at 1331 hyde park road, in the city of london. march 2018 · area of 5790 m2 with 62.6 m frontage...

URBAN DESIGN BRIEF …. on behalf of the owner … 1331 Hyde Park Road Inc.

…. in support a Site Plan Approval Application to permit a “Mainstreet” retail commercial centre.

…. At 1331 Hyde Park Road, in the City of London. March 2018

1 KCI - Urban Design Brief: Proposed MAINSTREET Commercial development at 1331 Hyde Park Road

SECTION 1 - LAND USE PLANNING CONTEXT

1.1 Subject Lands

Municipal Address: Owned by “1331 Hyde Park Road Holdings Inc.”

is the subject 1331 Hyde Park north of the CPR line. SEE Location

Plan.

Site Dimensions: regular rectangular shaped site, with a total land

area of 5790 m2 with 62.6 m frontage and 90.2m of depth. It is

currently undeveloped and vacant.

Official Plan land use designation: Schedule A, Land Use designates

the lands as MAINSTREET COMMERCIAL CORRIDOR. The Main

Street Commercial Corridor designation is normally applied to long

established, pedestrian-oriented shopping areas in the older parts

of the City. This designation may also be applied to new commercial

areas provided that a mixed use, street oriented form of

development is proposed. Proposals for the creation of new Main

Street Commercial Corridors shall be supported by a comprehensive

design concept and design guidelines. These areas typically consist

of small, separately owned and managed commercial properties

that meet the frequent shopping and service needs of nearby

residents or provide specialty shopping for customers from a much

larger area.

The London Plan place type is MAINSTREET. Map 3 – Street

Classifications designates Hyde Park Road as a CIVIC BOULEVARD.

The Hyde Park Community Plan designates the lands as a Medium

Density Residential.

Current Zoning: The City of London zones the subject lands as

BUSINESS DISTRICT COMMERCIAL–BDC2(4), which permits a broad

range of retail and office commercial uses as well as community and

institutional uses, to implement the Official Plan land use policy

framework. The (4) denotes that there is no maximum front yard

setback. In addition there are Community Design Guidelines

accompanying the Community Plan and these are addressed later.

The site design has been prepared to comply with the existing

zoning as much as possible.

Site Characteristics:

Topography – the subject lands are generally flat and grading

down from Hyde Park Road to the south and east.

Layout – the site is regular in shape and has significant street

frontage along Hyde Park Road and flankage along access into a

major Storm Water Management Facility owned by the City.

Including a multi-use pedestrian trail.

Vegetation and Landscaping – there are two mature deciduous

trees on the site along the southern boundary, that would be

preserved. Substantial landscaping is proposed of the improved

site.

Existing Buildings – There are no existing buildings on site.

Previous Uses was a farm market with temporary building and

stalls for outdoor sales of food products. These have all been

cleared from the site.

Public open space and SWM facility

Public Parkland

SWM facility

c

Multi use trail

LTC Bus Route #19

- Oakridge


Surrounding Land Uses:

North – Fanshawe Motors Tire Craft Auto Centre .

East – the Gainsborough Coronation Neighbourhood comprising

mostly single detached development and the City’s major storm

water management facility.

South – the City’s major storm water management facility with a

multi-use pedestrian – cycling trail.

West and Southwest – is open space comprising the City’s major

storm water management facility with a multi-use pedestrian –

cycling trail and neighbourhood park.

1.2 Proposed Development

1331 Hyde Park Road Holdings Inc. is proposing a retail office

centre on 5790 m2 of land, comprising:

1. one l-shaped commercial building of 1 storey and 1499 m2 of

gross floor area comprising 27% Lot Coverage.

2. One vehicular access points at the north end of the site along

Hyde Park Road.

3. A Landscape total area of 3726 m2 which is 23% coverage.

4. A parking and drive aisle area of 2895 m2 which is 50% coverage.

5. Parking space of 89 spaces including 4 barrier free spaces, and 20

bicycle spaces.

1.3 Design Goals & Objectives

The design objectives of the commercial proposal arise primarily

from the Hyde Park Community Plan and Design Guidelines for

commercial development :

to provide an attractive and quality commercial development to serve the local area and beyond.

is compatible with the scale and form of surrounding existing and future commercial and residential land uses and intensities;

visually enhances the streetscapes along Hyde Park Road and the multi-use trail flankage;

compliments the open space area to the south, south east and west.

1.4 Design Response to City Documents

THE HYDE PARK COMMUNITY URBAN DESIGN GUIDELINES

The site and building design shown on the Plans in the Appendix

reflect what is required in Section 4.1, Building Design Guidelines as

they relate to commercial buildings. The Building has been paced at

the front of th site to conform to street orientation.

The south façade has been treated with much glazing and details as

the front elevation conforming then to Buildings on corner lots.


Rooftop mechanical equipment should be enclosed or screened,

preferably through roof design in a manner consistent with the

building form, materials and colour.

A diversity in architectural expression is encouraged. Building

facades should be varied and articulated to provide visual interest

for pedestrians. Highly detailed buildings are encouraged. Elements

such as cornices, key stones, window bays, eaves and dormers are

encouraged to provide visual interest.

Main walls facing streets should have a greater number of windows

to provide casual surveillance along the street to create a safer

environment. Facade design should clearly emphasize the main

entrance to buildings.

RESPONSE: The proposed site plan and building designs achieve the

above guidelines.

OFFICIAL PLAN

Section 4.4.1.2. sets out Urban Design Objectives and the proposed

commercial development would “Encourage the rehabilitation and

renewal of the Main Street Commercial Corridor” (i) as well as

enhance pedestrian environments with the streetscape treatments

and the treatments along the south side where the multi-use path

exists (ii).

The use of architectural split face block, smooth faced block, stone,

stucco and long board with articulation and colour match will iii)

enhance the street edge. The landscape plan would create

enjoyably accessible and walkable sidewalks, with street furniture,

landscaping and proper lighting (iii) and create high quality public

places (v), while supporting public transit with front doors to the

commercial units v).

RESPONSE: The proposed site plan and building designs achieve the

above policies.

City of London Official Plan - Urban Design Guidelines of

Section 11 of the Official Plan

A review of this section was completed only to conclude that

its contents have been covered in the preceding.

PLACEMAKING GUIDELINES

This document is the original city-wide Urban Design standard

which is broad in scope, is intended for larger communities and

neighbourhood planning. A review of this document was

completed only to conclude that its contents have been covered in

the preceding.

LONDON PLAN

In the London Plan the site design and building architecture have

been developed within the context of the LONDON PLAN CITY

DESIGN section. City Design objectives are set in the following

topics:

1. Character 2. Street Network

3. Streetscapes


4. Public Space 5. Site Layout 6. Buildings Site Layout and Buildings are the focus of this analysis. CHARACTER The character of the area is described in the Hyde Park Community which was a traditional rural village centred on the cross-roads of Hyde Park Road and Gainsborough located about 1 km to the north of the subject site. The traditional mainstreet theme at this intersection is to be carried southerly to the CPR line where the subject site then is the terminus of the Mainstreet (section 197). The built form is proposed to carry this sense of place and be consistent with the planned vision of the Community Plan and the corresponding MAINSTREET place type. SITE LAYOUT and PUBLIC SPACE The proposed commercial development respects the physical and

planned neighbourhood context based on the Hyde Park

Community Plan and Guidelines. Proper landscaped and built form

interfaces with adjacent land uses (sections 252-254) is

demonstrated with a front orientation, including entrance doors,

abundant glazing and a substantial walkway - to the two public

realms of Hyde Park Road and the City Open Space and SWM

facility along the south side. The flat topography of the site and

adjacent lands enables smooth interface transition and pedestrian

connection.

The walkway pedestrian system enables easy circulation with the

site separated from vehicles, as well as connection to adjacent lands

and the easterly developing residential neighbourhood (Section

255)..

The placement of the main building at the front of the site along

Hyde Park Road frontage (sections 256 and 259) creates the edge or

a street wall, gaining a sense of enclosure and comfortable

pedestrian environment.

Garbage enclosure areas are located at the rear of the site

(section 266) and set back from the rear property line.

BUILDINGS and PUBLIC SPACE No blank walls are proposed along the street edges ( sections 285

and 286) The 2 storey-like -looking building (section 286) achieves

scale relationships that are comfortable for pedestrians, and are

proportional to the width of the abutting public right-of-way to

achieve a sense of enclosure.

The south elevation of the building along the public Open Space

frontage is complimented with a hard and soft landscaping

welcoming space (section 288). The corner site situation essentially

occurring here should (sections 290 and 291) should be and is

addressed by building massing, location of entrances, and

architectural elements, with building entrances and transparent

windows located to face establishing an active

frontage.

Rooftop utility equipment would be screened from view (section

296) with equipment by way of parapet facades and enclosures

integrated into the overall building design.


A diversity of materials is intended in the design of buildings to

visually break up massing, reduce visual bulk and add interest to the

building design (sections 301 and 302). Transparent glass is used

abundantly on the majority of the ground level façades facing the

public realm to provide views into and out of the space and

enhance the pedestrian environment (section 304).

STREETSCAPE

The recent rebuild of Hyde Park Road provides a good base to work

from with a new standard sidewalk and boulevard. The landscape

plan proposes to compliment it with additional paving at the main

vehicular entrance, medium sized boulevard trees (maiden hair)

and a year-around green provided by a mass of juniper shrubs

combined with grasses.

It is the writer’s opinion that the proposed site plan, landscape plan

and building design achieves or complies with the above policies.

The design of the subject commercial centre has followed the

MAINSTREET place type design policies on FORM (section 911)

designed to be well integrated with the character and design of the

associated Main Street by:

locating Buildings at or along the front property line

placing a priority on the pedestrian experience

providing a highly urban character

including pedestrian and cycling amenities

intending that signage be integrated with the

architecture of the buildings

locating surface parking to the rear of building

It is noted that #1351 AND 1357 HYDE PARK ROAD (section 915) is permitted to have the existing “auto repair garage” use notwith-standing these uses are not typically permitted in the place type.

1.5 Spatial Analysis

The proposed development is located in a newly urbanizing area of

the City and existing spatial data base does not reflect the planned

Gainsborough – Coronation Neighbourhood which has yet to

develop in the vicinity of the subject site. However, the lands are

zoned for the future contemplated development. Much is already

being constructed as can be seen by the photos. Therefore the

mapping is qualified in description and map notation.

1.5.1 Community Context - 400m & 800m

The spatial analysis maps below show the community context.

The 400 m radius Map shows the roads and streets with sidewalks

built upon the original road of Hyde Park Road. To the west is the

open space and Storm water management facility. To the north is a

continuance of the commercial development that is proposed and

Tirecraft along the THC store further north. To the north east is

high rise and mid rise multi- family development both existing and

proposed.

The 800 m radius map shows more of the same type of low and

medium density forms of housing, more of the Gainsborough

community and the Elementary School and Neighbourhood Park to

the east of the site.


The two Spatial Analysis Maps are shown on the

following two pages.

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 commercial development would contribute to the

commercial infrastucture of Hyde Park community which is

considered of the more desirable communities in London.

The proposed commercial development would be

complimentary to the open space and storm eater management

facility system adjacent.

The site is of a good size, shape and area to accommodate the

intended commercial uses.

WEAKNESSES

None

OPPORTUNITIES

Build on the above mentioned strengths

The proposed commercial development is on on the southerly

limit of the Mainstreet commercial corridor and therefore

serves a somewhat of a “gateway” into the old Hyde Park area.

Provide functional and aesthetic landscaping and fencing that

will screen parking areas and protect the privacy and residential

amenity adjacent to the subject site

THREATS

none.

Figures 1 thru 7 following provide a brief photo review of the

site and area.

Figure 1: Viewing southeast across frontage of site along Hyde Park Road.

Hyde Park

Village Centre

CPR LINE Hyde Park Centre

Shopping centre

High density multi-

family residential

Mainstreet

commercial

Industrial/highway

commercial area

LTC Bus Route #19

- Oakridge

Multi-use trail

Residential subdivision

Parkland and SWM facility

Parkland and

SWM facility


Figure 2: Viewing easterly showing part of frontage and existing building to be

demolished..

Figure 3: Viewing east showing site in foreground and housing under construction to the east in the Gainsborough Coronation subdivision. .

Figure 4 – Tirecraft Auto Centre to the north

Figure 5 – looking east along multi use trail and SWM facility

with site on left and noise wall under construction in left back.


Figure 6 – viewing the multi-use trail westerly toward Hyde

Park Road, site on centre and right, and CNR line to the left

back.

Figure 7 – northbound on Hyde Park Road showing THC store

and to the east of it, high rise apartment development under

construction. Commercial development is proposed for the

fronting lands right).

SECTION 2 - DESIGN PRINCIPLES & DESIGN

RESPONSES

2.1 Site Design -- In addition to the design objectives stated

earlier, general design principles that were regarded for the

proposed development include the following.

A street front oriented site locations with rear oriented site

locations.

Pedestrian circulation has been well thought out in terms of

connections of entrance doors both front and rear to the edges

to significant features external to the site, such as the public

street and the multi-use trail.

Ensuring landscape design is complimentary and unifies other

urban design objectives including building form, pedestrian and

vehicular access points, and parking location;

Ensuring landscape design properly screens the parking areas

from the easterly residential lands;

Locating utilities underground wherever feasible to minimize

streetscape clutter; and

Utilizing suitable lighting that will not create light glare, help

increase the attractiveness and safety at the site at night. See

the Photometric Plan.


2.2 Building Design -- Three major uses proposed comprise:

o Restaurant of 270 m2 gfa

o Office of 353 m2 gfa

o Retail of 851 m2 gfa.

Materials comprise: Brick, Smooth and split stone, Brick

veneer, Longboard siding and Exterior Insulation Finish System

– EIFS. See coloured elevation plan in Appendix.

Signage location and area has been provided for on the

elevation plans.

The “Corner” location context being on Hyde Park Road,

located at a trail head and storm water facility open space

area, has been recognized as the side (south) building

elevation has been designed to have abundant glazing and

entrance doors. Overall it is treated with the same detail as

the front elevation.

The broad face of the front elevation has been scaled through

the use of a variety of architectural materials in a vertical

fashion that corresponds with the commercial space users.

2.3 Landscape Plan

The landscape plan has been designed to tie the site together

with generous paving treatments around the building on all

sides, as well as abundant plantings in terms of quantity and

choice of plantings.

Sidewalks and ‘boulevard’ trees are provided on primary

driveways through the development. Around the permitted of

the site major large trees have been planted on 12 m centres,

comprising red maple, tulip, maiden hair and honey locust

varieties.

2.4 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.

Appendix – Plans and Drawings follow.

PART 1

PART 2

75

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COMMERCIALPLAZA1331 HYDE PARK ROAD

LONDON, ONTARIO

NOV 15/2017

933

All survey information, existing & proposed measurements are to be confirmed on site by the contractor. The contractor shall immediately notify the architect of all inconsistencies, errors or omissions in this, or other documents, or in their relation in whole or in part. Do not proceed wherethere is uncertainty. This drawing is an instrument of service & remains the property of the author firm. This drawing & the designs represented in it are protected by copyright & may not be stored electronically, reproduced in whole or part without the author firms permission.

Check scale, print may be reduced 1/2 inch 10 mm

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