639 york street, london, on urban design brief · 639 york street, london, on urban design brief 1...

639 York Street, London, ON

Urban Design Brief May 16, 2017

639 York Street, London, ON Urban Design Brief

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Contents 1 Section One........................................................................................................................................................... 1

1.1 Introduction / Site Description ....................................................................................................................... 1

1.2 Official Plan Land Use Designation: ............................................................................................................. 2

1.3 Current Zoning: ............................................................................................................................................. 2

1.4 Design Goals and Objectives ....................................................................................................................... 3

1.5 Project Description ....................................................................................................................................... 3

1.6 Site Design ................................................................................................................................................... 4

1.7 Design Response to City Documents ........................................................................................................... 5

1.7.1 City of London Official Plan ‐ Urban Design Guidelines ........................................................................... 5

1.7.2 City of London Official Plan – Commercial Urban Design Guidelines ...................................................... 8

1.8 Spatial Analysis .......................................................................................................................................... 10

1.8.1 Community Context ‐ 400m & 800m ...................................................................................................... 10

1.8.2 SWOT Analysis ...................................................................................................................................... 12

1.8.3 Strengths ................................................................................................................................................ 12

1.8.4 Weaknesses ........................................................................................................................................... 13

1.8.5 Opportunities .......................................................................................................................................... 13

1.8.6 Threats ................................................................................................................................................... 13

2 Section Two – General Design Principles ........................................................................................................... 14

2.1 Conceptual Design and Public Realm ........................................................................................................ 14

2.2 Sustainability .............................................................................................................................................. 15

2.3 Appendix ..................................................................................................................................................... 16

A-00 Statistics .........................................................................................................................................................

A-01 Phase 2 – Site Plan ........................................................................................................................................

A-02 Site Context ....................................................................................................................................................

A-03 Existing Site Imagery ......................................................................................................................................

A-04 Existing Survey ...............................................................................................................................................

A-05 Existing Site Plan ............................................................................................................................................

A-06 Section 1 .........................................................................................................................................................

A-07 Section 2 .........................................................................................................................................................

A-08 Isometric 1 ......................................................................................................................................................


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A-09 Isometric 2 ......................................................................................................................................................

A-10 Isometric 3 ......................................................................................................................................................

A-11 Isometric 4 ......................................................................................................................................................

A-12 Perspective 1 ..................................................................................................................................................

A-13 Perspective 2 ..................................................................................................................................................

A-15 Perspective 3 ..................................................................................................................................................

A-16 Elevation 2 ......................................................................................................................................................

A-17 Google Earth ...................................................................................................................................................

A-18 Google Earth ...................................................................................................................................................


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1 Section One

1.1 Introduction / Site Description

The proposed project is an adaptive reuse development situated on lands addressed as 639 York Street, London (the Site). This property, which measures approximately 0.857 hectares (8,571square meters) in area, is located on the south side of York Street, east of Adelaide Street, on lands generally described as Part 1 and 2 of Lot 12, Concession C. These lands are located in the City’s East London Planning Area.

The Site is located south of St. Mary Parish, and north of the CN rail tracks and has a frontage along York Street of 146m, and a lot depth of 57.92m. The Site has a grade change of 0.6m over the 146m east-west frontage (the east being higher). The west side of the Site slopes down 0.38m from the back to the front and the east side of the site is approximately level.

The Site consists of 4, unoccupied, attached buildings, previously owned by “Boutette & Barnett Trade Distribution Centre” used in an industrial / warehouse capacity. The lands can be characterized as having limited topographic relief and no prominent natural heritage environmental features.

Surrounding land uses are summarized below:

North: York Street, St. Mary’s Parish, Econolodge, small commercial (mechanic)

West: Small commercial (auto parts and tire vendor), Adelaide Street overpass

South: CN Railway corridor, A.J. Tyler Operations Centre (City of London)

East: Small commercial (glass vendor), Large business (TD bank London Headquarters, multi-unit business)


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1.2 Official Plan Land Use Designation:

Auto Oriented Commercial 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. York Street is classified as an arterial road and runs east-west through the inner city and carries about 19,000 vehicles per day. The site is subject to a 2.942m road allowance widening dedication to achieve the 13 m wide road from centreline or 26 m total road allowance. Start Communications is a telecommunications works and is considered by definition, a “public utility” which are permitted in all designations.

The London Plan has a Commercial Industrial Place Type. The London Plan was adopted by Council in June 2016 and the MMAH in December 2016. It is not fully approved as there outstanding appeals. This place type permits commercial uses, quasi-industrial uses that do not fit well into other commercial and mixed use place types. Again, Start Communications is a telecommunications works and is considered by definition, a “public utility” which are permitted in all designations. York Street is classified as a Civic Boulevard which is similar to the arterial road.

1.3 Current Zoning:

The zoning of the subject lands is the RSC2, RSC4 and RSC5 zones and are normally intended to implement the Auto-Oriented Commercial Corridor designation. The Zones provide for and regulates a range of moderate intensity commercial uses, and trade service uses. Early discussions with City Planning Staff concluded that Start Communications constituted a “public utility” in the City’s ZB definitions, which is part of a Public Use which is permitted in any zone provided that:

a) Such building or structure is designed and maintained in general harmony with the buildings and structures permitted within the zone in which it is located;

b) All buildings shall otherwise comply with the regulations of that zone.

Some adjustments to the regulations are required such as:

a) Lot coverage from the required 30 % maximum to 48%.

b) Front yard setback from the required 10.6 m to 3.1 m.

c) Interior yard setback from the required 7 m to 0.25 m.

d) Rear yard setback from the required 7 m to 0.25 m.

e) Parking spaces from the required 165 spaces to 83 spaces (using the 1 space for each 45m2 gfa)

f) Building Height from the maximum of 12 m to 12.6 m.


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1.4 Design Goals and Objectives

The design goals and objectives of this proposed development are to transform an existing unoccupied industrial building site through adaptive reuse and expansion into one with a purpose design 3 storey addition that respects the urban design principles of the City by:

Providing a building of high quality design and materials with a distinctive and attractive visual identity that would serve the community in both function and form;

Providing an attractive interface between the property and the public realm via building massing, setback, and orientation;

Addressing vehicular, pedestrian, cycle and barrier free access and circulation within the site;

Would be an economically viable commercial Redevelopment of a vacant property with significant upgrades;

Is in keeping with the general urban design guidelines and land use policies of the City of London Official Plan;

Is in keeping with the City of London’s Commercial Urban Design Guidelines;

1.5 Project Description

Start Communications is currently located at 148 York Street, a Downtown location between Talbot and Richmond Streets. Start Communications is a London based high speed internet service provider offering reliable high speed internet, colocation and business services. The public utility office building will operate 24 hours per day and 7 days per week. They currently employ 130 staff and projected to employee 300 people in 5 years. The building would adaptively re-use 3 existing buildings and add space to it. The result would be a 1 to 3 storey building complex of 7492 m2 (80,643 sq.ft.) gross floor area. Refer to Existing Site Plan A-05. All plans and drawings are contained in Section 2 Appendix of this document.

This project proposes a new 3 storey addition central to the adaptive reuse of the existing buildings on site. The Imperial Oil Building (Bldg ‘C’ – refer to A-05) to the west is the original structure on the site, with the other buildings being built as additions throughout the years. Buildings ‘A’, ‘B’ and ‘C’ will be retained during construction and incorporated into the new design. The existing single storey storage shed, will be demolished with the slab on grade foundation being reused as a platform for external generators.

The addition will cover the portion of the site to the north of building ‘B’ and the west of building ‘A’ and will connect building ‘B’ to the northern portion of the site (York Street). The 3 storey addition will consist of office space over 3 floors with the first storey containing a retail area for the display and sale of goods offered by Start Communications. The existing buildings will be converted from factory / warehouse use to office and amenity


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space for the staff. Building ‘A’ to the east will be isolated from the remainder of the project and converted into a Data Center, with limited use and access (Refer to Existing Conditions below).

1.6 Site Design

The new office building is designed to sit within the center of the three existing buildings on site. The existing main building structural grid and orientation of same is maintained in the new addition. The existing floor level that is approximately two feet above grade is also maintained in order to connect the existing buildings internally. These parameters establish the building configuration and orientation on site.

The second and third storeys of the addition are positioned to face York Street and well back from the CNR tracks to the south of the site offset potential noise and vibration impacts on the new building.

The building face is most prominent travelling form the west of the site and travelling easterly on York Street. Here, the building is treated architecturally to address views from the Adelaide overpass and to have the front face of the building and prime internal office space oriented to the Downtown core.

The new parking for the building would be on the western portion of the site and accessed from a single entry point from York Street. A 2 m wide strip of greenspace will be provided along York Street, along with an additional 2.942 meter strip of greenspace within the widened road allowance, providing a 4.942m wide planting area along York Street to act as landscape screen to the parking area. The western site boundary will have a green planting strip along the existing properly line, which will maintain existing growth along that edge of the site.

Building ‘A’ while attached physically, will be separate from the remainder of the office building function, serving as a data center. The existing parking in this area will be retained, however it falls within the 3 meter setback from the ultimate road widening width. The loading/unloading activity is light in this area and will be limited to a daily pickup from Canpar Courier vehicles, weekly garbage collection, and monthly shipment drop off. Any large or prolonged loading will occur within the main parking lot at the western portion of the site.

Building ‘A’ (east) – This existing building will house a data centre and second floor office area. Internal renovations are currently under construction – permit # 16-263870 ID. The existing exterior skin of the building (block and corrugated metal siding) will be replaced or painted to integrate the exterior design of this area with the new construction.

Building ‘B’ (center) – The north facing façade will be demolished to accept the new building addition. The existing structure will be upgraded as necessary to accommodate the new construction. This portion of the existing building contains multiple dock leveling pits that will require to be filled in. The existing roof structure requires reinforcing and the roof needs replacing. The southern wall (facing the CN railway) is a bare block wall, and the intermediate structure is exposed W columns, with exposed steel joists roof structure.

Building ‘C’ (Imperial Oil building) – This building is a 2 storey double-wythe, rectangular brick building, at an angle to building ‘B’. It has a full basement with monolithic concrete structure. The exterior envelope is brown


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weathered brick with punched windows, and solid masonry exposed window headers. The envelope and structure of this building will be maintained through the construction and incorporated into the new design.

Metal Shed – The shed addition to the Imperial Oil building is loadbearing stud construction with a single sloped roof directly attached to the side of the adjacent building. The shed sits on a concrete pad. This building will be demolished and the concrete pad will be maintained and reused.

1.7 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:

1.7.1 City of London Official Plan ‐ Urban Design Guidelines

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 appears to be no significant natural features identified on or adjacent to the subject lands. However, existing shrub trees will be studied as part of a required Tree Preservation Report at the Site Plan Approval stage. A Landscape Plan required at the SPA will contribute a great deal of greenery and planting as part of the total site development.

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: As is stated in i) above, wherever feasible, existing trees 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 at the Site Plan Approval stage.

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 views to natural features or landmarks. The York street view corridor will be enhanced with the new Start headquarters high quality architecture.

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.

This location is a prominent location and it is intended the proposed development would be of a high quality materials, reflect modern architecture and employ all relevant site plan and urban design guidelines.


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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: There are a variety of surrounding land uses (commercial and institutional), the proposed development would have regard for the local architecture of the area, notwithstanding the low standard of the existing architecture, save and except St. Marys Parish.

vi) Redevelopment: The relocation or replacement of incompatible land uses and the redevelopment of derelict properties will be encouraged.

Response: The proposal constitutes a high quality adaptive re-use commercial infill redevelopment that is appropriate and desirable for the site and area.

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 York Street. 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.

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 building from the public sidewalk and parking area would be provided to enhance the pedestrian environment. There are public sidewalks along the street frontages that would be replaced. The building design architectural elements would also enhance the pedestrian environment from an “eyes on the street” perspective among other design features.

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 3‐storey height, building design, scale, and location of the new building would not affect sunlight access to any surrounding properties.

x) Landscaping: Landscaping should be used to conserve energy and water, enhance the appearance of building setback and yard areas, and contribute to the blending of new and existing development and screen parking, loading, garbage and service facilities from adjacent properties and streets.


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Response: Wherever possible, existing trees along the perimeter of the site will be retained to maintain “green-scaping”. Further, new landscaping will be applied around the perimeter of the site, especially along the front and parking area of the site.

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 major frontage along York Street, the main building entrance–way and forecourt area, all to help delineate usable open space.

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 Site Plan Approval guidelines, FADS (Facility Accessibility Design standards) and Ontario Building Code (OBC) standards to ensure full site and building accessibility and use.

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.

Response: The private roadway layout of the site would be designed to ensure proper ingress, egress and circulation for vehicles and truck loading

xiv) Privacy:

xv) Outdoor Space:

xvi) Play Areas:

xvii) Recreational Facilities:

xviii) Noise Attenuation:

Response to the 5 items above: Not applicable

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.

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.


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Response: Wherever feasible energy efficient technology, and recyclable and reusable materials will be used in the design of the proposed commercial building.

xxi) Gateways: Not applicable.

1.7.2 City of London Official Plan – Commercial Urban Design Guidelines

Section 4.2.2 sets out Urban Design Objectives for all Commercial Designations as follows:

i) Promote an aesthetically pleasing form of commercial development that conforms to the City’s Commercial Urban Design Guidelines and any area specific guidelines;

ii) Maintain, where possible, the architectural and historical amenity of listed buildings in the commercial designations and ensure, through application of the Commercial Urban Design Guidelines, that new development is complementary to the form of existing development;

iii) Encourage commercial development located along arterial roads, which serve as major entryways into the City, to meet a higher design standard through the site plan approval process and through the application of the Commercial Urban Design Guidelines; and,

iv) Discourage large, front yard surface parking areas; encourage street-oriented development; introduce a higher standard of landscaping; incorporate accessible pedestrian connections to transit facilities, to adjacent neighbouring residential areas and within large commercial developments; require joint access and the co-ordination of internal and external traffic movements.

Response: The plans illustrating the site design and architecture contained in Section 3.0, of the Start Communications head office meets the above objectives.

Section 4.4.2.8.sets out Urban Design Commercial Corridors and the specific design guidelines are as follows:

Urban design within the Commercial Corridors should:

i) Display a high standard of design of buildings, their massing, siting, exterior access and public areas;

Response: Refer to the graphics prepared by Zedd Architecture in Section 2.0 which address this.

ii) Provide a high standard of separation from residential areas where there are conflicts between uses to ensure safety;

Response: Not applicable

iii) Provide for strictly controlled vehicular access points onto arterial and collector roads;

Response: Achieved with one controlled access point from York Street.

iv) Maintain, where possible, uniform setbacks to the street;


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Response: Zedd Architecture has positioned the new building to be 3.1 m from the York Street road allowance at the west end and about 6 m at the east end, and this is caused from the York Street angling across the front of site and the need to align and “square” the new building with the adaptively re-used existing buildings. The triangular sliver of front yard will be treated with landscaping and hard surface treatment to compliment the pedestrian walking experience along York Street.

v) Provide for coordinated design of signage, street furniture, lighting and landscaping and ensure appropriate lighting adjacent to residential areas;

Response: This would be designed at the Site Plan Approval stage.

vi) Provide convenient, attractive and safe pedestrian and transit access, considering such matters as building location and orientation, pedestrian amenities and site connections to transit;

Response: The front door of the new building would be a 3 m away from the York Street public sidewalk that is close to a bus stop for the #7 LTC Route.

vii) Place active uses, including office and retail spaces, along the street frontage, with inactive spaces, including parking and storage facilities, located in the back and screened from view;

Response: The retail and office spaces would be located along the street frontage in the new building while the parking would be screened from the street on the west area of the site.

viii) Where non-active uses are required to maintain a street wall, use vision glazing and pedestrian access points to create a visual connection between the pedestrian environment and the building;

Response: The front elevation has much glazing and being within 3 to 6 m of the public sidewalk will provide for a strong visual connection.

ix) Utilize architectural massing that is appropriate to the context of the site and create a strong street wall. This includes promoting multi-storey buildings along arterial roads;

Response: This is precisely what Zedd Architecture has achieved with its 3-storey new addition along York.

x) Provide architectural detail and a diversity of high quality materials to create an interesting streetscape.

Response: Refer to the graphics prepared by Zedd Architecture in Section 2.0 which address this.

In conclusion, the plans and drawings as well as further design information provided in Section 2.0 satisfy the policy framework of the City’s Urban Design Policies and Urban design Guidelines for Commercial Corridor development.


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1.8 Spatial Analysis

The proposed development is located along an older inner city commercial corridor that pre-dates modern urban planning. The built form is in reasonable state of repair but not very pleasing or aesthetic. The buildings vary in height and site location (some at rear and some at front of the sites). There is one institutional use – St. Marys Parish in the area and some residence on the side streets of Lyle and Glebe. The significant boundary along the south is the CNR lands, and the significant structure in the area is the Adelaide Street overpass.

As per the related Transportation Impact Assessment (TIA) by B.R. Berry and Associates engineering, the traffic that would be generated by the proposed development is not expected to have a significant impact on the surrounding road system. York Street is a major arterial in the City of London and has an average annual daily traffic (AADT) volume of 19000 vehicles in this area. 400m and 800m radius maps of the surrounding areas and street view images are provided below to illustrate the community context of the development.

1.8.1 Community Context ‐ 400m & 800m

Commercial land uses are most common along the York Street corridor. Notable land uses within or in close proximity to 400m of the site apart from the TD Banking centre and the Rogers Communications Centre all towards Rectory Street to the east of the subject site. There are no sensitive land sues abutting the subject Start Communications site or even nearby and as such, no significant site suitability or land use compatibility issues are anticipated, and the proposed development is expected to contribute to the vitality of the local area.


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Wester Fair District

Rogers Communications Centre

TD CT Data and Call centre

CNR tracks – shuttling yard

A/J. Tyler Operations Centre – City of London

Beal Secondary School

Old East Village

Hamilton Road Neighbourhood

Woodfield Neighbourhood


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1.8.2 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:

1.8.3 Strengths

a) The proposed development would suitably redevelop an existing underutilized derelict industrial site.

b) The subject lands are sufficiently large to accommodate the proposed development.

c) The large scale proposal would likely attract complementary commercial uses which would help to revitalize the area and corridor.

d) The proposal provides opportunities for local employment


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The significant reasons as to why START COMMUNICATIONS proposes such a development on this site are:

a) Central location, lends to the needs of current employees of approximately 140 and projected to growing to 300 by 2023.

b) Site area being sufficient

c) Exposure from passing traffic etc.

1.8.4 Weaknesses

a) The location of the subject lands is not in an attractive aesthetically appealing area of the City.

1.8.5 Opportunities

a) Build on the above mentioned strengths and offset the weakness above.

b) Design an architecturally distinctive commercial building with the use of high quality and durable materials for the proposed public utility office building that will create a high quality infill development that enhances local streetscapes and attracts complimentary uses.

c) Provide functional and aesthetic landscaping and screening that will buffer parking areas and contribute to local streetscape.

1.8.6 Threats

a) What the City makes the developer do!!


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2 Section Two – General Design Principles

2.1 Conceptual Design and Public Realm

The reference drawings found in the appendix at the end of this section graphically represent the careful consideration given to Site Design, Built Form, Massing and Articulation, Character and Image, Architectural Treatment, Signage and Servicing.

In addition to the general design principles covered in Section One’s Design Goals and Objectives and Site Design, design principles integral to this project also include:

A massing and scale that provides strong visual interest while remaining compatible with the surrounding low density uses.

Conventional materials of high quality that are visually appealing and enhance the development and broader community context.

The new building being oriented to York Street with the principle entrance located at the northwest corner of the three storey addition.

The urban treatment between the proposed three storey addition and the sidewalk visually enhances the streetscape along York Street with hardscape and landscape features including planting and low wall to screen parking.

The retail component of the proposal being located along York Street with a glazed window system that will allow a strong visual connection to the street.

The Design of the building allows for a generous pedestrian covered access to the building.

Glazing being maximized on the new building to penetrate the depth of the building capturing as much natural light as possible.


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2.2 Sustainability

A number of sustainability measures have been considered during the design process including:

Materials and Resource considerations such as: o Most of the existing buildings on site are being reused and repurposed. o Roofing material of proposed and existing buildings will be selected to reduce heat island effect. o Construction to follow a waste management plan to divert waste from landfill. o Proposed building will include a dedicated area for separation, collection and storage of materials

for recycling. o Low emitting materials will be specified throughout including adhesives and sealants, paints and

coatings, and carpet.

Site considerations such as: o Enhancing vehicular and pedestrian circulation flow, including barrier free and visitor parking. o Bike parking including change rooms and showers. o Proximity of site to public transportation. o Electric vehicle charging stations are being considered. o Extensive remediation of an urban brownfield site. o Exterior lighting designed to reduce light trespass from building and site

Energy and Water considerations such as:

o High efficiency fixtures and systems are being explored to reduce water consumption and energy use. Mechanical systems that can migrate to future standards are being investigated.

o Solar systems on the roof of the proposed building are being investigated to provide energy and hot water.


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2.3 Appendix

A-00 Statistics

A-01 Phase 2 – Site Plan

A-02 Site Context

A-03 Existing Site Imagery

A-04 Existing Survey

A-05 Existing Site Plan

A-06 Section 1

A-07 Section 2

A-08 Isometric 1

A-09 Isometric 2

A-10 Isometric 3

A-11 Isometric 4

A-12 Perspective 1

A-13 Perspective 2

A-15 Perspective 3

A-16 Elevation 2

A-17 Google Earth

A-18 Google Earth

639 YORK STREET, LONDON ONTARIO

Site Development Statistics

Proposed/ProvidedZONE - PROPOSED BLDG. PERMITTED USES

RSC 2,4,5Item Existing Requirements

NO CHANGE FROM EXISTING

LOT FRONTAGE (MINIMUM) 30 m

Existing: (32,012 SF)(2,974 m2) 35%Proposed: (44,714 SF)(4,154 m2) 48%

LOT COVERAGE(MAX. FOR ALL MAIN & ACCESSORY BUILDINGS)

30%

NO CHANGE (146.0 m)

ZONE - EXISTING BLDG. PERMITTED USES

FRONT YARD DEPTH (MINIMUM)

REAR YARD DEPTH(MINIMUM)

INTERIOR SIDE YARD WIDTH(MINIMUM)

EXTERIOR SIDE YARD WIDTH(MINIMUM)

LOT DEPTH (MINIMUM)

LANDSCAPED OPEN SPACE(MINIMUM)

HEIGHT (MAXIMUM)

RSC 2,4,5 NO CHANGE FROM EXISTING

LOT GROSS AREA 92,261 SF (8,571 m2)

60 m NO CHANGE (57.9 m)

6 m + 1 m per 3 m building height= 10.0 m

Existing: 34 ft (10.4 m)Proposed: 10.3 ft (3.1 m)

3 m + 1.5 m per 4 m building height3 m + 4.5 m = 7.5 m

Existing: 0.25 mProposed: NO CHANGE

15% OF THE LOT AREA Existing: 6,000 SF (557 m2) 7%Proposed: 15,623.8 SF (1,451.5 m2) 17%

12.0 m Existing: 31.2 ft (9.5 m)Proposed: 45.0 ft (13.7 m)

6 m + 1 m per 3 m building height

TOTAL GROSS FLOOR AREA(MAXIMUM)

6,000 m2 Existing (+bsmt-shed): 39,151SF (3,637 m2)New: 41,492 SF (3,855 m2)Total: 80,643 SF (7,492 m2)

OFF STREET PARKING (min) 1 / 45 =167 ( 7,492 / 45)BF - (101-200 = 1+3%) 6 (3 type A / 3 type B)

81 parking + 4 BF = 85 total parkingBF - (13-100 = 4%) = 3.25 = 4(2 type A / 2 type B)

N/A

Existing: 0.25 mProposed: NO CHANGE

NO CHANGE (8,571 m2)

OPEN STORAGE (%) (max) 15 1,464 SF (136 m2) 2%

BICYCLE PARKING 7% of vehicular rate = 5 16

LOADING SPACES (#) (min) 2 2

LOT NET AREA 87,633 SF (8,141 m2) NO CHANGE (8,141 m2)

3 m + 1.5 m per 4 m building height3 m + 4.5 m = 7.5 m

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363 horton street east london ontario N6B 1L6 519 518 9333 www.zeddarchitecture.com [email protected]

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Start.ca 639 York Street, London ON Statistics July 15, 201716-020 A-00

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PARKING SETBACKROAD ALLOWANCE

pedestrian

access

LOT LINE

new landscape area

bike

EVv.

fill

fill

temp. garbage storage

10

1214

14 16

7

3

LOAD

ING

LOADING

YORK STREET

ECONOLODGE

ST. MARY'SCATHOLIC CHURCH

6.36

32.40

8.05

41.407.00

2.942.00

5.506.50

6.505.50

0.25

7.505.505.50

6.505.505.506.505.501.50

v.

2.942.00

PARKING SETBACK

existing curb to be filled

Building B(Existing)

Building A(Existing)

Building C(Existing)

Building 5(Proposed)

Building 2(Proposed)

0.25

urban treatment area with low planting and landscaping

existing parking to remain

low wall and planting

low wall and planting

RETAIL / GUEST ENTRANCE

chain link fence

21.80

7.15

27.00

8.006.70

8.0013.50

1.50

MH

MH

MH

CB

P.P.

F.F. ENTRANCE(ANNUNCIATOR PANEL, SIAMESE CONNECTION)

| |File:

THIS

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.



Start.ca 639 York Street, London ON Phase 2 - Site Plan July 15, 201716-020 A-01

File:


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Z:\Projects\2016\16-020 - Start.ca\02 Drawings\01 Schematic Design\16-020 - presentation file.rvt4/7/2017 3:49:17 PM

Start.ca 639 York Street, London ON Site Context April 20/1716-020 A-02

VIEW 2

VIEW 1

VIEW 1

VIEW 2

File:


ZEDD

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C HO

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Start.ca 639 York Street, London ON Existing Site Imagery April 20/1716-020 A-03

SOUTH WEST VIEW FROM YORK STREET

AERIAL VIEW FROM NORTHAERIAL VIEW FROM EAST

FH

EXISTING BUILDING FOOTPRINT(32,214ft2)(2,992m2)

File:


ZEDD

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C HO

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Start.ca 639 York Street, London ON Existing Survey April 20/1716-020 A-04

TOTAL SITE AREA: 92,365sq.ft (8,581sq.m)EXISTING LOT COVERAGE: 34.8%

File:


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Start.ca 639 York Street, London ON Existing Site Plan April 20/1716-020 A-05

existing treeline to be retained - new decorative fencing

existing treeline to be retained - new chainlink fence

YORK STREET N

EXISTING BUILDING TOTAL GROSS SQUARE FOOTAGE-WITH BASEMENT: 40,989 ft2 (3,808 m2)

File:


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THIS

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Start.ca 639 York Street, London ON Section 1 April 20/1716-020 A-06

TOTAL BUILDING HEIGHT: 41.5 ft (12.6 m)

HEIG

HT =

41.5'

(12.6

5m)

File:


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Start.ca 639 York Street, London ON Section 2 April 20/1716-020 A-07

EXIS

TING

TO

REMA

IN

TOTAL BUILDING HEIGHT: 41.5 ft (12.6 m)

File:


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Start.ca 639 York Street, London ON Isometric 1 April 20/1716-020 A-08

VIEW LOOKING SOUTH-WEST

File:


ZEDD

ARC

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VIEW LOOKING SOUTH-EAST

File:


ZEDD

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VIEW LOOKING NORTH-WEST

File:


ZEDD

ARC

HITE

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C HO

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VIEW LOOKING NORTH-EAST

File:


ZEDD

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Start.ca 639 York Street, London ON Perspective 1 April 20/1716-020 A-12

FROM YORK STREET LOOKING EAST TOWARDS BUILDING

File:


ZEDD

ARC

HITE

CTUR

E IN

C HO

LDS

THIS

DRA

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G, T

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AND

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VIEW LOOKING SOUTH EAST

EXTERIOR PANEL SYSTEM (OVER EXISTING BUILDING)

EXTERIOR PANEL SYSTEMCURTAIN WALL

EXISTING BRICK BUILDINGSTAINED OR PAINTED

13.7

m

EXIS

TING

BUI

LDIN

G HE

IGHT

EXTERIOR PANEL SYSTEM

SIGNAGELOADING AREA

SCREEN WALL

URBAN TREATMENT AREA WITH LOW PLANTING AND LANDSCAPING

LOW WALL AND PLANTING

LOT L

INE

ROOF TOP AREA


CURTAIN WALL EXISTING BRICK BUILDINGSTAINED OR PAINTED


SIGNAGE

SCREEN WALL

LOT L

INE

LOT L

INE

SOLAR PANELS(FUTURE)

13.7

m

RETAIL / GUEST ENTRANCE F.F. ENTRANCE(ANNUNCIATOR PANEL)

GENERATORS FOR DATA CENTRE

ROOF TOP AREA

STORAGE GARAGE

| |File:

THIS

DRA

WIN

G IS

THE

EXC

LUSI

VE P

ROPE

RTY

OF T

HE A

RCHI

TECT

. THE

REP

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WRI

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PER

MIS

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OF

THE

ARCH

ITECT

. IMAG

ERY

AND

DRAW

INGS

CON

TAIN

ED H

EREI

N AR

E FO

R RE

FERE

NCE

ONLY

.



Start.ca 639 York Street, London ON Elevations July 15, 201716-020 A-14.1

NORTH ELEVATION (ON YORK STREET)

WEST ELEVATION

File:


ZEDD

ARC

HITE

CTUR

E IN

C HO

LDS

THIS

DRA

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G, T

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AND

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NERS

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VIEW LOOKING SOUTH WEST

PAINTED CLADDING (EXISTING BUILDING)

EXTERIOR PANEL SYSTEM(EXISTING BUILDING)

CURTAIN WALL

PAINTED BLOCK (EXISTING BUILDING)



EIFS

LOT L

INE

LOT L

INE

PAINTED CLADDING(EXISTING BUILDING)

METAL CLADDING (EXISTING BUILDING)

SIGNAGE


EIFS

LOT L

INECHAIN LINK FENCE

SOLAR PANELS(FUTURE)

| |File:

THIS

DRA

WIN

G IS

THE

EXC

LUSI

VE P

ROPE

RTY

OF T

HE A

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TECT

. THE

REP

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WRI

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MIS

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THE

ARCH

ITECT

. IMAG

ERY

AND

DRAW

INGS

CON

TAIN

ED H

EREI

N AR

E FO

R RE

FERE

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ONLY

.



Start.ca 639 York Street, London ON Elevations July 15, 201716-020 A-16.1

EAST ELEVATION (MOSTLY HIDDEN FROM VIEW)

SOUTH ELEVATION (VIEW FROM CN TRACKS)

File:


ZEDD

ARC

HITE

CTUR

E IN

C HO

LDS

THIS

DRA

WIN

G, T

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AND

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NERS

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DD A

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INC.


Start.ca 639 York Street, London ON Google Earth April 20/1716-020 A-17

AERIAL VIEW WITH SURROUNDING CONTEXT

File:


ZEDD

ARC

HITE

CTUR

E IN

C HO

LDS

THIS

DRA

WIN

G, T

HE C

OPYR

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AND

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NERS

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FOR

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(OR

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RCHI

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URE

INC.


Start.ca 639 York Street, London ON Google Earth April 20/1716-020 A-18

AERIAL VIEW