urban design brief - london, ontario...2015/09/16 · urban design brief september 2, 2015...

Urban Design Brief

1600 & 1622 Hyde Park Road

Proposed Commercial Development

September 2, 2015

Urban Design Brief September 2, 2015 Gainsborough Road & Hyde Park Road

Zelinka Priamo Ltd. i

TABLE OF CONTENTS

Page No.

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

SECTION 1 – LAND USE PLANNING CONCEPT.......................................................... 1

1.1 The Subject Lands ................................................................................................ 1

1.2 The Proposal ........................................................................................................ 3

1.3 Design Goals and Objectives ................................................................................ 8

1.4 Design Response to City Documents ................................................................... 8

1.4.1 Official Plan Urban Design Principles ......................................................... 9

1.4.2 Commercial Urban Design Guidelines (1999) .......................................... 12

1.4.3 Hyde Park Community Plan ..................................................................... 14

1.5 Spatial Analysis .................................................................................................. 17

CONCLUSIONS ............................................................................................................ 20

2.0 DESIGN PRINCIPLES AND DESIGN RESPONSES ......................................... 20

2.1 Concept Design .................................................................................................. 20

2.2 Public Realm ...................................................................................................... 22

3.0 COMPATIBILITY REPORT ................................................................................ 22

3.1 Built Form Elements ........................................................................................... 22

3.2 Massing and Articulation ..................................................................................... 22

3.3 Architectural Treatment ...................................................................................... 23


Zelinka Priamo Ltd. 1

INTRODUCTION

On behalf of HLH Developments, Zelinka Priamo Ltd. has prepared this Urban Design

Brief to provide design details of a proposed development on the subject lands, as

required by a Site Plan Approval application for the property.

SECTION 1 – LAND USE PLANNING CONCEPT

1.1 THE SUBJECT LANDS

The subject lands are comprised of four parcels, located at the northwesterly corner of

Hyde Park Road and Gainsborough Road, extending from Gainsborough Road to North

Routledge Park (Figure 1). The lands comprise 1600, 1622, 1648, and 1656 Hyde Park

Road, 1480 North Routledge Park, and 1069 Gainsborough Road. The subject lands

surround 1634 Hyde Park Road, which is not part of the subject lands. The lands have

an area of 1.9ha (4.84ac), with a total frontage along Hyde Park Road of approximately

143m (470ft), and a frontage along Gainsborough Road and North Routledge Park of

approximately 56m (184ft).

Figure 1 – Subject Lands



The lands are occupied by a one-storey, multi-unit commercial building, a one-storey

dwelling converted to commercial uses (Figure 2), a two-storey dwelling converted to

commercial uses (Figure 2), and a one-storey storage building (Figure 3).

Figure 2 – 1648 and 1656 Hyde Park Road

Figure 3 – 1480 North Routledge Park, looking south



1.2 THE PROPOSAL

The proposal consists of the removal all existing buildings and the construction of two,

two-storey, mixed-use commercial buildings, and one single-storey commercial building.

The proposed site plan (Figure 4) shows the buildings placed close to the street edge,

providing an enclosed streetscape at the corners of Hyde Park Road, at North Routledge

Park and Gainsborough Road. Parking is located internal to the site and is screened

from the north, south, and east by proposed buildings and landscape treatments.

Figure 4 – Proposed Development

Building A, located along the Gainsborough Road frontage, will contain ground floor

retail at the corner of Gainsborough Road and Hyde Park Road, completing this portion

of the intersection with commercial uses. The remaining ground floor area, south of the

retail corner, is proposed to contain a pharmacy and general retail uses. The second

floor of Building A will be occupied by medical offices catering to the expanding

population in the community. Building A is proposed to have a gross floor area (GFA) of

3,671m2 (39,520ft2) and is placed at a 1.4m and 1.5m setback from the ultimate road

allowances, placing a strong emphasis on walkability and street presence.

Conceptual elevations for Building A (Figures 5-6) show a high degree of urban design

through utilization of extensive glazing, building articulation, awnings, and cladding

materials. The first floor makes use of horizontally oriented face-brick and architectural



masonry that juxtaposes the adjacent vertically oriented windows. A variety of high-

quality signage types are proposed. The second floor will utilize decorative composite

panels to be visually distinct from the first floor. The roof line is accented by a metal

cornice line with flashing, and parapets above entrance locations. Awnings, both canvas

and aluminum varieties are provided above entrance points for shade and weather

protection. This design approach provides visual interest above the second floor and

contributes to building articulation. The east (Figure 6) and south (Figure 7) elevations

are particularly articulated at the intersection of Hyde Park Road and Gainsborough

Road in order to address the community focal point.

The focal point at the southeasterly corner of the building interfaces with the intersection

of Hyde Park Road and Gainsborough Road. The first floor architectural masonry

cladding material is extended to the second floor at this location to provide visual

interest, and a hung aluminum awning is provided for both decoration and weather

protection. This corner of the building works in tandem with the large road widening

provided at the northwesterly corner of Hyde Park Road and Gainsborough Road.

Figure 5 – Building A – Conceptual north (facing internally) and east (facing Hyde Park Road) elevations

Each elevation has been designed consistently to preserve the character of the building

as viewed from all angles.



Figure 6 – Building A – Conceptual south and west elevations

A large pergola is proposed between Building A and Building B (see Figure 5), creating a

breezeway effect between the two buildings. The pergola will also act to screen the

parking area from Hyde Park Road and extend the perception of building massing

between Buildings A and B.

Building B, located adjacent to the north of Building A along the Hyde Park Road

frontage, is proposed to be a 185m2 (2,000ft2) stand-along commercial retail unit (CRU)

(Figures 7-8). The building has been positioned close to the street edge in order to

strengthen the Hyde Park Road streetscape. The building also serves to screen the

parking area from view, in conjunction with the adjacent pergola, from Hyde Park Road.

Architectural design is consistent with the style, cladding materials and features of

Buildings A and C, including parapets, vertical and horizontal elements, and extensive

glazing. Equal attention has been paid to all elevations on Building B, producing a

design that interfaces well with the public realm. Building B also includes gooseneck

lamps to provide signage lighting.



Figure 7 – Building B – Conceptual east elevation (facing Hyde Park Road)

Figure 8 – Building B – Conceptual south elevation

Building C, located along the North Routledge Park frontage, will contain ground floor

retail with multiple units and second floor offices for a total GFA of 3,307m2 (35,599ft2).

The building is arranged to address the northeasterly corner of the intersection, and

provides an enclosed, urban streetscape. It accomplishes this by being placed close to

the street line and providing an articulated corner feature and entrance location, utilizing

a change in cladding materials, a large hung aluminum awning, articulated second

storey windows, and a distinct parapet. Like Building A, Building C is an elongated,

multi-unit building with multiple entrance points, and includes architectural features to

denote entrance locations, as is evident on the south elevation. Extensive glazing on



both floors allows vision and sunlight into the building, and views out into the abutting

streets and internally to the parking area.

Figure 9 – Building C – Conceptual south (facing internally) and north (facing North Routlege Park) elevations

Four driveways, one each on North Routledge Park and Gainsborough Road, and two

on Hyde Park Road, provide vehicular access to the site. Some of the existing Hyde

Park Road driveways are maintained while the other driveways will be

new/reconstructed accesses.

Loading facilities are located at the westerly end of Buildings A and C and are oriented

towards the centre of the site as to be screened from public view as much as possible.

Buildings A and C are two-storeys in height, with cornices and decorative parapets to

articulate the roof line. Building B is one-storey, but utilizes an extended roof line to be

more consistent with Buildings A and C. A height of two storeys is consistent with other

residential and commercial buildings in the Hyde Park community. The buildings have

flat roofs, consistent with contemporary commercial roof designs.

Landscaping for the proposed development is shown in Figure 10. Street trees are

provided along all frontages and additional trees are provided in parking islands and



along the westerly property line. Additional plantings are provided at strategic locations

to soften the look of the buildings and provide an inviting site design.

Figure 10 – Landscape Plan

The overall site design creates a cohesive, well designed commercial development that

is well positioned to become a major hub in the Hyde Park community. The proposed

design addresses all frontages to create a high quality urban environment.

1.3 DESIGN GOALS AND OBJECTIVES

The subject lands are located at a prominent intersection in the Hyde Park community

and are considered to be part of a gateway to the City of London from the north. As

such, the proposed development strives to create a high-quality, main street style urban

environment that will enhance the community as a whole.

1.4 DESIGN RESPONSE TO CITY DOCUMENTS

The subject lands are designated Main Street Commercial” on Schedule ‘A’ – Land Use

(Figure 11). Both Hyde Park Road and Gainsborough Road are identified as arterial

roads according to Schedule ‘C’ – Transportation Corridors. The subject lands are zoned

“Business District Commercial (BDC)” with holding provision “h-17” in Zoning By-law Z-1.



Figure 11 – City of London Official Plan

1.4.1 Official Plan Urban Design Principles

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

developments. Section 11.1.1 lists the design principles that are to be promoted in the

preparation of development proposals. The individual principles listed do not always

apply to each specific development, and are dependent upon the location and

characteristics of the proposal. The design principles relevant to this proposed

development and how they are addressed is outlined as follows;

ii) Trees

Landscaping, including street trees, will be provided on site.

iv) High Design Standards

The proposed development provides a strong architectural presence that provides a true

focal point to the Hyde Park community. A variety of cladding materials are utilized, and

strategic architectural elements are included in the building design, including recessed

areas, building articulation, modern parapets, cornice lines, extensive use glazing on all

floors and elevations, and use of visually distinct vertical and horizontal elements. The

effect of the overall site design is a high quality commercial development that will

complement the surrounding uses and complete the Hyde Park Road and Gainsborough

Road intersection.



v) Architectural Continuity

The proposed building maintains a low-rise (two-storey) massing, with a similar height as

the surrounding commercial buildings, and incorporates contemporary architectural

features to establish this location as a focal point in the Hyde Park community.

vi) Redevelopment

The proposed commercial intensification project on the subject lands makes more

efficient use of land and existing infrastructure.

vii) Streetscape

The proposed buildings have been positioned to create a strong street edge at the

northeasterly and southeasterly corners, and establish an urban streetscape along Hyde

Park Road. The southeasterly corner is at a prominent intersection in the Hyde Park

community and, as such, the building has been positioned as close to the lot line as

possible. A large City boulevard at this corner also has the potential to create a public

gathering place, enclosed by the positioning of the proposed Buildings A and B, and the

proposed pergola.

Buildings A and C are positioned close to the Gainsborough Road and North Routledge

Park frontages, and will create a strong, defined street edge. Internally located parking is

screened from the north and south by the three new buildings, existing building, and

pergola. The combination of buildings placed close to the lot line with parking located

internal to the site out of street view, creates an urban streetscape that is desirable for

this area.

viii) Pedestrian Traffic Areas

A direct pedestrian connection has been provided to the main entrance of the proposed

buildings from the public sidewalk. On-site sidewalks provide for internal pedestrian

circulation.

ix) Access to Sunlight

Generous amounts of glazing are provided on the all elevations, allowing light

penetration to the interior areas.



x) Landscaping

Plantings will be incorporated into the site design where possible to soften the look of

buildings and parking areas and enhance the overall development.

xi) Building Positioning

The proposed commercial buildings are placed close to the street edge and provide

focal points at the northeasterly and southeasterly corners of the site, and an urban

streetscape along Hyde Park Road. This positioning also screens parking from the north,

south, and east.

xiii) Parking and Loading

All required parking spaces are located internal to the site, screened from the north,

south, and east. Loading spaces are located at the westerly end of the proposed

buildings and are not visible from off site.

xiv) Privacy

A 6-foot wood privacy fence is proposed along the westerly lot line to provide privacy

screening for existing buildings to the west.

xv) Outdoor Space

The southeasterly corner of the site features a landscaped outdoor area for site users,

and is intended to be a focal point for the community.

xix) Waste Management

Waste and recycling are to be stored within the enclosed loading areas, out of public

view.

xx) Resource Conservation

Where practical, the proposed building will make use of appropriate sustainability

techniques.



xxi) Gateways

The subject lands are located at a gateway intersection to the westerly portion of the City

of London and have the opportunity to create a notable and recognizable feature at this

location. Having the buildings placed close to the street line, particularly at the northwest

corner of the Hyde Park Road and Gainsborough Road intersection, contribute to a main

street style development pattern and enclosed streetscape. The proposed height of the

buildings (two storeys) is consistent with other buildings in the immediate vicinity and will

contribute to defining the intersection as a gateway to the City.

Conceptual elevations show high quality building design that is intended to create a

landmark building for this site.

1.4.2 Commercial Urban Design Guidelines (1999)

The City of London Commercial Urban Design Guidelines (1999) provides guidance for

commercial building and site design. Relevant policies are addressed as follows:

i) Building Design

a) Long Facades

Long facades have been broken up by building articulation where possible.

Notable building articulation is provided at the southeasterly corner of the site to

provide visual interest and hardscaped space at the corner of Hyde Park Road

and Gainsborough Road.

b) Ground Floor Facades

Ground floor facades are highly articulated and make extensive use of glazing

both to allow sunlight penetration into the building and to allow views off-site and

to the internal parking area. A variety of cladding materials are utilized to provide

visual interest in the ground floor facades, including use of brick and decorative

stone. Awnings over main entrance points add to the visual cues and rhythm of

the building.



c) Building Entrances

Each building contains multiple entry points, facing towards the street and also

internal to the site. Entrance locations facing the street encourage walking and

active transportation to the site, while entrances facing internally cater to

vehicular traffic and provide access to additional commercial units. Architectrual

features denote building entrance locations.

d-e) Outdoor Storage

Only waste bins, which are screened from view, are proposed as outdoor storage

on the site.

f-g) Parapets

The proposed building elevations show parapets at strategic locations on the

buildings to denote notable features such as main entry points. The parapets are

of a modern commercial design standard, rising above the flat roof design.

h) Principal Entrances

Principal entrances to the buildings are denoted by a change in cladding

materials and a parapet above the main principal entrance point. Buildings A and

C have principal entrance points on their corner frontages in order to properly

address Hyde Park Road. Building A has a notable hardscaped area in front of its

principal entrance, and a large hardscaped area is proposed between Buildings A

and B in conjunction with a proposed pergola. Awnings accentuate each principal

building entrance.

ii) Pedestrian and Parking Orientation

a-b) Parking Areas

Parking is proposed to be located internal to the site. Multiple landscaped islands

and walkways are proposed to break up the internal parking area and facilitate

the pedestrian circulation movements within the site.



c) Setbacks

The proposed buildings are all placed close to the street frontage with no parking

in front.

d) Joint Parking Areas

The proposed development provides for a shared parking for the entire site. The

proposed parking design is fully accessible from any of the 4 entrances.

e-f) Sidewalks

Internal and external sidewalks are proposed to facilitate pedestrian access to,

and within the site, including in front of all entrance locations. Sidewalks are to be

constructed of concrete.

g) Loading

Loading spaces are located on the westerly end of the building and are enclosed

as to be screened from all external locations and public view.

h) Landscaping

Landscaping has been provided where feasible to soften the look of buildings

and parking areas.

1.4.3 Hyde Park Community Plan – Community and Urban Design Guidelines

(1999)

The Hyde Park Community Plan (developed in 1999) contains community and urban

design guidelines that are intended to guide the overall design of the Hyde Park

community and the development of individual sites. The subject lands are identified as a

commercial node and business district, featuring streetscaping and building orientation

to create a pedestrian friendly, mixed use area where people can live, shop, and work.

Relevant policies in the document are addressed as follows:



3.2 General Streetscape Guidelines

1. Building Placement and Orientation

Proposed buildings are oriented towards, and positioned close to, the street to

define the public space, achieve an urban streetscape character and screen the

internally located parking area. Building A has been set back from the corner of

Hyde Park Road and Gainsborough Road to provide more prominence at this

notable intersection.

3. Blank Walls

There are no blank walls proposed on any of the building elevations.

4. Building Design at Prominent Locations

The proposed buildings’ design features include extensive articulation and a

variety of high quality cladding materials that produce an overall site design

which complements the surrounding area and provides a community commercial

focal point.

6. Sidewalks

Sidewalks will be provided within the public right-of-way as well as internal

walkways to facilitate pedestrian movement throughout the site.

3.3 Arterial Roads

3. Landscaped Boulevard

The proposed development will provide landscaped boulevards abutting Hyde

Park Road and Gainsborough Road, and includes a hardscaped area in the

southwest corner of the side, abutting the main commercial intersection of the

Hyde Park community, and along Hyde Park Road under the proposed pergola.



3.8 Gateways

2. Landscaping

Landscaping will be provided around the perimeter of the site, as well as a

hardscaped area at the northwesterly corner of Hyde Park Road and

Gainsborough Road, which will be a focal point in the community. The proposed

site design establishes a strong sense of place at this gateway location.

4.1 Building Design Guidelines

2. Building Orientation

The proposed site design places buildings at the periphery of the site, with

minimal setback, facing out towards the public realm.

4-5. Corner Buildings

Special attention has been paid to the corner locations on the subject lands. High

quality design and notable architectural features have been provided that

address corners, including hardscaped areas, parapets, building articulation, and

high quality cladding materials.

All elevations have been designed with a consistent theme to provide a coherent

architectural style throughout the site. Frontage elevations have been designed

to engage the street.

8. Roofs

The proposed roof lines are articulated through the use of parapets denoting

main entrance locations, and area decorated with cornices.

11. Building Articulation

All buildings provide a high degree of articulation, considering the use and design

goals for the subject lands. In particular, the southeasterly corner of Building A is

articulated to provide a large hardscaped area in front.



12. Building Details

The proposed building elevations show a high degree of detail, including

contemporary glazing and architectural features that provide visual interest in

each façade.

14. Main Entrances

Main entrances to the buildings are denoted by a change in cladding materials,

parapets, and awnings.

6.1 Streetscape Design Guideline

1-4. Urban Orientation

The proposed site design is intended to provide an inviting, pedestrian-oriented,

urban streetscape by placing buildings close to the street edge, placing parking

internal to the site, and providing a pedestrian friendly commercial environment.

6.3 Hamlet Building Design Guidelines

1. Building Placement

The proposed buildings are placed close to the street edge in order to define the

public street space with building walls. Buildings occupy the majority of frontage,

thereby enclosing and animating the street and creating a consistent street edge.

1.5 SPATIAL ANALYSIS

Figure 12 shows the subject lands and notable features and land uses within 400m and

800m radii. The two radii represent approximate walking distances of approximately five

and ten minutes.

The subject lands are located at the intersection of two arterial roads (Hyde Park Road

and Gainsborough Road), at the central node of the Hyde Park commercial area. The

area is served by one main bus route (19 Oakridge) and one community route (55). Due

to the proximity of residential land uses, the proposed development is well suited to

active transportation.



Amenities within 400m include a variety of commercial establishments within the Hyde

Park commercial area along Hyde Park Road and Gainsborough Road.

Land uses within 400m are predominantly commercial, light industrial and

commercial/industrial, and low density residential. Lands to the north and northwest of

the subject lands, along North Routledge Park are mainly light industrial and commercial

recreation uses.

Hyde Park Road is currently undergoing road improvements to an ultimate four-lane

urban cross section with sidewalks on each side. Gainsborough Road is currently four-

lanes wide east of the subject lands, and two-lanes (plus turning lane) east of the subject

lands, with sidewalks on the north and south sides of the road in both directions.

Additional land uses within the 800m radius include commercial/industrial lands to the

north, west of Hyde Park Road, high density residential uses to the south, open space,

institutional (West Park Baptist Church), and agricultural lands. A regional commercial

node lies to the north of the subject lands just beyond the 800m radius.

The City of London Urban Growth Boundary is located approximately 550m to the west

of the subject lands



Figure 12 – Spatial Analysis (400m and 800m)



CONCLUSIONS

The proposed development meets the City’s Urban Design requirements by

complementing the existing built form in the area while creating a landmark commercial

development that will also serve as a community focal point. High quality building design

and building placement close to the lot line provides a strong and positive building edge,

which in turn contributes to the desired elements of a main street streetscape. The site

has been designed to encourage walkability from off-site areas and is highly walkable

itself. The internally located parking areas are screened from view by the placement of

buildings around the periphery. Appropriate screening has been provided for loading

areas.

Overall, the proposed redevelopment of the subject lands is a good addition to the

neighbourhood, maintains a high degree of urban design, and is desirable for the Hyde

Park community.

2.0 DESIGN PRINCIPLES AND DESIGN RESPONSES

2.1 CONCEPT DESIGN

The proposed development provides for a visually stimulating two-storey building design,

making use of modern cladding materials and extensive glazing (Figures 12-13).

The ground floor, which is to be occupied by retail uses, contains brick-face,

architectural masonry, and E.F.I.S. cladding which have been used to correspond to

each commercial unit’s internal area; cladding materials change with each unit’s exterior

facade. Horizontal wood paneling is used extensively, in conjunction with vertical

fenestration to create regular geometric lines in the building’s design. Changes in

cladding materials also denote main entrance locations.

Awnings and cornice lines are utilized to great effect to denote entrance locations and to

provide visual interest in the ground floor.

Glazing, consisting of mainly spandrel glass, is used extensively on the ground floor in

order to allow views into, and out of, the building, and to allow sunlight penetration. In

areas where clear windows are not appropriate (i.e. window would open into an internal

storage area), artwork is utilized in place of windows.



Figure 12 – Building A – Conceptual north (facing internally) and east (facing Hyde Park Road) elevations

Figure 13 – Buildings B and C – Conceptual east (facing Hyde Park Road) and south elevations

The overall site and building design creates a cohesive, high quality commercial

development that is appropriate for the subject lands.



2.2 PUBLIC REALM

The public realm surrounding the subject lands has already been defined by the existing

buildings at Hyde Park Road and Gainsborough Road and at 1634 Hyde Park Road.

Generally, buildings are set back several metres from the street, providing a well defined

street edge at some points. Other segments of the existing public realm are loosely

defined, including along North Routledge Park and Gainsborough Road, opposite the

subject lands, and some not defined by buildings at all. Lands on the east side of Hyde

Park Road are not considered to provide an urban streetscape, as buildings are

positioned well back from the street, and do not form a consistent building line.

The proposed building will create a strong street edge and urban style streetscape along

the westerly side of Hyde Park Road, as well as North Routledge Park and

Gainsborough Road. The extensive glazing proposed on exterior elevations will allow for

informal surveillance of the public realm, while encouraging views into the buildings.

Placing the buildings close to the street, with entrances facing the public realm, also

creates a more inviting public streetscape.

3.0 COMPATIBILITY REPORT

3.1 BUILT FORM ELEMENTS

The proposed development has been designed to be compatible with the surrounding

buildings in the Hyde Park community while maintaining a distinct architectural design in

order to become a landmark development in a gateway location. Building massing and

height are consistent with commercial buildings in the area.

3.2 MASSING AND ARTICULATION

Although the proposed development contains buildings that are notably larger than the

majority of buildings in the Hyde Park community, the massing of the buildings is

consistent for the desired form and function of this main-street area. The two-storey

height of the buildings is comparable to many of the buildings in the area, and the

elongated facades along street frontages will enhance the public streetscape and create

an inviting pedestrian environment. The massing and height of the proposed

development is compatible with the existing buildings in the area and is desirable for this

highly visible location.



The proposed buildings are articulated where possible to break up long facades. This is

mainly accomplished through changes in cladding materials and parapets. The overall

effect of building articulation is that the proposed development remains visually

interesting and human scale.

3.3 ARCHITECTURAL TREATMENT

Architectural treatments for the proposed development include a variety of distinct

cladding materials such as face-brick and architectural masonry, building articulation,

cornice lines, hung awnings, and parapets above main entrance locations. Many of the

design features of the proposed development are not evident in the Hyde Park

community, but are desirable to establish the subject lands as a gateway location with a

contemporary design.

BUILDING 'A'

UNIT 1

BUILDING 'A'

UNIT 2

BUILDING 'B'

EXISTING

BUILDING

BUILDING 'C'

1 STOREY BRICK

BUILDING

KEY MAP

LANDSCAPE PLAN