urban design brief - london, ontario · 2019-07-15 · urban design brief 1561 + 1567 hyde park...
TRANSCRIPT
Castle + AssociatesArchitecture
URBAN DESIGN BRIEF
Proposed Animal Hospital1561 + 1567 Hyde Park Road
Khanna and Patel Holdings Inc.
Table of Contents
1.1 Site Description .......................................................................................... pg. 11.2 Design Objective(s) .................................................................................... pg. 21.3 Design Response to City Documents
1.3.1 London Plan .................................................................................. pg. 2-31.3.2 Hyde Park Community Plan and Urban Design Guidelines .......... pg. 3-4
1.4 Spatial Analysis 400 to 800 metres ............................................................ pg. 51.5 Neighbourhood Context ........................................................................... pg. 61.6 Context Photos .......................................................................................... pg. 7
2.1 Conceptual Design2.1.1 Site Design ................................................................................... pg. 82.1.2 Parking + Access ........................................................................... pg. 8Figures 1 + 2 (Site Concept diagrams) ....................................................... pg. 92.1.3 Built Form ...................................................................................... pg. 102.1.4 Lighting .......................................................................................... pg. 102.1.5 Signage ......................................................................................... pg. 102.1.6 Servicing ........................................................................................ pg. 10Figures 3 + 4 (Streetscape views) .............................................................. pg. 11
2.2 Public Realm ............................................................................................... pg. 122.3 Sustainable Techniques ............................................................................... pg. 12
3.1 Summary ..................................................................................................... pg 12
4.1 Drawings4.1.1 A1.0 Site Plan + Concept Plans4.1.2 A3.0 Building Elevations4.1.3 L.1 Landscape Plan4.1.4 Survey
Urban Design Brief1561 + 1567 Hyde Park Road, LondonKhanna and Patel Holdings Inc.
June 2019
Page 1
SECTION ONE: CONTEXT
1.1 Site Description
The subject site is located near a commercial node at the intersection of Gainsborough and Hyde Park Road in the Hyde Park village area. The site fronts on to Hyde Park Road.
Hyde Park Road has recently been upgraded (2018) to include four (4) lanes of traffic, two (2) headed North and two (2) headed South, separated by raised boulevard planting. North-South traffic directions include dedicated left turn lanes and paint delineated bicycle lanes.
The site topography is relatively flat with a slight slope from the front property line to the existing sidewalk.
The site currently includes a small road allowance, however, additional road allowance dedication has been requested by the City as part of the Pre-Consultation process. Although a road allowance of up to 24m [78.75'] from the centre line of Hyde Park Road may be requested within 150 m of an intersection, the City has proposed a 21 m [68.89'] ultimate road allowance. This results in an effective lot depth of approximately 22.9 m [75'].
The site currently includes two (2) separate properties with two (2) - one and three quarter (1 3/4) storey, residential uses; one on each property. Although both buildings are 'older', neither appear to be of any historical significance.
Both sections of Gainsborough Road and Hyde Park Road in near proximity to the site are designated as a 'Main Street' place type as defined in the London Plan.
Municipal Address(es): 1561 Hyde Park Road1567 Hyde Park Road
Current Zoning: BDC (Business District Commercial)
Site Area: 640 m2 [6,892 ft2]
Site Dimensions: Approximately 28 m x 29 m [92' x 94']22.9 m [75'] effective depthwith 28 m [92'] of frontage
Urban Design Brief1561 + 1567 Hyde Park Road, LondonKhanna and Patel Holdings Inc.
June 2019
Page 2
1.3 Design Response to City Documents
The current version of the London Plan and the established Hyde Park Community Plan and Urban Design Guidelines were referenced in the preparation of the proposal and design brief. Where conflicts appear between the two documents, the more recent document is presumed to govern.
1.3.1 London Plan (March 8, 2019)
As noted, this section of Hyde Park Road is designated as a 'Main Street' place type as defined in the London Plan;
Policy 907 highlights that the new 'Main Street' will encourage a mix of uses with active ground floor uses and forms.
The proposal includes an 'active' ground floor use and an unique streetscape form.
Policy 908 permits a broad range of residential, retail, service and office uses while mixed use buildings will be encouraged.
The proposed use would be considered to add to the diversity of uses along Hyde Park.
Policy 910 addresses the Intensity of development by prohibiting large commercial buildings and limiting individual buildings to no more than 2,000 m2 of office space.
The proposal is not large and falls well below the maximum office space area limit.
Buildings are to be a minimum of either two (2) storeys of eight metres in height.
The proposed height of the one (1) storey building is estimated at approximately 7.1 m [23.3'] which falls short of the preferred 8 m height along a 'Main Street'.
1.2 Design Objective(s)
The subject site was recently purchased for development due to its location at the North-West corner of the City and for its current zoning which allows for an outright 'Animal Hospital' use without any zoning amendments .
The current property owners are both veterinarians who would like to demolish the existing structures and construct a purpose-built commercial building from which to operate their Animal Hospital.
The proposed 'Animal Hospital' use is governed by the College of Veterinarians of Ontario which establishes minimum standards for their design and operation. These include requirements for client amenities, examination rooms, diagnostics, imaging, treatment areas, operating rooms and supplementary support spaces. Due to the nature of their work, the veterinarians have indicated that client and animal areas should be accommodated within the extents of the main floor of the proposed building. Supplementary staff spaces (storage, lunch room and washroom) and base building utility rooms are to be located within a partial basement.
Urban Design Brief1561 + 1567 Hyde Park Road, LondonKhanna and Patel Holdings Inc.
June 2019
Page 3
1.3.1 London Plan (March 8, 2019) - cont'd
Policy 911 addresses the Form of development by encouraging buildings to be located at or along the front property line in order to create a 'street wall' that sets the context for a comfortable pedestrian environment.
Although the 'short' elevation has been oriented towards the street, proposed trees either side of the entrance to the parking area are intended to maintain desired 'street wall' context (see also 2.1 Conceptual Design)
Priority will be placed on the pedestrian experience through site layout, building location, and a design that reinforces pedestrian comfort and safety.
Pedestrian access is provided directly from the City sidewalk to the building entrance and through to the site along side the parking area. A clear ling of sight is provided through the site and generous roof overhang is proposed as shade/ weather protection for clients arriving or departing with their pets.
Enhanced street tree planting should be incorporated into new development proposals to provide for a comfortable pedestrian environment.
See landscape plan provided.
Signage should be integrated with the architecture of the buildings, fixed to the building, and its size and application should be appropriate for the character of the area.
Signage is proposed on the West and South elevations mounted directly on the building (signage under separate permit by others)
Surface parking will be located to the rear or interior side yard of a building.
Parking has been located in the interior sideyard (see also 2.1 Conceptual Design).
1.3.2 Hyde Park Community Plan and Urban Design Guidelines (December 1999)
The Hyde Park Community and Urban Design Guidelines were originally prepared to guide the overall design of the community and the development of individual sites within the Hyde Park Community Planarea. The guidelines were intended to implement the community vision and support the policies of the City of London Official Plan (now the London Plan).
The Hyde Park Community is unique in that it contains both existing urban areas and new development on agricultural land. A mixed-use environment has been created as new residential neighbourhoods and commercial areas have been developed within the existing community. The existing hamlet area has evolved and intensified to take advantage of full municipal services. Some of the design challenges of incorporating the existing hamlet and developed areas with new development can be addressed through urban design.
Urban Design Brief1561 + 1567 Hyde Park Road, LondonKhanna and Patel Holdings Inc.
June 2019
Page 4
1.3.2 Hyde Park Community Plan and Urban Design Guidelines (December 1999) - cont'd
Buildings should be oriented to the street to define the public space of the streets and achieve a more urban development character.
The proposed building faces the street (Hyde Park) with an 'active' street frontage.
Buildings should be designed with rooftops of an identifiable shape. Square or flat top roofs should generally be avoided and, where used, the walls should be carefully terminated and crowned to support the character of the building.A diversity of architectural expression is encouraged. Building facades should be varied and articulated to provide visual interest for pedestrians.
The proposal includes two mono-pitched roofs split either side of a line of clerestory windows which creates a unique profile and façade along the Hyde Park streetscape.
Façade design should clearly emphasize the main entrance to buildings. Canopies over doorways and porches are encouraged.
The main entrance is oriented towards the street. Due to the extent of road allowance dedication requested, a canopy over the main entry door has been omitted. The interior pedestrian sidewalk, however, is to be covered with a roof extension from the building.
Buildings should be sited in close proximity to the street with walkways extending to the adjacent sidewalk. Appropriate setbacks should be determined through [a] streetscape study.
The building has been located as close to the requested road allowance setback as feasible. A streetscape study has indicated that the proposed building is setback approximately 1.5 m [5'] from the existing building to the North and 3.5m [11.5'] from the fence/ covered exterior storage structure to the South.
Parking should be located at the side or rear of the building.
Parking has been located to the side of the building (see also 2.1 Conceptual Design).
Encourage the planting of large deciduous ‘street trees’ along the roadside to help shade and enclose the street, creating the atmosphere of an ‘outdoor room’.Buildings should define the public street space with building walls maximized along the street to enclose and animate the street and create a consistent edge.
Although the 'short' building elevation has been oriented towards the street to maximize the buildable area and minimized hardscape, proposed trees either side of the entrance to the driving aisle are intended to strengthen the street edge.
Encourage variety, irregularity and uniqueness in building location and design.
In an area of re-purposed existing buildings and newer flat roofed commercial development, we consider this proposal to add significant variety, irregularity and uniqueness within the area.
Urban Design Brief1561 + 1567 Hyde Park Road, LondonKhanna and Patel Holdings Inc.
June 2019
Page 5
1.4 Spatial Analysis 400 to 800 metres
HYDE PARK ROAD
GAINSBOROUGH ROAD
Legend
Commercial Residential (Low Density) Educational
Light Industrial Residential (Medium Density) Worship
Agricultural Residential (High Density) Greenspace
RAIL CORRIDOR
Urban Design Brief1561 + 1567 Hyde Park Road, LondonKhanna and Patel Holdings Inc.
June 2019
Page 6
67
5
1
129
2
103
411 8
1.5 Neighbourhood Context
TWO STOREY
'LAW OFFICE'
PAVED
PARKING
OUTDOOR
VEHICLE STORAGE
CONVERTED
1 1/2 STOREY
'CONTRACTOR'
OUTDOOR
SCHOOL BUS
STORAGE
GAINSBOROUGH ROAD
HYDE PARK ROAD
CONVERTED CHURCH
ONE STOREY
'MEDICAL SPA'
CONVERTED CHURCH
ONE STOREY
'MEDICAL SPA'
CONVERTED
TWO STOREY
'CONTRACTOR'
CONVERTED
ONE STOREY
'FLOORING SUPPLIER'
ONE STOREY
COMMERCIAL
MULTI-TENANT
ONE STOREY
'CAR DEALER'
SUBJECT
SITES
CONVERTED
1 STOREY
'RESTAURANT'
CONVERTED
1 3/4 STOREY
'BEAUTY
PARLOUR'
2 STOREY
'RESIDENTIAL'
CONVERTED
1 1/2 STOREY
'MEDICAL SPA'CONVERTED
1 STOREY
'COMMERCIAL'
VACANT SITE
(BUILDINGS DEMOLISHED)
ONE STOREY
'CAR DEALER'
LOW DENSITY
RESIDENTIAL
ONE STOREY
COMMERCIAL
MULTI-TENANT
PAVED
PARKING
PAVED
PARKING
SOUN
DWALL
Urban Design Brief1561 + 1567 Hyde Park Road, LondonKhanna and Patel Holdings Inc.
June 2019
Page 7
1.5 Context Photos
1 Neighbouring building to North(Two storey 'Law Offices')
2 SUBJECT SITES 3 Neighbouring property to South(10' high fence concealing 'Outdoor Vehicle Storage')
4 Neighbouring building to South(Converted 1 1/2 storey 'Contractor Office')
5 View South-East from intersection(towards Subject Sites)
6 View North-East from intersection(Commercial - Residential beyond)
7 View North-West from intersection(Outdoor School Bus Storage) * Rezoning Under Review
8 East side Hyde Park Road(Commercial conversions, High density Residential beyond)
9 West side Hyde Park Road(1 Storey Commercial - facing Subject Sites)
10 West side Hyde Park Road(Commercial conversion - 'Medical Spa')
11 West side Hyde Park Road(Sound Wall concealing Low density Residential)
12 Recent Multi-Tenant Commercial Development
SECTION TWO: CONCEPTUAL DESIGN
Urban Design Brief1561 + 1567 Hyde Park Road, LondonKhanna and Patel Holdings Inc.
June 2019
Page 8
2.1 Conceptual Design
2.1.1 Site Design
During the Pre-Consultation process, the City exercised its option to request an additional road allowance set back from Hyde Park Road. Given a potential 24m setback from the centre line of the road would essentially reduce the buildable area of the site by one third (1/3), the City opted to request an ultimate 21m setback - the minimum they considered sufficient to allow for potential future road expansion and a dedicated right-hand turning lane in the North direction at the nearby intersection of Gainsborough and Hyde Park.
Multiple building and parking orientation options were reviewed. Although a longer West facing building elevation would be preferred to maintain a strong streetscape, preference was given to orienting the building along the North property line and providing sideyard parking. This design decision was made to maximize the potential building area and on-site parking while minimizing excess hardscape by limiting the length of the driving aisle.
2.1.2 Parking + Access
The parking requirements become onerous an a small site. The City is willing to relax the parking requirements given that meeting the full parking count within the property boundaries could make the commercial development potential of the site infeasible.
Orienting the building along the street with rearyard parking would result in six (6) parking stalls and driving aisles in the south and east yards. Orienting the building along the north property line results in seven (7) parking stalls and a driving aisle in the south yard. This results in a reduction of paved hardscape by over twenty percent (20%) over parking in the rearyard.
In their experience with similar sized animal hospitals, the veterinarians have indicated that six (6) parking stalls are typically sufficient for their operational purposes. Should this prove to be insufficient, they have indicated they would be willing to consider renting additional parking on a neighbouring site.
Access to the site is proposed at an existing curb cut along the South property line at the furthermost distance from the intersection of Gainsborough and Hyde Park roads.
Urban Design Brief1561 + 1567 Hyde Park Road, LondonKhanna and Patel Holdings Inc.
June 2019
Page 9
STAL
L 1
(BF)
STAL
L 2
STAL
L 3
STAL
L 4
STAL
L 5
STAL
L 6
STAL
L 7
PEDESTRIAN WALK
ENTRY
BUILDING FOOTPRINT248.5 m2
[2,675 sq. ft.]
EXIT
HYDE
PAR
K ROAD
DRIVING AISLE
ROAD ALLOWANCESETBACK
HYDE
PAR
K ROAD
ENTRY
EXIT
STALL 1 (BF)
STALL 2
STALL 3
STALL 4
STALL 5
STALL 6
BUILDING AREA150.1 m2
[1,625 sq. ft.]
PEDESTRIAN WALK
DRIVING AISLE
ROAD ALLOWANCESETBACK
Building Area: 151.0 m2 [1,625 sq. ft.]
Hardscape: 485.9 m2 [5,230 sq. ft.]
Landscape: 197.8 m2 [2,130 sq. ft.]
Parking: Six (6) stalls
Building Area: 248.5 m2 [2,675 sq. ft.]
Hardscape: 383.7 m2 [4,130 sq. ft.]
Landscape: 202.5 m2 [2,180 sq. ft.]
Parking: Seven (7) stalls
Figure 2: Sideyard Parking Site Concept (preferred)
Figure 1: Rearyard Parking Site Concept (considered)
Urban Design Brief1561 + 1567 Hyde Park Road, LondonKhanna and Patel Holdings Inc.
June 2019
Page 10
2.1.3 Built Form
Given the programmatic requirements of the Animal Hospital and the limits of the site bounded by the City's requested road allowance, the proposed building occupies nearly the full depth of the site from West to East at the North end of the property.
The main entrance has been oriented off the street while a service entrance has been located towards the rear of the building. An internal pedestrian walkway runs the full depth of the site between the two entrances.
The single storey building massing includes two mono-pitched roofs split either side of a line of clerestory windows. A generous roof overhang along the south elevation provides weather protection and shade over the pedestrian walkway.
The building includes a concrete block base with pre-cast concrete sill and fiber cement wall cladding with a 'wood' appearance. Punch windows and storefront glazing system will be a dark, anodized aluminum. The roof is to be finished in a standing seam, metal roofing system.
See also building elevations in section 4.1.2.
2.1.4 Lighting
Building lighting is proposed on the streetscape (West) elevation and on the south elevation along the pedestrian walkway bordering the parking area.
Separate site lighting is not deemed necessary.
2.1.5 Signage
Signage is proposed to be mounted high on the face of the building on the streetscape (West) elevation. Additional signage is proposed at a lower level along the pedestrian walkway on the South elevation.
It is anticipated that signage will be back backlit, however, details are yet to be confirmed.
2.1.6 Servicing
As noted, site access will be provided from the south end of the property to limit congestion closer to the intersection of Gainsborough and Hyde Park.
Service vehicles are typically limited to cars or courier vans which may be accommodated within the proposed parking area.
Road and infrastructure improvements completed in 2018 along Hyde Park Road provide multiple options for servicing the site and no significant infrastructure upgrades are anticipated.
Garbage and recycling is to be stored within the building and removed at the time of pickup.
Urban Design Brief1561 + 1567 Hyde Park Road, LondonKhanna and Patel Holdings Inc.
June 2019
Page 11
Figure 3: Streetscape elevation (from Hyde Park Road)
Figure 4: Streetscape view (along Hyde Park Road towards North)
Urban Design Brief1561 + 1567 Hyde Park Road, LondonKhanna and Patel Holdings Inc.
June 2019
Page 12
2.2 Public Realm
The public realm is limited to the road allowance setback along Hyde Park Road and the parking area inthe sideyard to the south of the building.
Enhanced planting is proposed in the road allowance setback and throughout the perimeter of the parking area in a dedicated landscaped area within the fenced property boundary.
The site is serviced by the #19 bus with stops on Hyde Park Road North of the intersection with Gainsborough. There is no bus service along Gainsborough Road.
2.3 Sustainable Techniques
All design will meet SB-10, Division 5 of the Ontario Building Code.
Passive window shading will be provided by the roof overhang over the pedestrian walkway.
Enhanced glazing is proposed for the West facing windows and storefront.
A sunshade projection over the windows to the waiting room on the West elevation is proposed - assuming the City will support the projection in to the Road Allowance Right of Way.
Clerestory windows will provide in/direct daylighting throughout the entry foyer and the main corridor.
Trees proposed in the landscape plan will provide partial shading of the asphalt parking on the immediate and neighbouring site.
3.1 Summary
The project site is small and development is limited by a sizable road allowance setback, however, the veterinarian owners purchased these sites based on the existing zoning which allows for their Animal Hospital use and the proximity to the north-west edge of the City.
Comments from the Panel regarding the following would be helpful to move the project forward;
Support for the proposed building location with sideyard parking
Support for reduced parking requirements (minor variance required)
Support for a 0.76 m [2'-6"] projection in to the Road Allowance Setbackfor a potential sunshade on the West Elevation
AS NOTED
Animal HospitalHyde Park
Drawn By:
Scale:
Issue:
Drawing:
Project:
TGC-
19-002
A1.0
Conceptual Site +Project Data
1567/1571 Hyde Park Road
2019 - JUNE - 26Plot Date:
Sheet No.:Project No.:
Job Captain:
ISSUED FORUDPRP BRIEF
No. Date Issued For / Revisions
Revision:
A -
GENERAL NOTES:1. CONTRACTOR TO VERIFY ALL DIMENSIONS PRIOR TO PROCEEDING
AND NOTIFY THE ARCHITECT OF ANY ERRORS OR DISCREPANCIES.2. DRAWINGS ARE NOT TO BE USED FOR CONSTRUCTION UNLESS
SEALED AND COUNTERSIGNED.3. COPYRIGHT ALL RIGHTS RESERVED. ALL IDEAS, DESIGNS, DRAWINGS
AND REPRODUCTIONS ARE THE PROPERTY OF 'CASTLE + ASSOCIATESARCHITECTURE' AND ARE NOT TO BE COPIED, REPRODUCED OR DISTRIBUTED WITHOUT THE WRITTEN PERMISSION OF THIS OFFICE.
Main Floor Plans
Castle + AssociatesArchitecture969 Colborne StreetLondon, ON N6A 4A5p. 519.204.0858www.castlearchitecture.ca
A 19.06.26 UDPRP Brief
PROJECT DATA
Municipal Adress 1567 + 1571 Hyde Park RoadZoning BDC (Business District Commercial)Proposed Use Animal HospitalLot Area 834.7 m2
Zoning Requirements ProposedLot Frontage (Min) 8.0 m 28.3 mFront Yard Depth (Min) 0.0 m 0.05 mFront Yard Depth (Max) 3.0 m 0.15 mSideyard Setback 0.0 m 1.2 m / 15.6 mRearyard Setback 0.0 m 0.1 m Lot Coverage (Max) 70% 30%Height (Max) 12.0 m 7.2 mGross Floor Area 2,000 m2 467.5 m2Main Floor Area - 248.5 m2Parking 1 per 45 m2 1 BF (Type 'A')
(11 stalls) + 6 Standard Stalls
* Variance(s) required - Reduction in required parking (from 11 to 7)- Internal bicycle storage (1 exterior required)
1 1/2 STOREY
OFFICE
ONE STOREY
MEDICAL SPA
ONE STOREY
MEDICAL SPA
TWO STOREY
OFFICE
ONE STOREY
COMMERCIAL
LOW DENSITY
RESIDENTIAL
1 STOREY
RESTAURANT1 3/4 STOREY
BEAUTY
PARLOUR
2 STOREY
RESIDENTIAL
ONE STOREY
AUTOMOTIVE
273.06
273.01
272.97
272.79
272.82
272.75
272.83
272.84
272.90273.02
272.91
272.82
272.90
272.97
272.98
273.41
273.27
273.44
273.21
272.95
IB(1017)
IB(1017)
SIB(HR)
FH
273.462
100
272.60
272.69
272.71
272.83
272.93
272.97
272.93
272.96
273.12
273.00
272.89
272.94
272.93
272.87
272.79
272.65
272.63
272.60
CB
124
272.496
CB
125
272.506
272.48
272.58
272.64
272.70
272.75
272.81
272.86
272.88
272.79
272.77272.66
272.96
272.90272.97
MHSAN CO
169
272.865
WV
272.973
170
272.77273.08
272.84
273.13
PEDB
PEDTV
273.25273.24
273.24
273.24
273.24
273.14273.20
273.26
273.24273.25
WV
273.163
194
MHSAN CO
195
273.101
272.88
273.03
273.09
273.12
273.13273.21
273.17
273.16
273.14
272.92
UP
273.303
273.313
273.351
273.400
TFDN
273.76
273.28
273.15
273.37
273.22
273.31
273.17
273.18
273.26
273.34
273.06
272.85
272.78
272.74
273.30
273.30
GM
GM
273.35
273.26
273.32
273.29
TFDN
273.76
273.21
273.22
273.11
273.07
IBØ(HR)
273.20
273.12
273.10
273.10
273.22
273.31
273.04
272.92
272.97
273.15
273.18
272.94
TRDEC 300 3000
FF
273.04
273.15
273.11
273.10
272.85
272.86
2 STOREY BRICK OFFICE BUILDING
MUN N° 1579
2 STOREY SIDED HOUSE
0.50 EAVES MUN N° 1571
FRAME
ADDITION
ALUMINUM
SHED
COVERED
DECK
WOOD
DECK
STEPS
STE
PS
1 STOREY BRICK HOUSE
0.40 EAVES MUN N° 1567
2 S
TOR
EY
2nd
STO
RE
Y
CA
NTI
LEV
ER
WOOD
DECK
2nd STOREY
DECK
STEPS
BAY
WINDOW
WOOD
DECK
COVERED
PORCH
STE
PS
3.43 3.36
3.73
3.68
7.86
1.94
1.66
8.82 8.32
8.25
2.44 2.87
CO
NC
RE
TE S
IDE
WA
LK
CO
NC
RE
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WA
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XX
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NEW BOARD FENCE NEW BOARD FENCE
OLD BOARD FENCEOLD BOARD FENCE
XX
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OLD BOARD FENCE
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XX
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NE
W B
OA
RD
FEN
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NE
W B
OA
RD
FEN
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BOLLARD
BOLLARD
OU
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100mm
GA
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11.583 (P
& M
EA
S)
16.672 (M
EA
S)
N19°53'27"W
(ME
AS
)28.255
(ME
AS
)
28.890 (P CALC & SET)
N70°05'01"E (MEAS)
(N70°04'40"E P)
(N69°52'05"E P1)
11.582 (P
1 & S
ET)
16.352 (P
1 & M
EA
S)
27.934 (P
1 & M
EA
S)
N20°13'07"W
(ME
AS
)
(N20°26'55"W
P1)
N70°42'06"E (MEAS) 28.734 (MEAS)
(N70°34'10"E P1)
N70°42'21"E (MEAS)28.793 (MEAS)
(N70°34'10"E P1)
ORP 2
IB
IB
ORP 1
PART 11
33R-18316
PART 3 PLAN 33R-3639PART 2 PLAN 33R-3570
PART 5 (REM)
PART 7 (REM)
PLAN
3
3R-3639
24
TOWNSHIP
P.I.N. LIMIT
P.I.N. LIMIT
P.I.N. LIMIT
P.I.N
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P.I.N. LIM
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STR
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STR
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P.I.N. 08064 - 3038
P.I.N. 08064 - 3047
P.I.N. 08064 - 1589
WID
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BY
BY-LAW
N° S
-5784-71, R
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1029333
P.I.N. 08064 - 3040
RO
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PART 12
33R-18316
(28.700 P1)
(28.285 P)
(16.702 P)
OVERHANG
ED
GE
OF G
RAV
EL
EDGE OF GRAVEL
273 .25
273 .00
273 .00
273
.25
STA
LL 1
(BF)
STA
LL 2
STA
LL 3
STA
LL 4
STA
LL 5
STA
LL 6
STA
LL 7
HY
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PA
RK
RO
AD
SIDEWALK
ENTRY
11.2
m [3
6'-8
"]
22.4 m [73'-8"]
BUILDING FOOTPRINT248.5 m2
[2,675 sq. ft.]
EXIT
1.2
m
[4'-0
"]
0.1 m
[0'-4"]
6.17 m
[20'-3"]
1.8
m
[5'-1
1"]
5.5
m
[18'
-0"]
6.8
m
[22'
-3"]
2.7 m
[8'-10"]
3.4 m
[11'-2"]
6.0
m [1
9'-8
"]
AP
PR
OX
IMAT
E L
OC
ATIO
N O
FE
XIS
TIN
G D
RO
PP
ED
CU
RB
EX
ISTI
NG
SID
EW
ALK
4.59 m
[15'-1"]
EXISTING 8'-0"WOOD FENCE
EXISTING 8'-0"WOOD FENCE
EXISTING 8'-0"WOOD FENCE
2.46 m
[8'-1"]
PARKING(SURFACE)
PARKING(COVERED)
DRIVING AISLE
SPRINKLER CONTRACTOR(OUTDOOR VEHICULE STORAGE)
EXISTING TWO (2) STOREY'LAW OFFICE' BUILDING
1.5 m
[4'-11"]
10.77 m [35'-4"]
FIREFIGHTING
EXISTING TREE TOBE REMOVED
FH
HP
6.00 m
[19'-8"]
1.65 m
[5'-5"]
28.890 m [94.78']1.74 m[5.73']
27.9
34 m
[91.
65']
28.734 m [94.27']
28.2
55 m
[92.
70']
+21.
0 m
RO
AD
WID
EN
ING
RIG
HT
OF
WAY
1.5 m SETBACK
1.5
m S
ETB
AC
K
0.15 m
[0'-6"]
0.76 m
[2'-6"]PROJECTION
0.05 m
[0'-2"]
0.3 m
[1'-0"]
PLANTINGBEDSOD
PLANTINGBED
SOD
PLANTINGBED
PLANTINGBED
SITE PLANSCALE: 1/8" = 1'-0"1
STORAGE(18'8"X9'6")
M/E(10'X19')
OPEN STORAGE
LUNCHROOM
(11'4"X12'6")
EXIT A(7'X14'8")
STORAGE(11'X19")
WC(6'X6')UNEXCAVATED
LOWER FLOOR PLANSCALE: 1/8" = 1'-0"3
UTILITY(7'6"X9')
EXAMINATIONROOM
(9'6"X10')
EXAMINATIONROOM
(9'6"X10')
GROOMING(7'6"X10')
X-RAY(6'10"X10')
CORRIDOR
4'-6
"
EXIT A(7'6"X14'8")
EXAMINATIONROOM(10'X9')
OFFICE(10'8"X9')
RECEPTION
TREATMENTAREA
(12'4"X19'4")
PHARMACY(7'6"X19'4")
SURGERYAREA
(12'X19'4")
WC(8'X5'11")
[VAULTED]
DOG (x5)KENNELS(14'X10')VESTIBULE
(8'4"X6'4")
WAITING
MAIN FLOOR PLANSCALE: 1/8" = 1'-0"2 N
S
K
B
C
D
A M M
FF
T/O MAIN FLOORel. 100.00'
T/O ROOF (OVERHANG)el. 123.25'
T/O LOWER WALL PLATEel. 110.00'
B
C
D
A
K
NORTH ELEVATION (SIDEYARD)SCALE: 3/16" = 1'-0"4
Signage
B
C
B
C
D
F
D
F
H P P PM
M
K K
D
M
P
A A A
A F DF D
T/O MAIN FLOORel. 100.00'
T/O ROOF (OVERHANG)el. 123.25'
T/O UPPER WALL PLATEel. 120.66'
T/O LOWER WALL PLATEel. 110.00'
SOUTH ELEVATION (FACING PARKING)SCALE: 3/16" = 1'-0"1
Signage
B
C
AH
A D D
F
E
F F F
J
J
T/O MAIN FLOORel. 100.00'
T/O LOWER WALL PLATEel. 110.00'
T/O UPPER WALL PLATEel. 120.66'
N N
T/O ROOF (OVERHANG)el. 123.25'
WEST ELEVATION (STREETSCAPE)SCALE: 3/16" = 1'-0"3
A
J
J
B
C
T/O MAIN FLOORel. 100.00'
T/O ROOF (OVERHANG)el. 123.25'
T/O UPPER WALL PLATEel. 120.66'
T/O LOWER WALL PLATEel. 110.00'
EAST ELEVATION (REARYARD)SCALE: 3/16" = 1'-0"2
A
ANODIZED ALUMINUM DOOR W/TEMPERED, DOUBLE GLAZING
FIBER CEMENT CLADDING'LAP' SIDING W/ 5" EXPOSURE
INSULATED, HOLLOW METAL DOOR (PTD)IN HOLLOW METAL FRAME (PTD)
ANODIZED ALUMINUM 'STOREFRONT'GLAZING SYSTEM
SIGNAGE (TBC)
TEMPERED, TRANSPARENT GLAZING
B PRE-CAST CONCRETE SILL
C CONCRETE BLOCK(SMOOTH FACED, RUNNING BOND)
D
E
F
G
H
2X12 FASCIA C/W SHINGLE STOPJ
CORROGATED METAL ROOFINGK
ALUMINUM GUTTER ON2X10 FASCIA BOARDL
M
N
MATERIAL LEGEND
P
WALL LIGHT AT 10'-4" A.F.F.
Q
R
ALUMINUM DOWNSPOUT
RESERVED
RESERVED
WALL LIGHT AT 8'-4" A.F.F.
CONCRETE BLOCK
GLAZING FRAME SYSTEM
FIBER CEMENT CLADDING
HM DOOR + FRAME
FASCIA FLASHING +DOWNSPOUTS
CORROGATED METALROOFING
H Y
D
E
P
A
R
K
R
O
A
D
ASPHALT PARKING LOT
ASPHALT DRIVEWAY
PROPOSED 2
STOREY BUILDING
DRIVING AISLE
EX. ASPHALT
PARKING
EX. OUTDOOR VEHICLE STORAGE
GA
SG
AS
GA
SG
AS
GA
SG
AS
GA
SG
AS
GA
SG
AS
GA
SG
AS
GA
SG
AS
GA
SG
AS
GA
SG
AS
GA
SG
AS
GA
SG
AS
GA
SG
AS
GA
SG
AS
HH
HH
HH
HH
HH
HH
EX. ASPHALT
PARKING
ENTRY
EXIT
Project Title:
Project No:
19.014
Drawing Title:
Date:Scale:Drawn By:Design By:Checked By:
Landscape Plan
L.1
General Notes:
Notes:
June 20191:100EKEK/ALLALL
1567-1571 Hyde Park Road London, ON
Hyde Park Animal
Hospital
ARTHUR LIERMAN
L A N D S C A P E A R C H I T E C T U R E
231 Wellington Street Suite 2 London ON N6B 2L2519.667.1422 www.aliermanla.ca
N
ISSUED FOR UDPRP06/26/191.IssuedDateNo.
Revisions:
DECIDUOUS TREE PLANTING n.t.s. SHRUB PLANTING n.t.s. PERENNIAL & ORNAMENTAL GRASS PLANTING n.t.s. RIVER STONE BED n.t.s.
LEGEND
PRECAST UNIT CURB n.t.s.
N
0 1 5
Scale: 1:100
10m
U
R
B
A
N
D
E
S
I
G
N
B
R
I
E
F