890 sarnia road urban design brief - london, ontario...2019/10/16 · urban design brief october...
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Urban Design Brief October 16, 2018 890 Sarnia Road
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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.
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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.
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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.
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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.
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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 – The building will be fully air-
conditioned. As a result, the doors to the shop will be closed
year-round, except to allow vehicle access into the shop.
The energy efficient design and high insulation values in
addition to making the facility very energy efficient, will
contain the shop activity and noise inside the building. All
services will be completed inside the shop. Since the
vehicles are required to maneuver through the parking
areas, all vehicles on site will be a low speed, with the
majority of traffic concentrated near each entrance along
Wharncliffe Road South and Bradley Avenue West; the rear
parking area utilized for excess car inventory will have little
movement. The building will have a significant setback from
the residential uses to the northwest, with a landscape strip
and sufficient fencing along the northwest property line to
further mitigate noise transmission.
Waste Management – Garbage is proposed to be collected
internal to the building and collection will be provided by a
private contractor.
Urban Design Brief August 12, 2019 1297 Wharncliffe Road South Zelinka Priamo Ltd.
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Resource Conservation – Energy conservation measures
will be in accordance with Ontario Building Code
requirements. The re-use of building materials is not
feasible.
Gateways – A contemporary pylon sign is proposed as a
key visual feature identifying the dealership.
1989 CITY OF LONDON OP – s. 4.4.2.8
The urban design policies for the “Auto-Oriented Commercial
Corridor” of Section 4.4.2.8 apply. Policies are italicized, and
comments follow:
`
“Display a high standard of design of buildings, their
massing, siting, exterior access and public areas”
The proposed automotive sales and service establishment will
satisfy the urban design policies of the 1989 City of London Official
Plan described herein.
“Provide a high standard of separation from residential
areas where there are conflicts between uses to ensure
safety”
A large, ~32m setback is proposed between the building and the
northwest property line that is shared with the residential uses.
Appropriate fencing will be provided on this property line. This fence
separates the proposed car dealership from the residential use.
Limited vehicular movement is anticipated in the area between the
proposed building and the property line. This part of the surface
parking area is intended for new car inventory management.
“Provide for strictly controlled vehicular access points onto
arterial and collector roads”
Access is appropriately restricted along the two arterial roads that
bound the subject lands. A right-in/right-out access is proposed
along Wharncliffe Road South and a right-in & left-in/right-out
access is proposed along Bradley Avenue.
“Maintain, where possible, uniform setbacks to the street”
The proposed building has similar setbacks as the future
automotive sales and service establishments at 1229 and 1265
Wharncliffe Road South; the proposed buildings are located close
to the street to achieve a pedestrian-friendly built form and improve
the quality of the streetscape.
“Provide for coordinated design of signage, street furniture,
lighting and landscaping and ensure appropriate lighting
adjacent to residential areas”
The proposed building will have excellent visibility along Wharncliffe
Road South and Bradley Avenue West. Signage will meet the City
of London standards. The site will be internally illuminated with
dark-sky lighting to mitigate impact from lighting on adjacent
properties. Low level lighting in the rear of the proposed building is
for security and to allow staff to identify the inventory. Accent
lighting and spill out light from the showroom will complement the
general site lighting.
Urban Design Brief August 12, 2019 1297 Wharncliffe Road South Zelinka Priamo Ltd.
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“Provide convenient, attractive and safe pedestrian and
transit access, considering such matters as building
location, and orientation, pedestrian amenities, and site
connections to transit”
A public sidewalk is provided along the Wharncliffe Road South and
Bradley Avenue West frontage. A pedestrian walkway is provided
to the principal entrance from the public sidewalk. A transit stop is
located adjacent to the site at the pedestrian pathway, providing
connections to Route #12.
“Place active uses, including office and retail spaces, along
the street frontage, with inactive spaces, including parking
and storage facilities, are located in the back and screened
from view”
The primary car display areas, building access points, and the
showroom are located near the front of the building. Parking and
car storage areas are located on the side and rear of the building,
screened from view along Wharncliffe Road South and Bradley
Avenue West.
“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”
A pedestrian walkway is provided from Wharncliffe Road South to
the proposed building, creating a connection between the public
pedestrian environment and the building. Extensive use of glazing
creates an inviting building for pedestrians, allowing for views into
and out of the showroom from Wharncliffe Road South and Bradley
Avenue West.
“Utilize architectural detail and a diversity of high quality
materials to create an interesting streetscape”
The proposed two-storey building is intended to provide a strong
visual image, representing an automotive sales and service
establishment design with extensive use of glass, combined with
white, aluminum composite panels. The general layout is typical of
larger, contemporary automotive sales and service establishments,
and it is visually compatible with the dealerships that have recently
been constructed as part of the “Wharncliffe Road Golden Auto
Mile” commercial corridor.
Urban Design Brief August 12, 2019 1297 Wharncliffe Road South Zelinka Priamo Ltd.
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THE LONDON PLAN Applicable policies are italicized and comments follow:
Character
197_The built form will be designed to have a sense of place and
character consistent with the planned vision of the place type, by
using such things as topography, street patterns, lotting patterns,
streetscapes, public spaces, landscapes, site layout, buildings,
materials and cultural heritage.
The subject lands are identified within the “Commercial Industrial”
Place Type, which acknowledges these lands are located in
automobile-oriented environments, distinct from surrounding
residential areas and pedestrian-oriented streetscapes. The lot
pattern, site layout, and building design are consistent with the
intent of the “Commercial Industrial” Place Type.
208_Signs will be designed as an integral part of development and
will be compatible with the architectural style of the building and the
existing and planned character of the surrounding area.
A contemporary pylon sign will be consistent with the architectural
style of the building, as well as the signs along Wharncliffe Road
South. New signage will conform to all relevant City of London
regulations, policies, and guidelines. Signage will not adversely
impact the amenity of the surrounding area, particularly the
residential uses to the northwest.
Street Network
211_The City’s street network will be designed to ensure high-
quality pedestrian environments, maximize convenience for
mobility, access to focal points, and to support the planned vision
for the place type.
This portion of the Wharncliffe Road South corridor is primarily
intended to accommodate vehicular use. However, the subject
lands are accessible by multiple forms of mobility. Transit access is
provided along Wharncliffe Road South, with a public sidewalk
connecting the commercial uses along the corridor.
Site Layout
252_The site layout of new development should be designed to
respond to its context and the existing and planned character of the
surrounding area.
The proposed automotive sales and service establishment is
located in an area that is dominated by car dealerships and large-
format retail stores; the proposed development is compatible with
the commercial corridor and is sensitive to the abutting residential
uses to the northwest.
253_The site layout should be designed to minimize and mitigate
impacts on adjacent properties.
The building is setback from all shared property lines and
particularly from the abutting residential uses to the northwest.
Dark-sky lighting, sufficient fencing, and landscaping are proposed
measures to mitigate impacts on adjacent properties. Site specific
Urban Design Brief August 12, 2019 1297 Wharncliffe Road South Zelinka Priamo Ltd.
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details relating to these measures are to be reviewed and confirmed
through the Site Plan Approval process.
254_ Site layout, and the corresponding building design, should
respond to the topography of a site.
The development site is level with the street. There is minimal
variation in topography.
255_Site layout will promote connectivity and safe movement
between, and within, sites for pedestrians, cyclists, and motorists.
The site layout has been designed with convenient vehicular
entrance locations, designated car display areas, and pedestrian
walkways. Bicycle parking is located on the northeast side of the
building. Car unloading and parts delivery are separate from
customer areas.
256_Buildings should be sited so that they maintain and reinforce
the prevailing street wall or street line or existing and planned
buildings.
The building is located closer to the street than the existing built
form along the corridor, but is consistent with newly established
street wall that will be formed by the proposed automotive sales and
service establishments at 1229 and 1265 Wharncliffe Road South.
Placing the building closer to the street is consistent with
contemporary urban design objectives, as described in both The
London Plan and the Southwest Area Secondary Plan.
259_Buildings should be sited with minimal setbacks from public
rights-of-way and public spaces to create a street wall/edge and
establish a sense of enclosure and comfortable pedestrian
environment.
The proposed car dealership is sited close to the Wharncliffe Road
South and Bradley Avenue West frontage to create a street wall.
266_Loading, garbage and other service areas will be located
where they will not detract from pedestrian connections and where
they will not have a negative visual impact from the street.
A loading and drop-off area is located within the round-about along
the Wharncliffe Road South frontage. Parking for service vehicles
and delivery is located to the side and rear of the building.
268_Sites shall be designed to provide a direct, comfortable and
safe connection from the principle building entrance to the public
sidewalk.
A pedestrian walkway connects the public sidewalk to the principle
entrance along the front of the building.
269_Buildings should be sited to minimize the visual exposure of
parking areas to the street.
A car display area will be visible to the street. This is standard
practice for an automotive sales and service establishment. Parking
areas for customers and staff will be along the side and rear of the
building, screened and buffered by landscaping and traffic islands.
270_The location, configuration, and size of parking areas will be
designed to support the planned vision of the place type and
enhance the experience of pedestrians, transit-users, cyclists, and
drivers.
Urban Design Brief August 12, 2019 1297 Wharncliffe Road South Zelinka Priamo Ltd.
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An automotive sales and service establishment, by definition, has a
focus on car placement within the site. There are designated areas
for new and used car displays, customer and staff parking, cars
parked for servicing, and post-service pick-up. A vehicular-oriented
use is consistent with the planned vision of the “Commercial
Industrial” Place Type applied to the subject lands.
271_The Zoning By-Law will establish automobile parking
standards, ensuring that excessive amounts of parking are not
required. Requirements may be lower within those place types and
parts of the city that have high accessibility of transit or that are
close to employment areas, office areas, institutions and other uses
that generate high levels of attraction.
The Zoning By-Law requires 130 spaces. When fully developed, the
site will have 251 parking spaces: 50 new vehicle parking spaces,
86 pre-owned vehicle parking spaces, 70 service parking spaces,
26 customer parking spaces, and 15 staff parking spaces.
272_The impact of parking facilities on the public realm will be
minimized by strategically locating and screening these parking
areas. Surface parking should be located in the rear yard or interior
side yard.
Parking is primarily located in the interior side yard and rear yard,
especially in the large area behind the building, which will be
screened with the use of landscaping and/or tree plantings within
the public realm and within proposed traffic islands.
279_Lighting of parking areas will be designed to avoid negative
light impacts on adjacent properties.
Lights internal to the site, as well as around the perimeter will be
directed inwards across the property, away from adjacent
properties.
280_Secure, covered and non-covered bicycle parking should be
incorporated into multiple unit residential, commercial, retail,
institutional, and recreational developments.
A bicycle parking area is provided on the east side of the building
(between the service exit and garbage access door). An uncovered,
short-term parking area is more than adequate for an automotive
sales and service establishment that operates during regular
business hours.
283_Large surface parking areas will be designed to incorporate
low impact development measures to address stormwater
management.
An engineered stormwater management plan will be prepared
during the subsequent Site Plan Approval stage.
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Buildings
284_All planning and development proposals will be required to
demonstrate how the proposed building is designed to support the
planned vision of the place type and establishes character and a
sense of place for the surrounding area. This will include matters
such as scale, massing, materials, relationship to adjacent
buildings, heritage impact and other such form-related
considerations. The Our Tools chapter and the Residential
Intensification policies in the Neighbourhoods Place Type chapter
of this Plan provide further guidance for such proposals.
The planned vision of the “Commercial Industrial” Place Type is to
provide a location for vehicular-oriented uses that are not suitable
for other areas in the City. An automotive sales and service
establishment is an appropriate use that is consistent with the intent
of this Place Type. The commercial corridor along Wharncliffe Road
South is already dominated by automotive sales and service
establishments and large-format retail stores, and the proposed
development follows this trend.
The scale of the proposed 2-storey (~7m) automotive sales and
service establishment is compatible with the abutting residential
uses to the northwest and the existing and planned automotive
sales and service establishments along the Wharncliffe Road South
corridor. The location and orientation of the building close to the
street, away from the residential uses, provides an appropriate
buffer between the building and the shared property lines, while
also providing for an enhanced pedestrian environment along the
public sidewalk.
The massing of the proposed building achieves an appropriate and
consistent pattern and flow of materials. The contemporary design
provides a positive contribution along both streets, however, does
not ‘over-design’ or distract residents to the northwest, nor does it
take away from the quality of the amenity space for these residential
uses. Ultimately, the massing of the building allows for a compatible
design that does not offend existing land uses, but enhances
existing transportation corridors.
Material selection consists primarily of aluminum composite panels,
metal siding, considerable glazing, and aluminum-framed windows
and doors. The materials are representative of the existing
automotive sales and service establishments along the corridor and
provide for a building that interfaces well between the street and
traditional residential materials to the northwest (i.e. brick/masonry,
siding etc.).
285_To support pedestrian activity and safety, blank walls will not
be permitted along the street edge.
The proposed building has a large, glazed front wall that faces
Wharncliffe Road South and Bradley Avenue West. There are no
blank elevations proposed on any elevation; an extended range of
materials, colours, and textures are proposed on street facing
elevations.
286_Buildings will be designed to achieve scale relationships that
are comfortable for pedestrians.
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The proposed dealership building is two stories (maximum height
of 7.0 m [23 ft]). The showroom, which is the visible portion of the
building from Wharncliffe Road South and Bradley Avenue West, is
intended to be a spacious, well-illuminated open area for viewing
vehicles from the pedestrian environment.
291_Principal building entrances and transparent windows should
be located to face the public right-of-way and public spaces, to
reinforce the public realm, establish an active frontage and provide
for convenient pedestrian access.
A significant portion of the street facing elevations will be a glazed
wall along Wharncliffe Road South and Bradley Avenue West.
Internally, this area contains the dealership showroom, providing
animation, night time interest, and passive surveillance of the street
from the street. The main pedestrian entrances are located along
the front of the building along Wharncliffe Road South.
302_Materials should be selected for their scale, texture, quality,
durability, and consistency within their context.
The type, consistency, mix, texture, quality, durability of the
selected materials for the proposed building are to be consistent
with the numerous automotive sales and service establishments
along the Wharncliffe Road South corridor. Aluminum composite
panels, aluminum curtain walls, metal siding, and extensive glazing
make up the majority of proposed materials on the building.
WHARNCLIFFE ROAD AT BRADLEY AVENUE – COMMERCIAL DESIGN GUIDELINES This portion of the Wharncliffe Road South is a gateway into
London. The design guidelines respect the context of the area as a
whole, and consider site organization, built form, architectural and
building design, circulation, landscape, utilities and site servicing.
Site Organization
The proposed automotive sales and service establishment is
located closer to the street than the existing built form along the
Wharncliffe Road South corridor, thereby creating a sense of
enclosure and enhancing the pedestrian experience.
Built Form
Locating the building close to the intersection of Wharncliffe Road
South and Bradley Avenue West better defines the street edge.
Landscaping will be used to announce pedestrian pathways and
building entrances, and screen parking and service areas. The
location of the building effectively screens internal surface parking
area.
There are no anticipated impacts to sightlines or shadowing on
adjacent properties. The proposed building is of a similar height to
the existing residential uses to the northwest and the future
automotive sales and service establishment to the northeast.
Primary building entrances are connected to pedestrian walkways
and the public sidewalk along Wharncliffe Road South.
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A 33m setback is proposed between the rear of the building and the
abutting residential uses to the northwest. The surface parking area
will be screened with landscaping and appropriate fencing. Details
on the extent of the landscaping will be determined throughout the
Site Plan Approval process.
Noise attenuation measures, including a fully air-conditioned
facility, and the construction of appropriate fencing, will mitigate
noise from the site.
Dark-sky lighting is proposed on the subject lands, oriented away
from adjacent properties to avoid light spillage into the residential
area.
Architectural and Building Design
A range of quality materials and design techniques are included in
the building design: vision glass, aluminum composite panels, and
metal siding. The proposed building design adds to the architectural
variety of existing automotive sales and service establishments and
large-format retail stores along the commercial corridor.
Both driveways, a pedestrian walkway, and a primary building
entrance is located at the front of the building near the proposed
round-about to reflect their prominence. Given the extensive use of
vision glass on the elevations facing the intersection, opportunities
for “eyes-on-the-street” are provided. The intent is to highlight the
showroom floor as an active area that is attractive to pedestrians.
Materials are consistent along each building façade, yet have a
different design with the use of window and door treatments and the
location of materials.
Circulation
A pedestrian walkway is located along the front of the building that
connects the building entrances to the public sidewalk along
Wharncliffe Road South, separate and distinct from the vehicular
round-about/drop-off area. The pedestrian walkway will be well lit,
visible, lead to the primary building entrance, and the public
sidewalk.
All parking areas will be paved with a suitable, approved material
with proper drainage as approved by the City of London. Parking is
located in the interior and rear yard. Vehicular access across the
site, as well as the drive aisles, provide safe and appropriate space
for all vehicles, including emergency response.
A drop-off area is located within the round-about along Wharncliffe
Road South, with servicing and loading in the side and rear yard of
the building, screened from view from Wharncliffe Road South and
Bradley Avenue West. All areas for servicing, loading, and refuse
collection will be screened from the street and adjacent residential
uses.
Landscaping
A landscape plan will be provided with a complete Site Plan
Approval application to highlight the location and extent of
landscape features within the subject lands. The intent of all
proposed landscaping will be to provide a pedestrian scale and
soften the hard edges and solid surfaces of buildings and parking
lots, as well as screen the components of the development from
adjacent residential uses through the use of landscaped buffers.
Fencing between the subject lands and the adjacent residential
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uses to the northwest is proposed. The minimum height of any
proposed fencing will be at least 1.8m high.
Landscaped islands within the surface parking areas are proposed
to break up long rows of surface parking lots, and provide additional
green space to a primarily hard surfaced property.
Signage
Any proposed signage will be representative of the materials found
on the proposed building, with a back-lit font and colour that is
legible to passing motorists and pedestrians. All signage on the
subject lands will respect, and conform to, the City of London Sign
By-Law.
Lighting
Site lighting will adequately illuminate the site for security, parking
lots, and pedestrian corridors. Accent lighting will be carefully
integrated into the building façade and overall building design.
‘Dark-sky’ lighting will avoid overspill of site lighting onto adjacent
residential uses. Lighting internal to the proposed building, as well
as existing lighting from the commercial uses along Wharncliffe
Road South are to be considered when formulating a lighting plan.
Utilities and Site Servicing
Site servicing and grading plans will be provided throughout the Site
Plan Approval process, including a stormwater management plan.
SOUTHWEST AREA SECONDARY PLAN
Urban Design
Development Design
All development shall be designed in a form that is to be compact,
pedestrian-oriented and transit friendly (Section 20.5.3.9.i.a.). The
proposed development is appropriately sized for the subject lands,
located and oriented towards the Wharncliffe Road South and
Bradley Avenue West intersection, framing the pedestrian
environment along the public sidewalk. Further, the length of the
block on this side of Wharncliffe Road South has been reduced
through the construction of the adjacent pedestrian pathway,
providing more efficient pedestrian connections to the residential
area to the southwest. Public transit is available along Wharncliffe
Road South (Route #12), providing connections from surrounding
residential areas to the service commercial/large-format retail
dominated corridor. Although Wharncliffe Road South is a
predominantly automobile-oriented corridor, public transit may
prove to be beneficial for employees of the automotive sales and
service establishments (Section 20.5.3.9.i.g).
Safe community design includes appropriate lighting and visibility
of walkways, parking lots, and open areas to allow for adequate
levels of passive surveillance (Section 20.5.3.9.i.l). All proposed
lighting on the subject lands will be inward and downwards towards
the site, avoid any light spillage onto abutting properties, but
appropriate enough ensure pedestrians are visible when
maneuvering around the property in the dark. Given the extensive
glazing on the street facing elevations for the showroom, clear
views into and out of the building from the public realm provides
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passive surveillance and a heightened level of safety for
pedestrians along the corridor.
Public Realm
Both Wharncliffe Road South and Bradley Avenue are identified as
arterial roads. A balance between transportation function and their
ability to act as a socially vibrant public space must be achieved. To
do so, arterial roads should have the highest form of design
standards. The proposed development is of a contemporary design,
with a mix of materials, colours, and textures, located and oriented
on the subject lands to address the pedestrian environment along
each corridor. The location and orientation of the building provides
for a building that is adequately setback from shared property lines
with other land uses.
Buildings and Site Design
An enhanced sense of enclosure will be provided to any
pedestrians walking along this portion of Wharncliffe Road South or
Bradley Avenue West, given the location and orientation of the
building close to the intersection. The proposed development will
interface well with the public realm, given that:
the principal public entrance is provided directly from the
public sidewalk via a pedestrian pathway;
the primary windows/glazing/signage face the street;
there are no complete parking spaces, driveways, lanes, or
aisles located between the building and the public sidewalk;
the proposed setbacks for the two-storey building are
consistent with the planned automotive sales and service
establishments to the northeast;
the subject lands are a corner lot, and the proposed building
is sited and massed towards the intersection;
no blank walls are proposed on any elevations to ensure
visual interest is maintained from all viewpoints (this is
especially important on a corner lot);
any visible parking area from the public realm will be
appropriately screened from view with landscaping and/or
tree planting;
parking is located only within the interior and rear yards, with
a round-about located behind the closest building face along
Wharncliffe Road South, providing for a vehicular drop-off
area and a vehicle display area;
emphasis on the pedestrian environment is maintained, with
a pedestrian pathway wrapping around the exterior of the
building and parking area, providing convenient connections
to building entrances along both street frontages;
the surface parking area to the rear of the building is
adequately sized to provide a buffer between the parking
areas, any loading/receiving/storage areas, and adjacent
properties;
traffic islands with landscaping are proposed to soften the
look and reduce the visual expanse of the parking areas;
a comprehensive pedestrian circulation plan will be
reviewed and confirmed throughout the subsequent Site
Plan Approval process. These linkages will provide safe,
effective, and accessible access to public sidewalks, bicycle
parking, and public transit stops;
landscaping details, including location/extent and selected
species, will be reviewed and confirmed throughout the
subsequent Site Plan Approval process.
Urban Design Brief August 12, 2019 1297 Wharncliffe Road South Zelinka Priamo Ltd.
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SPATIAL ANALYSIS Figure 1 is a photo of the subject lands (at the westerly corner along
Bradley Avenue West, looking east). The spatial analysis for a
400m and 800m radius is provided in Figure 2. ‘Schedule A – Land
Use’ from the 1989 City of London Official Plan is used as the base
map. Key features include:
Both sides of Wharncliffe Road South to the southwest and
northeast, including the subject lands, are designated “Auto-
Oriented Commercial Corridor”. These lands include a
range of large-format retail stores (i.e. Leons, Teppermans,
Home Hardware etc.) as well as a range of car dealerships
(i.e. Southwest London Infiniti Nissan, London Kia,
ToyotaTown etc.). The lands to the northeast are currently
vacant, but are planned for two additional automotive sales
and service establishments.
The northwest and southeast of the site are both planned
for and have existing medium density and low density
residential uses, primarily in the form of townhouses and
single detached dwellings.
A planned Community Commercial Node is located
southwest along Wharncliffe Road South between Bradley
Avenue and Morgan Avenue, likely to resemble the range of
uses found along the Wonderland Road Community
Enterprise Corridor.
Figure 3 provides a more detailed analysis of the 400m radius,
using a City of London aerial mapping as the base. The vacant
subject lands are shown in the center of the figure.
In summary, the subject property is a level site suited for
development as an automotive sales and service establishment.
The proposed site layout and building design is sensitive to, and
compatible with, the adjacent residential areas to the northwest.
Figure 1 – Subject Lands
Urban Design Brief August 12, 2019 1297 Wharncliffe Road South Zelinka Priamo Ltd.
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Figure 2 – Spatial Analysis, 400m to 800m Radius (1989 City of London OP)
Urban Design Brief August 12, 2019 1297 Wharncliffe Road South Zelinka Priamo Ltd.
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Figure 3 – Spatial Analysis, 400m Radius (Aerial)
Urban Design Brief August 12, 2019 1297 Wharncliffe Road South Zelinka Priamo Ltd.
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SECTION 2
The Urban Design Brief Terms of Reference (2009) lists site design,
built form, massing and articulation, character and image,
architectural treatment, lighting, signage, and servicing for
consideration of conceptual design. Appendix B is comprised of the
comprehensive design package that supplement the following
textual descriptions.
CONCEPTUAL DESIGN
Site Design
The proposed site design provides an improved pedestrian
environment along the corridor compared to the range of existing
automotive sales and service establishments along the Wharncliffe
Road South corridor. The building is oriented towards, and located
close, to the intersection of both arterial roads. The public sidewalk
wraps around the building along Wharncliffe Road South and
Bradley Avenue, providing direct and convenient pedestrian
connections to primary building entrances from the public realm.
There are no vehicular drive aisles or parking areas located
between the building and the street, and any parking areas in the
interior yard and rear yard will be screened from view to further
enhance the streetscape.
Extensive glazing is proposed along the front facing portion of the
building along Wharncliffe Road South and Bradley Avenue West,
framing the pedestrian environment, providing animation
(particularly during evening hours), and passive surveillance with
clear views into and out of the building.
Built Form
The proposed building is setback 8.0m (26.25ft) from the front
property line (6.09m [19.98m] from the intersection), providing
adequate space for pedestrian circulation and enhanced
landscaping.
The north and east elevations face interior parking areas. A garage
door that accommodates the service exit is located on the east
elevation; multiple additional garage doors are located on the north
elevation to accommodate access to detail bays, alignment bays,
the car wash, and additional service exits; the west elevation
accommodates a garage door for new car delivery and the primary
service entrance.
A strong sense of enclosure will be provided to pedestrians along
Wharncliffe Road South and Bradley Avenue West, especially at
the intersection where the elevations consist of extensive glazing
that wrap around the front facing portion of the south and east
elevations.
There are numerous building entrances on each elevation, but the
primary, pedestrian-oriented entrance faces Wharncliffe Road
South, close to Bradley Avenue West. A pedestrian pathway
connects this building entrance directly to the public sidewalk.
Massing and Articulation
The relationship of the building to the street, in terms of setbacks,
massing, and articulation, is intended to be generally similar to the
two planned automotive sales and service establishments located
to the northeast along Wharncliffe Road South. The two-storey
Urban Design Brief August 12, 2019 1297 Wharncliffe Road South Zelinka Priamo Ltd.
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(~7.0m) building is clearly visible to passing motorists and
pedestrians on Wharncliffe Road South, and can be easily identified
as a Volkswagen dealership. The general shape and form of the
building is reflective of the Volkswagen brand, adding to the
architectural variety along the corridor.
The extensive use of glazing along the front facing portions of the
south and west elevations contributes to horizontal and vertical
articulation. Individual panes of glass, as well as the use of
horizontal treatment of aluminum composite panels, differentiate
the first and second level horizontally, as well as the massing of the
second storey into smaller components, providing a pedestrian-
scaled first storey and enhanced visibility to the interior showroom
areas. The windows and doors are framed in aluminum, providing
further horizontal and vertical articulations along all elevations.
Each elevation effectively uses a range of different materials breaks
up the massing and provide for a more visually appealing design.
Character and Image
This portion of Wharncliffe Road South is currently dominated by
existing automotive sales and service establishments and large-
format retail uses. The proposed development is consistent with the
existing character and image of the corridor, providing a modern
and contemporary car dealership design to add to the uniqueness
of the commercial area.
Wharncliffe Road South has historically been a destination for
motorists to find a car dealership and shop for new and used cars.
The proposed development continues this trend by extending the
corridor to the southwest to centralize most of the car dealerships
in London along one corridor. Within this context, the development
of the Volkswagen dealership is very consistent with the overall
development of the surrounding area, and is a compatible scale to
other car dealership facilities in the area.
Architectural Treatment
Extensive glazing along the front facing portion of the south and
west elevations maximizes the visibility of the product displayed
within the interior showroom. The glazing extends above the
primary building entrance on the south elevation (facing Wharncliffe
Road South), as well as along the west elevation (facing Bradley
Avenue West), and a portion of the east elevation next to the
proposed vehicular round-about. The expansive showroom glazing,
combined with aluminum composite panels and metal siding on the
remainder of the building is intended to be consistent with
contemporary automotive sales and service establishment building
design standards. This is typical of recently constructed automotive
dealerships. Each major car company strives to have a unique
visual identity, often combined with large, spacious glazed
showrooms that tend to highlight the cars on display.
Lighting
The site lighting will be designed to be contained on the site and
avoid glare on adjacent properties and the street. The showroom
area will be extensively illuminated and visible outside through the
glazed building front. Car display and customer parking areas will
also be illuminated.
Urban Design Brief August 12, 2019 1297 Wharncliffe Road South Zelinka Priamo Ltd.
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Signage
Signage is proposed to be installed on the building face, clearly
identifying the location of the dealership to motorists and
pedestrians. Specifically, signage is located on the south elevation
facing Wharncliffe Road South (VW logo, “Dalmar” text), on the east
elevation next to the vehicular drop-off area (VW logo), and on the
west elevation facing Bradley Avenue West (“Service” text). Smaller
directional signage may be installed to encourage way finding and
indicate the various building functional areas.
Servicing
Access to the site will be from two driveway entrances: a right-
in/right-out entrance on Wharncliffe Road South and a right-in & left-
in/right-out entrance on Bradley Avenue West. Accessible parking
spaces and bicycle parking are proximate to building entrances
near the vehicular round-about/drop-off area.
Service and delivery vehicles will be directed, with appropriate
signage, to service areas generally to the side and rear of the
building. The parts storage and delivery is accessed from the
vehicular round-about/drop-off area, so it is anticipated that
unloading and parts pickup would occur here. Car carrier transports
would likely unload at the rear of the property, away from customer
travel areas. Waste storage is located internally on the east side of
the building.
Pedestrians entering the property from Wharncliffe Road South will
be provided with a pedestrian pathway to the front of the building
and the primary entrance.
PUBLIC REALM
Public access to the site will generally be by vehicle, with
designated customer parking areas to be provided on site. Public
entrances for pedestrians will be visually distinctive, using
extensive glazing, aluminum trim, and large, well-illuminated entry
areas. Similarly, the drive-thru entrance for customers leaving
vehicles and vehicle pick-up areas will be clearly identified with
signage.
In terms of site planning and the interface with the public, typical car
dealership functions include:
Retail car sales (new and used vehicles);
Car servicing;
Car parts (delivery and wholesale pick-up);
Car delivery by transport.
Retail car sales include the arrival and departure of prospective
buyers. These potential buyers will move between the showroom
and the outdoor new and used display areas. Customers may also
want to test drive a car. The proposed Volkswagen site has closely
linked interior and exterior car display areas that can be readily
monitored by sales staff. Reception and the sales desks are at a
convenient location in the showroom. Customer parking areas are
near the secondary entrances beside the vehicular round-
about/drop-off area, connected by a pedestrian pathway.
The drive-thru garage facility provides convenient access to service
advisors, once a customer drives into the building. The drive-thru
has a central location with entry points aligned with the site
laneways and are clearly visible.
Urban Design Brief August 12, 2019 1297 Wharncliffe Road South Zelinka Priamo Ltd.
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The delivery of parts and supplies are linked to the south side of the
building, away from the busier sales and service areas. Similarly,
car transport unloading of new vehicles can be directed to the rear
of the parking area, where unloading can be completed away from
servicing operations and customer parking.
Landscaping is provided between the existing sidewalk and the
proposed building to enhance the streetscape and provide an
attractive pedestrian walkway.
SUSTAINABILITY TECHNIQUES
The proposed building will incorporate current energy saving
technologies that are in accordance with the Building Code and are
cost-effective. The building will not be a LEED Certified Building.
CONCLUSION
In summary, proposed automotive sales and service establishment
is an appropriate use for the subject lands, and the building design
is compatible within the surrounding context. The proposed
development is consistent with the relevant planning regulations
and policies. The proposed building design will be a highly
functional facility for car sales and servicing that is distinctive, yet
comparable in scale and overall form with other new car dealerships
in the area.
Urban Design Brief August 12, 2019 1297 Wharncliffe Road South Zelinka Priamo Ltd.
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APPENDICES
Appendix A Drawing SK-0 Site Plan Drawing SK-1 Ground Floor Plan Drawing SK-2 Upper Floor Plan Drawing SK-3 Elevations
Appendix B Exterior View 1 Entrance Exterior View 2 Roundabout Exterior View 3 Wharncliffe and Bradley Exterior View 4 Bradley
2 STOREYCAR DEALERSHIP
MAIN ENTRANCE
PROPERTY LINE
PROP
ERTY
LINE
PROPERTY LINE
SERVICEENTRANCE
SERVICEEXIT
SERVICEEXIT
CAR WASHEXIT
GARBAGE
PARTS DELIVERY
CUSTOMER PARKING
6
CUSTOMER PARKING
5
26
SERVICE PARKING
CUSTOMER PARKING
CAR WASHENTRANCE
NEW
VEH
ICLE
DIS
PLAY
CPO
DISP
LAY
19
25
NEW
VEH
ICLE
DIS
PLAY
29 15
STAFF PARKINGCPO PARKING
SERVICE PARKING
26
CPO
PARK
ING
CPO
PARK
ING
19
19
SERV
ICE
PARK
ING
SERV
ICE
PARK
ING
6
680
00
3252
0
55760
8000
ALIGNMENT BAY DETAIL BAY DETAIL BAY
8
CUSTOMER PARKING
19
7
SERVICE PARKING
6
WHARNCLIFFE ROAD SOUTH
BRAD
LEY AVENU
E WEST
SIGN
MAIN ENTRANCE
6090
BIKE RACK
FIRE HYDRANT
FIRE ROUTE FIRE ROUTE
REQUIRED QUANTITIES PROVIDED QUANTITIES
13,858 m2 (149,166 SQ.FT)
TOTAL GROSS AREA (MAXIMUM) 3,890 m2 (41,871 SQ.FT)
AREA BREAKDOWN
GROUND FLOOR PLAN 2,795 m2 (30,085 SQ.FT)
UPPER FLOOR PLAN 1,095 m2 (11,786 SQ.FT)
7.0 m (22' - 11 1/2")12.0 m (39'-4")
LANDSCAPE AREA
LANDSCAPE OPEN SPACE 15%
HARDSURFACE AREA
6000 m2 (64,583 SQ. FT)
SOD / GRASS
SIDEWALK AREA
SITE USAGE: AUTOMOBILE SALES AND SERVICE ESTABLISHMENT
SITE DATA
SITE AREA
BUILDING HEIGHT
SITE ADDRESS:
ZONING MATRIX
LOT FRONTAGE (WHARNCLIFFE RD S) 30.0 m 122.7 m (402' - 6 5/8")
LOT DEPTH (BRADLEY AVE) 100.5m (329' - 8 5/8")60.0 m
LOT COVERAGE MAXIMUM 20.1%30%
FRONT YARD SETBACK(6m plus 1m per 3.0 metres of main building height above the first 3.0m)
8 m (6 m + 1.0 + 1.0 m)
REAR YARD SETBACK(3m plus 1.5m per 4.0 metres of main building height above the first 4.0m)EXTERIOR SIDE YARD SETBACK(6m plus 1m per 3.0 metres of main building height above the first 3.0m)
PARKING (1 SPACE PER 30 m2) 251 SPACES130 SPACES
BICYCLE PARKING 7% OF REQUIRED PARKING SPACES
10 SPACES
INTERIOR SIDE YARD SETBACK(3m plus 1.5m per 4.0 metres of main building height above the first 4.0m)
8 m (6 m + 1.0 + 1.0 m)
4.5 m (3 m + 1.5)
4.5 m (3 m + 1.5) 55.760 m
32.520 m
8.0 m
8.0 m
ZONE: RSC1
PROVIDED QUANTITIES
44 + 6NEW VEHICLE PARKING SPACES 86CPO PARKING SPACES
26CUSTOMER PARKING SPACES15STAFF PARKING SPACES
70SERVICE PARKING
247TOTAL
13SHOWROOM UNIT
9SALES OFFICES (GROUND FLOOR)
5SALES OFFICES (MEZZANINE)
13PRODUCTIVE WORKSTALLS1ALIGNMENT WORKSTALL
1CAR WASH
2SERVICE MANAGER OFFICE3SERVICE ADVISORS1PARTS OFFICE
3,940 SQ.FTPARTS STORAGE (SQ.FT)
2NEW VEHICLE DELIVERY
4OPEN SALES OFFICE (GROUND FLOOR)
5,300 SQ.FTSHOWROOM (SQ.FT)1,215 SQ.FTCUSTOMER LOUNGE (SQ.FT)2,895 SQ.FTSERVICE DRIVE-IN (SQ.FT)
2DETAIL BAYS
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SITE PLAN
JULY 29, 2019
DALMAR MOTORS VOLKSWAGEN
SK-0
PROJECTNORTH
TRUENORTH
LEVEL 10
LEVEL 10
LEVEL 23200
LEVEL 23200
TOP OF PARAPET7000
TOP OF PARAPET7000
METAL SIDING(WIDE PROFILE)
METAL SIDING(NARROW PROFILE)
OVERHEAD DOOR OVERHEAD DOOR
3200
3800
MAN DOOR
ALUMINUM COMPOSITE PANEL
LEVEL 10
LEVEL 10
LEVEL 23200
LEVEL 23200
TOP OF PARAPET7000
TOP OF PARAPET7000
ALUMINUM COMPOSITE PANEL
3800
3200
ALUMINUM COMPOSITE PANEL
7000
METAL SIDING(WIDE PROFILE)
LEVEL 10
LEVEL 10
LEVEL 23200
LEVEL 23200
TOP OF PARAPET7000
TOP OF PARAPET7000
METAL SIDING(WIDE PROFILE)
METAL SIDING(NARROW PROFILE)
GRADE
OVERHEAD DOOR MAN DOOR
ALUMINUM COMPOSITE PANEL
CLEAR LOW-EDOUBLE GLAZINGIN ALUMINUM CURTAIN WALL
OVERHEAD DOOR
METAL SIDING(WIDE PROFILE)
3800
3200
5500
7000
LEVEL 10
LEVEL 10
LEVEL 23200
LEVEL 23200
TOP OF PARAPET7000
TOP OF PARAPET7000
ALUMINUM COMPOSITE PANEL
ALUMINUM COMPOSITE PANEL
CLEAR LOW-EDOUBLE GLAZINGIN ALUMINUM CURTAIN WALL
METAL SIDING(WIDE PROFILE)
OVERHEAD DOOR
3800
3200
GRADE
ACM PANEL REVEAL
OVERHEAD DOOR
7000
5500
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ELEVATIONS
JULY 29, 2019
DALMAR MOTORS VOLKSWAGEN
SK-3
1 : 100
NORTH ELEVATION
1 : 100
SOUTH ELEVATION
1 : 100
EAST ELEVATION
1 : 100
WEST ELEVATION
SALES
NEW CARDELIVERY F&I
F&I
PARTS
PARTSDELIVERY
STAIR
WARRANTYPARTS WASTE
UTILITY
CAR WASH
TOOLS
SERVICESHOP
PARTSMANAGER
SERVICEMANAGER
PARTSRETAIL
SERVICEDRIVE-THROUGH
BOUTIQUE
SER
VIC
E
LOUNGE
SALES
VESTIBULE
SALES
SALES SALES
UP
COMPRESS.
MANAGER
ALIGNMENT
OIL
UP
UP
UNI W/R
W/R
SHOWROOM
REC
EPTI
ON
VEST.
EMR.
LOUNGE
SALES SALESTECH.PARTS
ELEV.
ELEV.
UP
SALES
DETAIL BAY DETAIL BAY
SALES
SALES
KEYS
W/R
HSKP.
STAIR
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GROUND FLOOR PLAN
JULY 29, 2019
DALMAR MOTORS VOLKSWAGEN
SK-1
PROJECTNORTH2m 4m 6m0 1m
TRUENORTHFLOOR AREA: 2,795 SQ.M (30,085 SQ.FT)
I.T.
FILES
CONFERENCE
OFFICE
STAIR
PARTSSTORAGE
SHOWROOM BELOW
ADMIN.
DN
DN
DN
SERVICE SHOP BELOW
DN
OFFICE
OFFICE
OFFICE
LUNCHROOM
W/R HSKP.
STORAGE
W/R
CORRIDOR
LOW WALL
LOW WALL
ELEV.
SERVICE DRIVE IN BELOW
W/R
WOMEN'SLOCKER
LOCKERS
MEN'SLOCKER
SHOWER
SHOWER
SHOWER
SHAFT
OFFICE
VEST.
OFFICE
ROOF BELOW
COATSEMR.
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UPPER FLOOR PLAN
JULY 29, 2019
DALMAR MOTORS VOLKSWAGEN
SK-2
PROJECTNORTH
TRUENORTH2m 4m 6m0 1mFLOOR AREA: 1,095 SQ.M (11,786 SQ.FT)