicular entrances are arranged such that a fire route and pick-up/drop-off

area is provided to the north of the building, in a driveway loop. Loading is located to the

north of the building (pick-up/drop-off area) through temporary parking of trucks; no

loading bays are provided. Parking and loading facilities are screened from lands to the

south by the office building, and from lands to the north by the proposed single detached

dwellings. Although portions of the parking area abut Fanshawe Park Road, the overall

impact of parking in this area is mitigated by building placement and enhanced

landscaping.

xiv) Privacy

Locating the building at the Fanshawe Park Road frontage allows for maximum spatial

separation between the medical office building and the proposed single detached

dwellings on the south side of Tokala Trail. Landscaping on the subject property will

provide natural privacy screening throughout the site with emphasis on appropriate

buffering along the east and west property lines. In addition, a 1.8m board fence is

proposed to screen the parking area from view along all internal lot lines. Specific

landscaping features will be addressed through the site plan approval process.

xv) Outdoor Space

Ample outdoor space for the single detached dwellings is provided on each lot,

consistent with the residential lots to the north. Outdoor space, which is intended to be

landscaped, is provided on the medical office lands.




xvii) Noise Attenuation

The subject lands are located adjacent to a major arterial road with 4 lanes of traffic. As

the proposed development does not contemplate residential units along Fanshawe Park

Road, no noise barrier is required. The proposed medical office will provide a level of

noise buffering to the proposed single detached dwellings fronting onto Tokala Trail.

xix) Waste Management

Waste and recycling for the medical office building will be stored within a designated

waste storage area and removed on scheduled pick up days. The specific location of the

waste containers will be determined through the site plan approval process. Waste from

the single detached dwellings will be stored internally and brought to the curb on

collection days.

xx) Resource Conservation

Where practical, the proposed building will make use of appropriate sustainability

techniques.

xxi) Gateways

The subject lands are located east of the Hyde Park Road and Fanshawe Park Road

West intersection, both of which are arterial roads. This general area is the gateway for

the north-west portion of the city. By positioning the proposed structure towards the

property line and providing a building style that suitably contrasts the character of the

surrounding area, the proposed building itself forms a gateway feature for the area.

Given the above, the design of the proposed development is consistent with the design

principles established in Section 11 of the Official Plan.

1.4.3 Official Plan Urban Design Objectives for Medium Density Residential Section 3.1.3 of the Official Plan describes the urban design objectives for areas

designated Multi-Family, Medium Density Residential which includes as follows:

“i) Support the development of multi-family, medium density residential uses

at locations which enhance the character and amenity of a residential




area, and where there is safe and convenient access to public transit,

shopping, public open space, recreation facilities and other urban

amenities.

ii) Encourage the development of well-designed and visually attractive forms

of multi-family, medium density housing.

iii) Promote the retention of desirable natural features through the

appropriate location of buildings and parking areas.”

The proposed development is sensitive to the scale of the existing low density residential

areas north of the subject lands and uses design elements, including building

orientation, that reflect the character of the adjacent residential and institutional land

uses. There are no significant natural features on, or proximate to, the site. As a result,

the proposal meets the medium density residential urban design objectives of Section

3.1.3.

1.4.4 Official Plan Urban Design Objectives for Office Designations Section 5.1.2 of the Official Plan describes the urban design objectives for areas

designated as Office which includes as follows:

“i) Accommodate small and medium-scale office uses within purpose-

designed office buildings at appropriate locations.

ii) Encourage the development of high quality office building which are

compatible with surrounding land uses.”

The proposed development is aesthetically pleasing and provides a contemporary

design which complements the form of the development existing in the area, and

conforms to the urban design objectives for office designations. The proposed

development located on an arterial road and meets a high design standard and does not

feature a large front yard surface parking area. It incorporates accessible pedestrian

connections to transit facilities and to neighbouring residential areas.

1.5 SPATIAL ANALYSIS 1.5.1 Community Context (800 m)

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south. Immediately south of site, beyond Fanshawe Park Road West, are lands intended

for medium to high density residential development. On the north side of Tokala Trail are

existing low density residential lots which are currently being developed as single

detached dwellings with frontages ranging from approximately 11m to 15m.

Considering the surrounding land uses, no land use conflicts are anticipated as a result

of the proposed development.

Figure 6 – Site Specific Spatial Analysis

Surrounding land uses include the following:

WEST: Existing lands to the west of the subject property contain a newly

constructed secondary school (St. Andre Bessette Catholic Secondary

School) with frontage on Fanshawe Park Road West and Tokala Trail.

These lands are zoned for CF1, R6-5(29), R7 and R8 with a designation

of “Multi-Family, Medium Density Residential”.




Figure 7 – St. Andre Bessette Catholic Secondary School (from Tokala Trail)

NORTH: Existing lands north of the subject property on the northside of Tokala

Trail consist of single family residential lots with minimum 11.0m

frontages. These lands are zoned for R1-3 and R1-3(8) and designated

“Low Density Residential”

Figure 8 – Existing single detached dwellings on north side of Tokala Trail

The closest single-detached dwellings are located immediately north of the subject

property on the northside of Tokala Trail (Figure 8). However, since the proposed

development consists of single-detached dwellings on the south side of Tokala Trail the

existing low density residential will be appropriately buffered from the proposed medical

office building.




EAST: Lands east of the subject property are currently vacant and are zoned for

R5-3(16) and R6-5(28) and R7 with a designation of “Multi-Family,

Medium Density Residential”.

Figure 9 – Lands to the east of the subject lands (facing north from Fanshawe Park Road West)

SOUTH: The subject property abuts Fanshawe Park Road West, however on the

southside of the road the lands are vacant and are zoned for R1-13(3),

R5-7 and R6-5(10) with a designation of “Multi-Family, Medium Density

Residential”.

Figure 9 – Lands on the south side of Fanshawe Park Road West, opposite the subject lands




1.6 CONCLUSIONS

The proposed development meets the City’s Urban Design requirements by providing a

high quality building design that is compatible with the surrounding land uses. All

building elevations provide extensive glazing and will make use of the ‘eyes-on-the-

street’ approach to public safety for Fanshawe Park Road. Architectural elements,

including an inverted cantilever roof design, extensive glazing, and contemporary

materials contribute to the high quality design of the building. The scale and massing of

the proposed building is compatible with the surrounding area, and will not create undue

adverse impacts on the adjacent institutional and residential uses, nor future residential

uses. The proposal introduces an attractive, architecturally pleasing building along the

street frontage, with street oriented features to enhance the pedestrian environment.




SECTION 2 - DESIGN PRINCIPLES AND DESIGN RESPONSES

2.1 CONCEPT DESIGN

The proposed development provides for a visually stimulating 3-storey building design,

making use of a variety of cladding materials, extensive glazing, and a unique roof line

(Figures 9-10).

All floors feature many large windows on all elevations, allowing sunlight penetration into

the building. Entrance locations on each elevation are enhanced with window curtain

walls running the entire height of the building. As shown in the conceptual renderings

(Figures 11-12), internal stairwells are positioned adjacent to the curtain walls as to be

visible from the exterior, providing a sense of human scale on each floor. Pedestrian

oriented features, such as benches and planters, will be incorporated into the front

elevation to enhance the public realm along the streetscape. This provides an inviting

pedestrian experience in front of the building, and an enhancement to the Fanshawe

Park Road West streetscape.

Conceptual building materials consist of brick veneer on the 1st and 2nd floors, while the

top floor is entirely faced with a window and anodized aluminum curtain wall. The top

floor is stepped back from the main floor plate, which allows for a cantilever roof to

extend beyond the top floor curtain wall. The roof is supported by painted steel columns

rising from the extent of the 2nd floor. Rooftop mechanical rooms are largely out of view

from locations proximate to the building due to the roof lines and positioning in the centre

of the roof. The juxtaposition of the brick and curtain wall, together with the inverted

cantilever roof line, work to create a unique and notable building design that will set a

positive precedent for future development in this area of the City.




Figure 9 – Proposed south and east elevations

Figure 10 – Proposed north and west elevations




Figure 11 – Conceptual rending (facing north from Fanshawe Park Road West)

Figure 12 – Conceptual rendering (facing west along Fanshawe Park Road West)

2.2 PUBLIC REALM

The public realm surrounding the subject lands is largely undefined, with only lands

adjacent to the west and lands on the north side of Tokala Trail being developed for

institutional and low-density residential uses, respectively. The areas are generally




consistent with a residential suburban public realm consisting of sidewalks and

residential front yards. The proposed development of 18 singled detached dwellings on

the south side of Tokala Trail will complete the intended residential streetscape and

improve the public realm in a manner consistent with the residential built form on the

north side of the street.

The public realm along Fanshawe Park Road West is currently uninviting and sparse.

The proposed development aims to create an inviting public realm in front of the medical

office building, making use of benches, planters, and landscaping.

SECTION 3 - COMPATIBILITY REPORT

3.1 BUILT FORM ELEMENTS

The proposed single detached dwellings on the south side of Tokala Trail are to be

zoned similar to the existing lots on the north side of Tokala Trail. This will ensure that

the proposed lots are compatible with the existing single detached dwellings.

The proposed medical office building is located as close to the Fanshawe Park Road

West street line as possible. This location will not only create a positive streetscape

along this section of Fanshawe Park Road West, but will also maximize spatial

separation with existing and planned residential units to the north and east.

Notable built form elements of the proposed office building include extensive glazing and

curtain walls, an inverted cantilever roof line, ground-to-roof windows at entrance

locations, and modern cladding materials. These features combine to create a unique

and distinctive structure that will have a positive contribution to the Fanshawe Park Road

streetscape.

3.2 MASSING AND ARTICULATION

The massing of the proposed medical office building is consistent with other medium

scale office buildings in the city. The building has been oriented parallel to the street to

screen parking in the rear of the site. This approach contributes to a defined street edge.




The massing of the medical office building is of a scale consistent with existing

commercial development farther east and west of the site, maintaining a pedestrian

scale at the street line.

Articulation in the building features a stepped back third storey with an extended inverted

cantilever roof above. This feature reduces the overall massing of the building and

provides an articulated roof line, increasing visual interest.

3.3 ARCHITECTURAL TREATMENT

Architectural treatments for the proposed medical office building include extensive

glazing, anodized aluminum and window curtain walls, ground-to-roof windows at

entrance locations, and a uniquely designed roof. Cladding materials, consisting of brick,

curtain walls, glazing, and windows, will add to the positive aesthetic of the building.

Documents

URBAN DESIGN BRIEF - London, Ontario · community vitality and representing appropriate management and balanced growth through the sensitive development of a vacant parcel in a newly