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  • Urban Design Brief October 16, 2018 890 Sarnia Road

    i

    URBAN DESIGN BRIEF

    Westbury International/Dalmar Motors Volkswagen

    1297 Wharncliffe Road South

    August 2019

  • Urban Design Brief August 12, 2019 1297 Wharncliffe Road South Zelinka Priamo Ltd.

    ii

    TABLE OF CONTENTS

    INTRODUCTION ..................................................................................................................................... 1

    SECTION 1 .............................................................................................................................................. 1

    Design Goals and Objectives ................................................................................................................... 1

    Design Response to City Documents ...................................................................................................... 2

    Spatial Analysis ..................................................................................................................................... 12

    SECTION 2 ............................................................................................................................................ 17

    Conceptual Design ................................................................................................................................ 17

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

    Sustainability Techniques ...................................................................................................................... 20

    CONCLUSION....................................................................................................................................... 20

    APPENDICES ....................................................................................................................................... 21

  • Urban Design Brief August 12, 2019 1297 Wharncliffe Road South Zelinka Priamo Ltd.

    1

    INTRODUCTION

    On behalf of Westbury International and Dalmar Motors

    Volkswagen, Zelinka Priamo Ltd. has prepared this Urban Design

    Brief in support of a Zoning By-Law Amendment application to

    provide design details of a proposed automotive sales and service

    establishment on the lands known municipally as 1297 Wharncliffe

    Road South.

    The report is made up of two sections, the contents of which are as

    follows

    Section 1:

     Design Goals and Objectives

     Design Response to City Documents

     Spatial Analysis

    Section 2:

     Conceptual Design

     Public Realm

     Sustainability Techniques

    SECTION 1

    DESIGN GOALS AND OBJECTIVES

    The overall goal of the development proposal is to construct an

    automotive sales and service establishment that contributes to an

    attractive street presence along the Wharncliffe Road South

    corridor. The design is intended to be compatible with the

    surrounding residential area to the northwest along Castlerock

    Place and Singleton Avenue. In order to effectively achieve this goal

    for the subject lands, the following design objectives have been

    identified:

     Create a street-oriented development that reinforces the

    spatial enclosure of the street and addresses all abutting

    streetscapes.

     Provide an effective buffer between the arterial road

    (Wharncliffe Road South) and the existing and future

    residential lands to the northwest.

     Protect the aesthetic quality of the commercial uses

    surrounding the subject lands by utilizing unique

    architectural elements that are attractive and complement

    the existing buildings.

     Provide a quality pedestrian environment by providing direct

    pedestrian connections to the building that are enhanced

    with landscaping.

     Provide for a development of the subject lands that will be

    supportive of investments in public transit and provide

    convenient access for pedestrians and cyclists, as well as

    those arriving by car.

  • Urban Design Brief August 12, 2019 1297 Wharncliffe Road South Zelinka Priamo Ltd.

    2

    DESIGN RESPONSE TO CITY

    DOCUMENTS

    Due to the current transition between Official Plans (the 1989 City

    of London Official Plan and The London Plan), this Urban Design

    Brief addresses both documents, as well as the Southwest Area

    Secondary Plan and the Wharncliffe Road at Bradley Avenue

    Commercial Design Guidelines.

    1989 CITY OF LONDON OP – s. 11.1 The 1989 City of London Official Plan includes design principles

    that are to be applied to new developments. Section 11.1 lists the

    general design principles that are promoted in the preparation of

    development approvals. The individual principles listed are bolded.

    The design principles relevant to this proposed development and

    how they are addressed are outlined as follows:

     Natural Features – There are no significant natural features

    on the subject lands.

     Trees – There are no existing trees on the subject lands that

    are impacted by the proposed development.

     Open Views – There are no significant natural features or

    landmarks in the vicinity that could be obstructed by the

    proposed development.

     High Design Standards – This portion of Wharncliffe Road

    South is a commercial corridor that is dominated by

    automotive sales and service establishments, as well as

    large-format retail stores. The proposed development

    provides a contemporary building design that makes use of

    modern design practices and materials, enhancing the

    streetscape along the corridor.

     Architectural Continuity – The proposed building is

    representative of the design of the existing automotive sales

    and service establishments along this corridor. There are no

    nearby uses that are known to have architectural or

    historical significance, and a mix of materials, colours, and

    textures enhance the streetscape.

     Redevelopment – Automotive sales and service

    establishments are a dominant use along Wharncliffe Road

    South. There are no derelict or incompatible land uses

    within this area.

     Streetscape – The recent development of London Kia to

    the northeast, combined with two future dealerships at 1229

    and 1265 Wharncliffe Road South, represent a coordinated

    approach to development along the Wharncliffe Road South

    corridor.

     Pedestrian Traffic Areas – Wharncliffe Road South is

    primarily a vehicle-oriented corridor, which is consistent with

    the “Auto-Oriented Commercial Corridor” Official Plan

    designation. However, a sidewalk is provided on the

    northwest side of Wharncliffe Road South for pedestrians.

  • Urban Design Brief August 12, 2019 1297 Wharncliffe Road South Zelinka Priamo Ltd.

    3

     Access to Sunlight – The building has a maximum height

    of only two stories and is set back from the property

    boundaries. The proposed building will utilize extensive

    glazing along the elevations facing Wharncliffe Road South

    and Bradley Avenue West, providing appropriate sun

    exposure for the showroom area.

     Landscaping – Landscaping will enhance the quality of the

    site along the Wharncliffe Road South and Bradley Avenue

    corridor. Traffic islands are proposed within the internal

    parking area to soften and screen the area from the public

    realm.

     Building Positioning – The building has been positioned

    close to the Wharncliffe Road South and Bradley Avenue

    West to appropriately frame the street, in turn places the

    building away from shared property lines with residential

    uses, and also maximizes the functional and operational

    characteristics of the development (i.e. all vehicular

    circulation is internal to the site, rather than around the

    building).

     Parking and Loading – A right-in/right-out access along

    Wharncliffe Road South, and a right-in & left-in/left-out

    access along Bradley Avenue is proposed, providing

    connections to facilities internal to the site, including service

    bays, customer parking, car displays, loading areas, and

    storage areas.

     Privacy – Privacy design issues are minimal at this location.

    However, the proposed building is appropriately setback

    from the shared property line with the residential uses to the

    northwest. The surface parking areas and landscaped areas

    provide a buffer and screen from the proposed

    development. Fencing is provided between the proposed

    development and residential uses to the northwest.

     Noise Attenuation – T

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