Download - 890 Sarnia Road URBAN DESIGN BRIEF - London, Ontario...2019/10/16 · Urban Design Brief October 16, 2018 890 Sarnia Road i URBAN DESIGN BRIEF Westbury International/Dalmar Motors

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


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.


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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.


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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.


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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.


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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.


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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


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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.


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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.


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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


15

Figure 2 – Spatial Analysis, 400m to 800m Radius (1989 City of London OP)


16

Figure 3 – Spatial Analysis, 400m Radius (Aerial)


17

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


18

(~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.


19

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.


20

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.


21

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

DATE:SCALE:

7/29/2019 1:17:42 PM

C:\Users\mtr\Desktop\~VOLKSWAGEN\2199-15 Volkswagen (Local mike.ratz-2020) - V2.rvt

1 : 200

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


3800

3200


7000


LEVEL 10

LEVEL 10

LEVEL 23200

LEVEL 23200

TOP OF PARAPET7000

TOP OF PARAPET7000


METAL SIDING(NARROW PROFILE)

GRADE

OVERHEAD DOOR MAN DOOR


CLEAR LOW-EDOUBLE GLAZINGIN ALUMINUM CURTAIN WALL

OVERHEAD DOOR


3800

3200

5500

7000

LEVEL 10

LEVEL 10

LEVEL 23200

LEVEL 23200

TOP OF PARAPET7000

TOP OF PARAPET7000



CLEAR LOW-EDOUBLE GLAZINGIN ALUMINUM CURTAIN WALL


OVERHEAD DOOR

3800

3200

GRADE

ACM PANEL REVEAL

OVERHEAD DOOR

7000

5500

DATE:SCALE:

7/29/2019 1:20:12 PM


1 : 100

ELEVATIONS

JULY 29, 2019


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

DATE:SCALE:

7/29/2019 1:18:26 PM


1 : 100

GROUND FLOOR PLAN

JULY 29, 2019


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.

DATE:SCALE:

7/29/2019 1:20:58 PM


1 : 100

UPPER FLOOR PLAN

JULY 29, 2019


SK-2

PROJECTNORTH

TRUENORTH2m 4m 6m0 1mFLOOR AREA: 1,095 SQ.M (11,786 SQ.FT)

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