urban design brief - doman developments...2014/02/19 · urban design brief february 5, 2014 doman...

Urban Design Brief February 5, 2014 Doman Developments Inc. - Corporate Commercial Campus

Urban Design Brief Proposed Commercial Campus Blocks 1 and 2 (Corporate Commercial Campus) Hyde Park Road and North Routledge Park Doman Developments Inc.

February 5, 2014

TABLE OF CONTENTS

Page No.

INTRODUCTION ................................................................................................................ 1 SECTION 1 – LAND USE PLANNING CONTEXT ................................................................ 1 1.1 The Subject Lands ................................................................................................ 1 1.2 The Proposal ......................................................................................................... 1 1.3 Design Goals and Objectives ............................................................................. 2 1.4 Design Response to Official Plan Urban Design Principles and Hyde Park

Community Plan Urban Design Guidelines ....................................................... 3 1.5 Spatial Analysis ................................................................................................... 11

1.5.1 Community Context – 400 metres ......................................................... 11 1.5.2 Community Context – 800 metres ......................................................... 12

SECTION 2 – DESIGN PRINCIPLES AND DESIGN RESPONSES ....................................... 13 2.1 Conceptual Design ........................................................................................... 13 2.2 Public Realm ....................................................................................................... 15 2.3 Sustainability Techniques .................................................................................. 16


1

INTRODUCTION

The purpose of this Urban Design Brief is to provide the design details for a proposed

development by Doman Developments Inc. consisting of a commercial campus

development located on vacant lands on the west side of Hyde Park Road in the Hyde

Park Community. The commercial campus development will be occupied by a mix of

light-industrial and service commercial uses consistent with the range of uses that the

Light Industrial and Restricted Service Commercial zoning regulates.

SECTION 1 – LAND USE PLANNING CONTEXT

1.1 THE SUBJECT LANDS

The subject lands are a rectangular shaped site approximately 4.87 hectares (12.03

acres) in size located on west side of Hyde Park Road (Figure 1). The subject lands are

generally bounded by existing light industrial and commercial uses that have

predominantly developed in an office/business park form to the north; Hyde Park Road

to the east; the planned extension of North Routledge Park to the south; and the existing

and planned extension of Blue Heron Drive to the west. The subject lands have a lot

frontage along North Routledge Park of approximately 152.63 metres (500.76 feet) in

length and exterior side lot lines along Hyde Park Road and the existing and planned

extension of Blue Heron Drive that are approximately 296.30 metres (972.10 feet) and

291.83 metres (957.45 feet) in length respectively. The subject lands are known

municipally as 1820 Hyde Park Road. The subject lands are currently vacant (Figures 2-4)

1.2 THE PROPOSAL

The development proposal for the subject lands is for a commercial campus to be

occupied by light industrial and service commercial uses. The subject lands are

designated “Auto-Oriented Commercial Corridor” according to Schedule “A” – Land

Use to the City of London Official Plan and are zoned” Light Industrial (LI1(7)) and (LI4)”

and “Restricted Service Commercial (RSC5(12))” according to the City of London Zoning

By-law No. Z-1 (Figure 5). Permitted uses include, but are not limited to, the following:

animal clinics; automobile rental establishments; automotive repair garages; automobile

sales and service establishments; bakeries; building or contractor establishments; building

supply outlets; business service establishments; brewing on premises establishments;

clinics; commercial schools; convenience service establishments, convenience stores;


2

custom workshops; day care centres; dry cleaning and laundry plants; duplicating shops;

financial institutions; florist shops; garden stores; home and auto supply stores; home

improvement and furnishing stores; laboratories; medical dental office; personal service

establishments; printing establishments; repair and rental establishments; research and

development establishments; restaurant; service and repair establishments; service

trade; warehouse establishments; and wholesale establishments.

According to the proposed site design prepared by KAM Engineering Ltd. a total of

seven (7) buildings (six (6) one-storey buildings and one (1) three-storey building) are

proposed for the subject lands and will be positioned within close proximity to Hyde Park

Road and the existing and planned extension of Blue Heron Drive, with the associated

vehicular parking areas located interior to the site (Figure 6). The total gross floor area

proposed is approximately 14,784 sq. m (159,134 sq. ft.). A total of 790 vehicular parking

spaces, including 26 accessible vehicular parking spaces, and a total of 40 bicycle

parking spaces will be provided on-site. Three (3) driveways will provide vehicular access

to the site: one (1) right-in, right out driveway located mid-site along Hyde Park Road;

one (1) full-turn driveway located mid-site along the planned extension of North

Routledge Park; and one (1) full-turn driveway located along the existing portion of Blue

Heron Drive opposite an existing driveway on the west side of Blue Heron Drive. A series

of pedestrian walkways and crossings will facilitate pedestrian circulation through the site

from Hyde Park Road to the east, through to Blue Heron Drive to the west, and vice

versa, as well as the on-site buildings.

1.3 DESIGN GOALS AND OBJECTIVES

The overall goal of the development proposal is to construct a commercial campus that

contributes to an attractive street presence within the Hyde Park Community. The design

is intended to benefit the City’s northwesterly gateway, and to be compatible with the

surrounding neighbourhood. In order to effectively achieve this goal for the subject

lands, the following design objectives have been identified:

• Create street-oriented development that reinforces the spatial enclosure of the

street and addresses all abutting streetscapes.

• Provide an effective transition between the arterial street (Hyde Park Road) and

the office/business park neighbourhood to the west.


3

• Enhance the aesthetic quality of the residential and office/business park

neighbourhoods in the vicinity of the subject lands by utilizing architectural

elements, such as building massing, articulation, materials and colours, that are

attractive and complement the existing buildings.

• Limit the visibility of the associated parking areas from public view.

• Provide a high quality pedestrian environment by providing pedestrian walkways

and crossings lined with landscaped features.

• Provide high quality site and building design at the northwest gateway to the City

of London and the gateway to the office/business park neighbourhood in the

Hyde Park Community.

• 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.

1.4 DESIGN RESPONSE TO OFFICIAL PLAN URBAN DESIGN PRINCIPLES AND HYDE PARK COMMUNITY PLAN URBAN DESIGN GUIDELINES

The City of London Official Plan includes urban design principles that are to be applied

to new developments city-wide. Section 11.1.1 in the Official Plan lists the urban design

principles that are to be promoted in the preparation of development proposals. In

addition to these urban design principles, the City of London adopted the Hyde Park

Community Plan Community and Urban Design Guidelines (December 1999) to be

applied to new developments within the Hyde Park Community. Sections 2 through 9 of

the Hyde Park Community Plan, lists the urban design guidelines that are to be promoted

in the preparation of development proposals.

The urban design principles and guidelines contained in the above mentioned

documents, do not always apply to each specific development, and are dependent

upon the location and characteristics of the proposal. The urban design principles and

guidelines frequently focus on common themes and where appropriate we have

addressed the urban design principles and guidelines together according to these

common themes. The urban design principles and guidelines relevant to this

development proposal by Doman Developments Inc. and how they are addressed are

described in the following.


4

Trees - Official Plan Section 11.1.1 ii)

No trees exist on the subject lands. Strategic tree-forms and tree-types will be planted to

achieve specific functions on the site. For example, deciduous shade trees are proposed

along all bounding streets on private property adjacent to the public sidewalk and will

assist in the spatial enclosure and delineation of the street-line and will provide for an

attractive and comfortable pedestrian environment along the public sidewalks. Parking

islands internal to the site will be landscaped with deciduous shade trees and a mix of

shrubs, perennials and ornamental grasses to visually break up large parking areas. The

principal east/west drive aisle internal to the site with access to Hyde Park Road will be

defined by broad landscaped areas on both sides of the drive aisle that will include a

series of columnar trees that will indicate entry into site. Ornamental flowing trees are

proposed adjacent to the intersection of Hyde Park Road and North Rutledge Park to

accent this prominent corner condition and gateway location to the office/business park

neighbourhood. Coniferous trees are proposed along the northerly property line to

provide a wind screen and are also proposed between Blue Heron Drive and Building

No. 5 to visual screen the rear of the building from the street.

High Design Standards – Official Plan Section 11.1.1 iv)

The proposed commercial campus has been designed to respond to the obligation to

provide an attractive streetscape and high quality design and landscaping proximate to

gateways to the City, districts or neighborhoods as elaborated below in discussion of

gateways.

Architectural Continuity – Official Plan Section 11.1.1 vi)

Common architectural elements such as building massing, articulation, materials and

colours bring consistency and continuity to the grouping of buildings that comprise the

proposed commercial campus. These architectural elements as proposed will also be

compatible with, and complement, existing buildings in the vicinity of the subject lands.

The proposed buildings have a low-rise, moderate massing that is compatible with the

existing buildings in the vicinity of the subject lands and is of an appropriate pedestrian

scale recognizing the planned pedestrian orientation of the bounding streets according

to the Hyde Park Community Plan. (Figures 7-14). Most of the proposed buildings are one-


5

storey in height, with a three-storey building (Building No. 5) proposed to the rear of the

site creating a visual focal point from North Routledge Park through the site.

The proposed building elevations are highly articulated through a variety of means (i.e.

changes in the cladding materials, entrance and window placement, the use of datum/

cornice lines, building projections and recesses). A similar level of attention will be paid to

all elevations in terms of articulation. The proposed building elevations for Building Nos. 1-

4, 6 and 7 were prepared by Strik Baldinelli and Associates (Figures 15-18).

The proposed materials selection that includes a masonry base, brick middle, and stucco

top for most buildings will complement the range of materials that clad existing buildings

in the vicinity of the subject lands. Colours will be selected based on a range of colours

that will complement existing buildings in the vicinity of the subject lands.

Streetscape Official Plan Section 11.1.1 vii) (Streetscape); Hyde Park Community Plan

Section 3.2 (General Streetscape) and Section 8.1 (Office Business Park - Streetscape)

The proposed commercial campus will position buildings within close proximity to Hyde

Park Road and Blue Heron Drive to minimize the building setback and thereby provide a

strong and consistent built edge that contributes in part to the spatial enclosure and

delineation of the street-line. The positioning of the proposed buildings allows for most of

the associated parking areas to be located internal to the site behind the proposed

buildings and screened from public view contributing to an attractive street presence.

Where the proposed buildings are not continuous along the bounding streets, a layered

approach to landscaping that includes a mix of deciduous shade trees and other

vegetation as elaborated above in the discussion of trees will partially screen parking

areas and maintain the street-line. Spatial enclosure and delineation of the street-line

through built form and landscaping will enhance view corridors along Hyde Park Road,

North Routledge Park and Blue Heron Drive

The highly articulated building elevations ensure that blank walls are not featured in the

streetscape. The rear and side building elevations that will face bounding streets are

highly articulated and have a similar level of architectural detail as the front or principal

building elevations. The highly articulated building elevations will provide visual interest

and punctuation at the prominent corner locations.


6

For example, ample-sized windows are proposed to be incorporated into all building

elevations. it is important to note that along the bounding streets ample-sized windows

have the potential to contribute to visual interest for pedestrians (and internal users),

animate the street, and allow for informal surveillance that reinforces a sense of safety

along the street. Clear glazing is proposed for the front or principal building elevations

and there is an opportunity for both clear glazing and spandrel glazing on the side and

rear building elevations to suit tenant layouts. The proposed building elevations will be

divided by changes in materials creating horizontal datum lines that contribute to the

perception of an appropriate pedestrian scale so that the expanse of the built-form is

not overwhelming. Proposed building projections (combined with raised parapet details)

and building recesses will provide visual punctuation and prevent long, unbroken building

elevations.

Public sidewalks are planned along the bounding streets, and several direct connections

from the on-site pedestrian walkways to the public sidewalks are proposed.

Pedestrian Circulation – Official Plan Section 11.1.1 viii) (Pedestrian Traffic Areas) and Hyde Park Community Plan Section 8.3 (Office Business Park – Access, Circulation and Parking)

A series of pedestrian walkways and crossings will facilitate pedestrian circulation through

the site from Hyde Park Road to the east, through to Blue Heron Drive to the west, and

vice versa, as well as link the on-site buildings. The site design shows six (6) direct

pedestrian walkway connections with the public sidewalks to be provided along Hyde

Park Road; two (2) direct pedestrian walkway connections with the public sidewalks to

be provided along Blue Heron Drive; and one (1) direct pedestrian walkway connection

with the public sidewalks to be provided along North Rutledge Park. The pedestrian

walkway connections with the public sidewalk are available for use by those who will

access the site by foot, bicycle or public transit. The pedestrian walkways and

connection through the site will ensure that a convenient pedestrian circulation route is

provided from Hyde Park Road to Blue Heron Drive and to the lands west of the site

where large development blocks are planned along Hyde Park Road and convenient

pedestrian connections may not otherwise be provided. For pedestrians traversing the

parking areas internal to the site, the pedestrian walkways and crossing through the site

will provide areas of refuge.


7

Access to Sunlight – Official Plan Section 11.1.1 ix) (Access to Sunlight)

The shadow impact from the proposed commercial campus onto adjacent lands and streets will be negligible given the low-rise and moderate massing of the proposed buildings. The ample–sized windows proposed for all building elevations have the potential to allow considerable sunlight to penetrate the proposed buildings to benefit internal users and to maximize energy conservation. As elaborated above in the discussion of streetscape, clear glazing is proposed for the front or principal building elevations and there is an opportunity for both clear glazing and spandrel glazing on the side and rear building elevations to suit tenant layouts.

Landscaping – Official Plan Section 11.1.1 x) (Landscaping)

According to the landscape design prepared by Arthur Lierman Landscape Architecture,

landscaping will unify and enhance all elements of the proposed commercial campus

including building design, pedestrian circulation, parking and views into the site from the

bounding streets (Figure 19). A layered approach to landscaping (i.e. deciduous shade

trees and a mix of shrubs, perennials and ornamental grasses) is used in several areas to

soften the transition to the proposed buildings; partially screen parking areas where the

proposed buildings are not continuous along the bounding streets; and visually break up

large parking areas. It is important to note that landscaping along the bounding streets

will contribute to an attractive street presence and internal to the site will reinforce the

presence of pedestrian walkways and crossings through the site and link buildings. The

boulevard entry to the office/business park neighbourhood will be enhanced by the

broad landscaped treatment of the subject lands adjacent to the intersection of Hyde

Park Road and North Routledge Park. The principal east/west drive aisle internal to the

site with access to Hyde Park Road will be defined by broad landscaped areas on both

sides of the drive aisle.

Building Positioning – Official Plan Section 11.1.1 xi) (Building Positioning); Hyde Park

Community Plan Section 8.3 (Office Business Park – Building Design)

As elaborated above in the discussion of streetscape, the proposed commercial campus

will position buildings within close proximity to Hyde Park Road and Blue Heron Drive to

minimize the building setback and thereby provide a strong and consistent built edge

that contributes in part to the spatial enclosure and delineation of the street-line. The

positioning of the proposed buildings allows for most of the associated parking areas to


8

be located internal to the site behind the proposed buildings and screened from public

view contributing to an attractive street presence.

Accessibility – Official Plan Section 11.1.1 xii) (Enhances Accessibility Standards)

The proposed commercial campus will be built to provide for universal accessibility.

Ramps have been incorporated into the design of the pedestrian walkways providing

barrier free access to and from the parking areas. Accessible parking spaces have also

been provided throughout the site at various locations in close proximity to most building

entrances.

Parking and Vehicular Access– Official Plan Section 11.1.1 xiii) (Parking and Loading);

Hyde Park Community Plan Section 8.3 (Office Business Park – Access, Circulation and

Parking)

As elaborated above in the discussion of streetscape and building positioning, most of

the associated parking areas will be located internal to the site behind the proposed

buildings and screened from public view. As elaborated above in the discussion of trees

and landscaping, where the proposed buildings are not continuous along the bounding

streets, landscaping will partially screen parking areas. The associated parking areas will

accommodate 790 vehicular parking spaces, including 26 accessible vehicular parking

spaces. All required vehicular parking can be accommodated on-site, applying the rate

for anticipated uses for the commercial campus. Due to the expanse of on-site parking

required, the site is divided into smaller parking areas through the use of landscaped

parking islands and pedestrian walkways and crossings though the site.

The associated parking areas will be accessed by three (3) driveways planned to provide

vehicular access to the site: one (1) right-in, right-out driveway located mid-site along

Hyde Park Road; one (1) full-turn driveway located mid-site along the planned extension

of North Routledge Park; and one (1) full-turn driveway located along the existing portion

of Blue Heron Drive opposite and existing driveway on the west side of Blue Heron Drive.

The use of a right-in/right-out access along Hyde Park Road is intended to reduce the

potential traffic conflicts on Hyde Park Road.

The loading associated with the proposed commercial campus can predominately be

addressed by the standard on-site vehicular parking spaces and through standard

pedestrian entrances to the proposed buildings. Should specific tenants require loading

by larger overhead doors, the rear elevations of Building Nos. 6 and 7 can be accessed


9

by the driveway located between these building and the proposed extension of Blue

Heron Drive, with loading taking place in the broad paved area, and larger overhead

doors for loading incorporated into the rear building elevation.

Privacy – Official Plan Section 11.1.1 xiv) (Privacy)

The subject lands are separated from the residential neighbourhood to the east by Hyde

Park Road, which is an arterial two-lane roadway that is expected to be improved and

expanded to four-lanes in the medium-term. The proposed commercial campus should

not exacerbate the reduced residential amenity or privacy that already exists for some

residential properties located in close proximity to Hyde Park Road.

Waste Management – Official Plan Section 11.1.1 xix) (Waste Management)

All waste materials are proposed to be stored in on-site Molok containers that are a

preferred alternative to standard dumpsters contained and screened by purpose-built

enclosures. With most of the Molok containers capacity located underground less

developable space is consumed by waste management; compaction results from the

natural force of gravity; and fewer odours result due to cooler underground

temperatures. As such, it is expected that the Molok containers will be emptied less often

than standard dumpsters, reducing the private truck traffic associated with waste

management. Strategic locations for the Molok containers have been identified on the

site plan.

Resource Conservation – Official Plan Section 11.1.1 xx) (Resource Conservation)

The proposed development of the subject lands will make efficient use of urban land

and investment in existing and planned infrastructure (i.e. roads, water-mains, sanitary

and storm water sewers) and services (i.e. public transportation). The proposed

commercial campus will make use of “best-practice” techniques of current construction

practices to ensure the resulting buildings are energy efficient.

Gateways – Official Plan Section 11.1.1 xxi) and Hyde Park Community Plan Section 3.8

The Commercial Node at Hyde Park Road and Fanshawe Park Road functions as the

northwesterly gateway to the City. The proposed commercial campus has been designed

to respond to the obligation to provide an attractive street presence and high quality

design and landscaping proximate to gateways to the City, districts or neighborhoods.

As elaborated above, buildings will be positioned within close proximity to Hyde Park


10

Road to create to a strong and consistent built-edge on a currently vacant portion of the

roadway. The massing and articulation of these buildings will enhance the planned

pedestrian orientation of Hyde Park Road according to the Hyde Park Community Plan.

These attributes of the proposed commercial campus will contribute to a sense of

“place” along Hyde Park Road that is expected of an entry road to the City.

To ensure convenience and accessibility for the users, for practical purposes building

entrances are proposed to be located on the building elevations that are oriented

towards the parking areas located internally to the site. However, building entrances

proposed to be located on the building elevations oriented towards Hyde Park Road

can function to increase the convenience for those who will access the site by foot,

bicycle or public transit on Hyde Park Road should it suit tenant layouts. However, many

of those expected to come by foot would come from the office/business park

neighbourhood and safe pedestrian connections and crossings have been provided

through the site for this purpose.

In addition, North Routledge Park is to be extended from the residential neighborhood to

the east, across Hyde Park Road, to the office/business park neighbourhood to the west.

A landscaped centre median is planned to divide North Rutledge Park on both the east

and the west sides of Hyde Park Road to provide a boulevard entry that is also a

gateway to the above-noted neighbourhoods. The broad landscaped treatment of the

subject lands adjacent to the intersection of Hyde Park Road and North Rutledge Park

will accent and enhance the boulevard entry and gateway to the office/business park

neighbourhood.

Building Design – Hyde Park Community Plan Section 4.1 (Building Design)

As elaborated above in the discussion of streetscape and building positioning, the

proposed commercial campus will position buildings within close proximity to Hyde Park

Road and Blue Heron Drive to minimize the building setback and thereby provide a


delineation of the street-line.

The rear and side building elevations that will face bounding streets are highly articulated

and have a similar level of architectural detail as the front or principal building elevations

(including the range of materials to be used – masonry base, brick middle, and stucco

top; building projections with a corresponding raised parapet detail and recesses; and


11

ample-sized windows). The highly articulated building elevations will provide visual

interest and punctuation at the prominent corner location. In particular, the highly

articulated rear and side building elevations proposed for Building No. 4, together with

the broad landscaped treatment of the subject lands adjacent to the intersection of

Hyde Park Road and North Routledge Park will appropriately address the prominent

corner condition that is also a gateway to the office/business park neighbourhood.

A flat roof is proposed to be used in the design of the proposed buildings and is common

to commercial building typology. Similar to the changes in material selection that create

horizontal datum lines that divide the proposed building elevations and contribute to the

perception of an appropriate pedestrian scale, a strong cornice line is used to terminate

or cap the proposed building elevations as is recommended in the Hyde Park

Community Plan with a flat roof. The use of parapets will assist in screening roof top

mechanical equipment from public view.

As elaborated above in the discussion of streetscape, the proposed building elevations

are highly articulated through a variety of means (i.e. changes in the cladding materials,

entrance and window placement, the use of datum/cornice lines, building projections

and recesses) to provide visual interest and punctuation such that blank walls are not

featured in the public streetscape. The articulation of the proposed building elevations is

of particular importance to the quality of the pedestrian environment and the creation

of an attractive and visually stimulating streetscape.

The articulation of the proposed building elevations is also used to emphasize the

location of main entrances by locating the entrances on portions of the front or principal

elevations that project and include raised parapet details.

1.5 SPATIAL ANALYSIS

An appropriate scale for the spatial analysis of the subject lands includes the lands

bounded by Fanshawe Park Road to the north, Dalmagarry Road to the east,

Gainsborough Road to the south and Urban Growth Boundary to the west (Figure 21).

1.5.1 Community Context – 400 metres

Within the 400 metre community context of the subject lands Hyde Park Road is an

arterial road while the existing portion of North Routledge Park (on the east side of Hyde

Park Road) is a secondary collector road according to Schedule ‘C’ – Transportation


12

Corridors to the City of London Official Plan (Figure 14). There are multiple bus routes

servicing Hyde Park Road.

Land uses within the 400 metre community context of the subject lands include a mix of

low-density residential uses (including single-detached residential dwellings and cluster

townhouse dwellings), light industrial, commercial, and open space.

On the west side of the Hyde Park Road, light industrial and commercial uses located to

the north (and partially to the west) of the subject lands have predominantly developed

in an office/business park form (Figure 22). The subject lands and lands immediately to

the south are currently vacant. As such, there is a gap of undeveloped land between

the light industrial and commercial uses to the north of the subject lands (that extend to

Fanshawe Park Road) and the light industrial and commercial uses further south (that

extend to Gainsborough Road) (Figure 23).

Open space is located immediately across from the subject lands on the east side of

Hyde Park Road and is comprised of a woodlot (Figure 24). South of the woodlot on the

east side of Hyde Park Road is a newly developed residential neighbourhood. The low-

density residential uses within the residential neighbourhood to the east predominantly

consist of newly constructed one to two storey single detached dwellings on moderately

sized lots (Figures 25). There is a block of cluster townhouse dwellings located at the

southeast corner of Hyde Park Road and North Routledge Park (Figure 26). Included in

the residential neighbourhood are two stormwater management ponds located south of

the block of cluster townhouse dwellings. North of the wood lot, regional serving retail

commercial uses have developed in a big-box/new format retail form (Figure 27).

Within the 400m context there is a public side walk on the east side of Hyde Park Road

only.

1.5.2 Community Context – 800 metres

Within the 800 metre community context of the subject lands there are two (additional

arterial roads, Fanshawe Park Road to the north and Gainsborough Road to the south,

according to Schedule ‘C’ – Transportation Corridors to the City of London Official Plan.

There are multiple bus routes servicing Fanshawe Park Road.

Land uses within the 800 metre community context of the subject lands are similar to the

land uses within the 400 metre community context with the notable additions that the


13

800 metre community context includes the Hyde Park Hamlet to the south and

agricultural lands to the west, outside the City of London Urban Growth Boundary.

SECTION 2 – DESIGN PRINCIPLES AND DESIGN RESPONSES

2.1 CONCEPTUAL DESIGN

The subject lands are located on the west side of Hyde Park Road and are generally

bounded by existing light industrial and commercial uses that have predominantly

developed in a office/business park form to the north; Hyde Park Road to the east; the

planned extension of North Routledge Park to the south; and the existing and planned

extension of Blue Heron Drive to the west. The proposed commercial campus will provide

an effective transition from the residential neighbourhood on the east side of Hyde Park

Road to the office/business park neighbourhood on the west side of Hyde Park Road and

will provide light industrial and service commercial uses that will enhance the quality of

the Hyde Park Community.

The site design prepared by KAM Engineering Ltd. and building design prepared by Strik

Baldinelli and Associates on behalf of Doman Developments Inc. is for a commercial

campus comprised of a total of seven (7) buildings (six (6) one-storey buildings and one

(1) three-storey building). The proposed building will be positioned within close proximity

to Hyde Park Road and Blue Heron Drive to minimize the building setback. The positioning

of the proposed buildings will allow for most of the associated parking areas to be

located internal to the site behind the proposed buildings. The total gross floor area

proposed is approximately 14,784 sq. m (159,134 sq. ft.). A total of 790 vehicular parking

spaces, including 26 accessible vehicular parking spaces, will be provided on-site along

with a total of 40 bicycle parking spaces. All required vehicular parking spaces can be

accommodated on-site, applying the rate for anticipated uses for the commercial

campus.

Three (3) driveways will provide vehicular access to the site; one (1) right-in, right out

driveway located mid-site along Hyde Park Road, one (1) full-turn driveway located mid-

site along the proposed extension of North Routledge Park, and one (1) full-turn driveway

located along the existing portion of Blue Heron Drive opposite an existing driveway on

the west side of Blue Heron Drive. The proposed driveways that will provide vehicular

access to the subject lands from Hyde Park Road and North Routledge Park are spaced


14

far enough away from the intersection of these roads to minimize potential traffic

conflicts.

A series of pedestrian walkways and crossings facilitates pedestrian circulation through

the site from Hyde Park Road to the east, through to Blue Heron Drive to the west, and

vice versa, as well as link the on-site buildings. Public sidewalks are planned along the

bounding streets, and several direct connections from the on-site pedestrian walkways to

the public sidewalks are proposed. The presence of pedestrian walkways, crossings and

public sidewalks combined with the proposed landscaping will provided for an

attractive, convenient and comfortable pedestrian environment.

Landscaping including a mix of deciduous shade trees and other vegetation will be used

to reinforce the presence of pedestrian walkways through the site and linking buildings

meanwhile, deciduous shade trees are proposed along all bounding streets on private

property adjacent to the public sidewalks. Overall, landscaping will unify and enhance

all elements of the proposed commercial campus including building design, pedestrian

circulation, parking and views into the site from the bounding streets

The proposed buildings have a low-rise moderate massing that is compatible with the

existing buildings in the vicinity of the subject lands and will contribute to the planned

pedestrian orientation of the bounding streets according to the Hyde Park Community

Plan. The proposed buildings are predominately one-storey in height with a three-storey

building (Building No. 5) proposed to the rear of the subject lands creating a visual focal

point from North Routledge Park through the site.

The proposed building elevations will be highly articulated through a variety of means

(i.e. changes in cladding materials, entrance and window placement, the use of datum/

cornice lines, building projections and recesses). Ample-sized windows are proposed to

be incorporated into all building elevations and have the potential to allow considerable

sunlight to penetrate the proposed buildings to benefit internal users and to maximize

energy conservation. Along the bounding streets the ample-sized window have the

potential to contribute to the visual interest for pedestrians (and internal users), animate

the street, and allow for informal surveillance that reinforces a sense of safety. Clear

glazing is proposed for the front or principal building elevations and there is an

opportunity for both clear glazing and spandrel glazing on the side and rear building

elevations to suit tenant layouts. The proposed window placement creates a regular

fenestration pattern. The proposed building elevations will be divided by changes in


15

materials creating horizontal datum lines that contribute to the perception of an

appropriate pedestrian scale so that the expanse of the built-form is not overwhelming.

Proposed building projections and recesses will provide visual punctuation and will

prevent long, unbroken building elevations.

Materials have been selected for the proposed buildings that have integrity, are durable

and perform well, contributing to a quality building design and an attractive streetscape

presence. The materials include a masonry bases, brick, and stucco. These complement

the range of materials that clad existing buildings in the vicinity of the subject lands and

colours will be selected based on a range of colours that will complement existing

buildings in the vicinity of the subject lands. All elevations will receive the same attention

to detail in terms of the architectural elements, materials and colours.

The proposed commercial campus has been designed to respond to the obligation to

provide an attractive streetscape and high quality design and landscaping proximate to

northwesterly gateway to the City and the office/business park neighbourhood gateway.

The positioning of the proposed building, massing and articulation will enhance the

planned pedestrian orientation of the bounding streets. These building attributes will

contribute to a sense of “place” along Hyde Park Road that is expected of an entry road

to the City. The highly articulated rear and side building elevations proposed for Building

No. 4, together with the broad landscaped treatment of the subject lands adjacent to

the intersection of Hyde Park Road and North Routledge Park will appropriately address

the prominent corner condition and gateway to the office/business park neighbourhood.

2.2 PUBLIC REALM

The proposed commercial campus will position buildings within close proximity to Hyde

Park Road and Blue Heron Drive to minimize the building setback and thereby provide a


delineation of the street-line. The deciduous shade trees proposed along all bounding

streets on private property adjacent to the proposed public sidewalk will assist in the

spatial enclosure and delineation of the street-line and will provided for an attractive

and comfortable pedestrian environment along the public sidewalks. Beyond the built-

edge and proposed landscaping is a defined sense of the public realm.


16

The subject lands are located in a developing area of the City. At present there is only a

public sidewalk located on the east side of Hyde park Road in the vicinity of the subject

lands.

2.3 SUSTAINABILITY TECHNIQUES

The proposed development of the subject lands will make efficient use or urban land and investment in existing and planned infrastructure (i.e. roads, water-mains, sanitary and storm water sewers) and services (i.e. public transportation). The proposed commercial campus will make use of “best-practice” techniques of current construction practices to ensure the resulting buildings are energy efficient.


17

Figure 1: Subject Lands


18

Figure 2: Subject Lands (view from Hyde Park Road looking SW)

Figure 3: Subject Lands (Hyde Park Road at North Routledge Park looking NW)

Figure 4: Subject Lands (view from Blue Heron Drive looking SE)


19

Figure 5: Official Plan and Zoning By-Law map


20

Figure 6: Proposed Site Plan


21

Figure 7: Massing Model (looking northwest from North Routledge Park)

Figure 8: Massing Model (looking southwest)


22

Figure 9: Massing Model (looking southwest from Hyde Park Road )

Figure 10: Massing Model (looking northwest towards adjacent commercial uses)


23

Figure11: Massing Model (looking east)

Figure 12: Massing Model (looking north along Hyde Park Road at North Routledge Park intersection)


24

Figure 13: Massing Model (looking south along Hyde Park Road)

Figure 14: Massing Model (looking south)


25

Figure 15: Proposed Building Elevations (Buildings 1 and 4)


26

Figure 16: Proposed Building Elevations (Building 2)


27



28



29



30

Figure 20: Proposed Landscape Plan


31

Figure 21: 400m and 800m Spatial Analysis


32

Figure 22: Commercial development west of subject lands on west side of Blue Heron Drive

Figure 23: Commercial development south of subject lands on west side of Hyde Park Road


33

Figure 24: Open Space (Woodlot) on east side of Hyde Park Road

Figure 25: Single detached dwellings on north side of North Routledge Park


34

Figure 26: Cluster townhouse dwellings on east side of Hyde Park Road

Figure 27: Big-box/new format retial east side of Hade park Road

urban design brief - doman developments...2014/02/19 · urban design brief february 5, 2014 doman...

Documents