urban design brief - london, ontario · 2019-07-15 · urban design brief 1561 + 1567 hyde park...

Castle + AssociatesArchitecture

URBAN DESIGN BRIEF

Proposed Animal Hospital1561 + 1567 Hyde Park Road

Khanna and Patel Holdings Inc.

Table of Contents

1.1 Site Description .......................................................................................... pg. 11.2 Design Objective(s) .................................................................................... pg. 21.3 Design Response to City Documents

1.3.1 London Plan .................................................................................. pg. 2-31.3.2 Hyde Park Community Plan and Urban Design Guidelines .......... pg. 3-4

1.4 Spatial Analysis 400 to 800 metres ............................................................ pg. 51.5 Neighbourhood Context ........................................................................... pg. 61.6 Context Photos .......................................................................................... pg. 7

2.1 Conceptual Design2.1.1 Site Design ................................................................................... pg. 82.1.2 Parking + Access ........................................................................... pg. 8Figures 1 + 2 (Site Concept diagrams) ....................................................... pg. 92.1.3 Built Form ...................................................................................... pg. 102.1.4 Lighting .......................................................................................... pg. 102.1.5 Signage ......................................................................................... pg. 102.1.6 Servicing ........................................................................................ pg. 10Figures 3 + 4 (Streetscape views) .............................................................. pg. 11

2.2 Public Realm ............................................................................................... pg. 122.3 Sustainable Techniques ............................................................................... pg. 12

3.1 Summary ..................................................................................................... pg 12

4.1 Drawings4.1.1 A1.0 Site Plan + Concept Plans4.1.2 A3.0 Building Elevations4.1.3 L.1 Landscape Plan4.1.4 Survey

Urban Design Brief1561 + 1567 Hyde Park Road, LondonKhanna and Patel Holdings Inc.

June 2019

Page 1

SECTION ONE: CONTEXT

1.1 Site Description

The subject site is located near a commercial node at the intersection of Gainsborough and Hyde Park Road in the Hyde Park village area. The site fronts on to Hyde Park Road.

Hyde Park Road has recently been upgraded (2018) to include four (4) lanes of traffic, two (2) headed North and two (2) headed South, separated by raised boulevard planting. North-South traffic directions include dedicated left turn lanes and paint delineated bicycle lanes.

The site topography is relatively flat with a slight slope from the front property line to the existing sidewalk.

The site currently includes a small road allowance, however, additional road allowance dedication has been requested by the City as part of the Pre-Consultation process. Although a road allowance of up to 24m [78.75'] from the centre line of Hyde Park Road may be requested within 150 m of an intersection, the City has proposed a 21 m [68.89'] ultimate road allowance. This results in an effective lot depth of approximately 22.9 m [75'].

The site currently includes two (2) separate properties with two (2) - one and three quarter (1 3/4) storey, residential uses; one on each property. Although both buildings are 'older', neither appear to be of any historical significance.

Both sections of Gainsborough Road and Hyde Park Road in near proximity to the site are designated as a 'Main Street' place type as defined in the London Plan.

Municipal Address(es): 1561 Hyde Park Road1567 Hyde Park Road

Current Zoning: BDC (Business District Commercial)

Site Area: 640 m2 [6,892 ft2]

Site Dimensions: Approximately 28 m x 29 m [92' x 94']22.9 m [75'] effective depthwith 28 m [92'] of frontage


June 2019

Page 2

1.3 Design Response to City Documents

The current version of the London Plan and the established Hyde Park Community Plan and Urban Design Guidelines were referenced in the preparation of the proposal and design brief. Where conflicts appear between the two documents, the more recent document is presumed to govern.

1.3.1 London Plan (March 8, 2019)

As noted, this section of Hyde Park Road is designated as a 'Main Street' place type as defined in the London Plan;

Policy 907 highlights that the new 'Main Street' will encourage a mix of uses with active ground floor uses and forms.

The proposal includes an 'active' ground floor use and an unique streetscape form.

Policy 908 permits a broad range of residential, retail, service and office uses while mixed use buildings will be encouraged.

The proposed use would be considered to add to the diversity of uses along Hyde Park.

Policy 910 addresses the Intensity of development by prohibiting large commercial buildings and limiting individual buildings to no more than 2,000 m2 of office space.

The proposal is not large and falls well below the maximum office space area limit.

Buildings are to be a minimum of either two (2) storeys of eight metres in height.

The proposed height of the one (1) storey building is estimated at approximately 7.1 m [23.3'] which falls short of the preferred 8 m height along a 'Main Street'.

1.2 Design Objective(s)

The subject site was recently purchased for development due to its location at the North-West corner of the City and for its current zoning which allows for an outright 'Animal Hospital' use without any zoning amendments .

The current property owners are both veterinarians who would like to demolish the existing structures and construct a purpose-built commercial building from which to operate their Animal Hospital.

The proposed 'Animal Hospital' use is governed by the College of Veterinarians of Ontario which establishes minimum standards for their design and operation. These include requirements for client amenities, examination rooms, diagnostics, imaging, treatment areas, operating rooms and supplementary support spaces. Due to the nature of their work, the veterinarians have indicated that client and animal areas should be accommodated within the extents of the main floor of the proposed building. Supplementary staff spaces (storage, lunch room and washroom) and base building utility rooms are to be located within a partial basement.


June 2019

Page 3

1.3.1 London Plan (March 8, 2019) - cont'd

Policy 911 addresses the Form of development by encouraging buildings to be located at or along the front property line in order to create a 'street wall' that sets the context for a comfortable pedestrian environment.

Although the 'short' elevation has been oriented towards the street, proposed trees either side of the entrance to the parking area are intended to maintain desired 'street wall' context (see also 2.1 Conceptual Design)

Priority will be placed on the pedestrian experience through site layout, building location, and a design that reinforces pedestrian comfort and safety.

Pedestrian access is provided directly from the City sidewalk to the building entrance and through to the site along side the parking area. A clear ling of sight is provided through the site and generous roof overhang is proposed as shade/ weather protection for clients arriving or departing with their pets.

Enhanced street tree planting should be incorporated into new development proposals to provide for a comfortable pedestrian environment.

See landscape plan provided.

Signage should be integrated with the architecture of the buildings, fixed to the building, and its size and application should be appropriate for the character of the area.

Signage is proposed on the West and South elevations mounted directly on the building (signage under separate permit by others)

Surface parking will be located to the rear or interior side yard of a building.

Parking has been located in the interior sideyard (see also 2.1 Conceptual Design).

1.3.2 Hyde Park Community Plan and Urban Design Guidelines (December 1999)

The Hyde Park Community and Urban Design Guidelines were originally prepared to guide the overall design of the community and the development of individual sites within the Hyde Park Community Planarea. The guidelines were intended to implement the community vision and support the policies of the City of London Official Plan (now the London Plan).

The Hyde Park Community is unique in that it contains both existing urban areas and new development on agricultural land. A mixed-use environment has been created as new residential neighbourhoods and commercial areas have been developed within the existing community. The existing hamlet area has evolved and intensified to take advantage of full municipal services. Some of the design challenges of incorporating the existing hamlet and developed areas with new development can be addressed through urban design.


June 2019

Page 4

1.3.2 Hyde Park Community Plan and Urban Design Guidelines (December 1999) - cont'd

Buildings should be oriented to the street to define the public space of the streets and achieve a more urban development character.

The proposed building faces the street (Hyde Park) with an 'active' street frontage.

Buildings should be designed with rooftops of an identifiable shape. Square or flat top roofs should generally be avoided and, where used, the walls should be carefully terminated and crowned to support the character of the building.A diversity of architectural expression is encouraged. Building facades should be varied and articulated to provide visual interest for pedestrians.

The proposal includes two mono-pitched roofs split either side of a line of clerestory windows which creates a unique profile and façade along the Hyde Park streetscape.

Façade design should clearly emphasize the main entrance to buildings. Canopies over doorways and porches are encouraged.

The main entrance is oriented towards the street. Due to the extent of road allowance dedication requested, a canopy over the main entry door has been omitted. The interior pedestrian sidewalk, however, is to be covered with a roof extension from the building.

Buildings should be sited in close proximity to the street with walkways extending to the adjacent sidewalk. Appropriate setbacks should be determined through [a] streetscape study.

The building has been located as close to the requested road allowance setback as feasible. A streetscape study has indicated that the proposed building is setback approximately 1.5 m [5'] from the existing building to the North and 3.5m [11.5'] from the fence/ covered exterior storage structure to the South.

Parking should be located at the side or rear of the building.

Parking has been located to the side of the building (see also 2.1 Conceptual Design).

Encourage the planting of large deciduous ‘street trees’ along the roadside to help shade and enclose the street, creating the atmosphere of an ‘outdoor room’.Buildings should define the public street space with building walls maximized along the street to enclose and animate the street and create a consistent edge.

Although the 'short' building elevation has been oriented towards the street to maximize the buildable area and minimized hardscape, proposed trees either side of the entrance to the driving aisle are intended to strengthen the street edge.

Encourage variety, irregularity and uniqueness in building location and design.

In an area of re-purposed existing buildings and newer flat roofed commercial development, we consider this proposal to add significant variety, irregularity and uniqueness within the area.


June 2019

Page 5

1.4 Spatial Analysis 400 to 800 metres

HYDE PARK ROAD

GAINSBOROUGH ROAD

Legend

Commercial Residential (Low Density) Educational

Light Industrial Residential (Medium Density) Worship

Agricultural Residential (High Density) Greenspace

RAIL CORRIDOR


June 2019

Page 6

67

5

1

129

2

103

411 8

1.5 Neighbourhood Context

TWO STOREY

'LAW OFFICE'

PAVED

PARKING

OUTDOOR

VEHICLE STORAGE

CONVERTED

1 1/2 STOREY

'CONTRACTOR'

OUTDOOR

SCHOOL BUS

STORAGE

GAINSBOROUGH ROAD

HYDE PARK ROAD

CONVERTED CHURCH

ONE STOREY

'MEDICAL SPA'

CONVERTED CHURCH

ONE STOREY

'MEDICAL SPA'

CONVERTED

TWO STOREY

'CONTRACTOR'

CONVERTED

ONE STOREY

'FLOORING SUPPLIER'

ONE STOREY

COMMERCIAL

MULTI-TENANT

ONE STOREY

'CAR DEALER'

SUBJECT

SITES

CONVERTED

1 STOREY

'RESTAURANT'

CONVERTED

1 3/4 STOREY

'BEAUTY

PARLOUR'

2 STOREY

'RESIDENTIAL'

CONVERTED

1 1/2 STOREY

'MEDICAL SPA'CONVERTED

1 STOREY

'COMMERCIAL'

VACANT SITE

(BUILDINGS DEMOLISHED)

ONE STOREY

'CAR DEALER'

LOW DENSITY

RESIDENTIAL

ONE STOREY

COMMERCIAL

MULTI-TENANT

PAVED

PARKING

PAVED

PARKING

SOUN

DWALL


June 2019

Page 7

1.5 Context Photos

1 Neighbouring building to North(Two storey 'Law Offices')

2 SUBJECT SITES 3 Neighbouring property to South(10' high fence concealing 'Outdoor Vehicle Storage')

4 Neighbouring building to South(Converted 1 1/2 storey 'Contractor Office')

5 View South-East from intersection(towards Subject Sites)

6 View North-East from intersection(Commercial - Residential beyond)

7 View North-West from intersection(Outdoor School Bus Storage) * Rezoning Under Review

8 East side Hyde Park Road(Commercial conversions, High density Residential beyond)

9 West side Hyde Park Road(1 Storey Commercial - facing Subject Sites)

10 West side Hyde Park Road(Commercial conversion - 'Medical Spa')

11 West side Hyde Park Road(Sound Wall concealing Low density Residential)

12 Recent Multi-Tenant Commercial Development

SECTION TWO: CONCEPTUAL DESIGN


June 2019

Page 8

2.1 Conceptual Design

2.1.1 Site Design

During the Pre-Consultation process, the City exercised its option to request an additional road allowance set back from Hyde Park Road. Given a potential 24m setback from the centre line of the road would essentially reduce the buildable area of the site by one third (1/3), the City opted to request an ultimate 21m setback - the minimum they considered sufficient to allow for potential future road expansion and a dedicated right-hand turning lane in the North direction at the nearby intersection of Gainsborough and Hyde Park.

Multiple building and parking orientation options were reviewed. Although a longer West facing building elevation would be preferred to maintain a strong streetscape, preference was given to orienting the building along the North property line and providing sideyard parking. This design decision was made to maximize the potential building area and on-site parking while minimizing excess hardscape by limiting the length of the driving aisle.

2.1.2 Parking + Access

The parking requirements become onerous an a small site. The City is willing to relax the parking requirements given that meeting the full parking count within the property boundaries could make the commercial development potential of the site infeasible.

Orienting the building along the street with rearyard parking would result in six (6) parking stalls and driving aisles in the south and east yards. Orienting the building along the north property line results in seven (7) parking stalls and a driving aisle in the south yard. This results in a reduction of paved hardscape by over twenty percent (20%) over parking in the rearyard.

In their experience with similar sized animal hospitals, the veterinarians have indicated that six (6) parking stalls are typically sufficient for their operational purposes. Should this prove to be insufficient, they have indicated they would be willing to consider renting additional parking on a neighbouring site.

Access to the site is proposed at an existing curb cut along the South property line at the furthermost distance from the intersection of Gainsborough and Hyde Park roads.


June 2019

Page 9

STAL

L 1

(BF)

STAL

L 2

STAL

L 3

STAL

L 4

STAL

L 5

STAL

L 6

STAL

L 7

PEDESTRIAN WALK

ENTRY

BUILDING FOOTPRINT248.5 m2

[2,675 sq. ft.]

EXIT

HYDE

PAR

K ROAD

DRIVING AISLE

ROAD ALLOWANCESETBACK

HYDE

PAR

K ROAD

ENTRY

EXIT

STALL 1 (BF)

STALL 2

STALL 3

STALL 4

STALL 5

STALL 6

BUILDING AREA150.1 m2

[1,625 sq. ft.]

PEDESTRIAN WALK

DRIVING AISLE

ROAD ALLOWANCESETBACK

Building Area: 151.0 m2 [1,625 sq. ft.]

Hardscape: 485.9 m2 [5,230 sq. ft.]

Landscape: 197.8 m2 [2,130 sq. ft.]

Parking: Six (6) stalls

Building Area: 248.5 m2 [2,675 sq. ft.]

Hardscape: 383.7 m2 [4,130 sq. ft.]

Landscape: 202.5 m2 [2,180 sq. ft.]

Parking: Seven (7) stalls

Figure 2: Sideyard Parking Site Concept (preferred)

Figure 1: Rearyard Parking Site Concept (considered)


June 2019

Page 10

2.1.3 Built Form

Given the programmatic requirements of the Animal Hospital and the limits of the site bounded by the City's requested road allowance, the proposed building occupies nearly the full depth of the site from West to East at the North end of the property.

The main entrance has been oriented off the street while a service entrance has been located towards the rear of the building. An internal pedestrian walkway runs the full depth of the site between the two entrances.

The single storey building massing includes two mono-pitched roofs split either side of a line of clerestory windows. A generous roof overhang along the south elevation provides weather protection and shade over the pedestrian walkway.

The building includes a concrete block base with pre-cast concrete sill and fiber cement wall cladding with a 'wood' appearance. Punch windows and storefront glazing system will be a dark, anodized aluminum. The roof is to be finished in a standing seam, metal roofing system.

See also building elevations in section 4.1.2.

2.1.4 Lighting

Building lighting is proposed on the streetscape (West) elevation and on the south elevation along the pedestrian walkway bordering the parking area.

Separate site lighting is not deemed necessary.

2.1.5 Signage

Signage is proposed to be mounted high on the face of the building on the streetscape (West) elevation. Additional signage is proposed at a lower level along the pedestrian walkway on the South elevation.

It is anticipated that signage will be back backlit, however, details are yet to be confirmed.

2.1.6 Servicing

As noted, site access will be provided from the south end of the property to limit congestion closer to the intersection of Gainsborough and Hyde Park.

Service vehicles are typically limited to cars or courier vans which may be accommodated within the proposed parking area.

Road and infrastructure improvements completed in 2018 along Hyde Park Road provide multiple options for servicing the site and no significant infrastructure upgrades are anticipated.

Garbage and recycling is to be stored within the building and removed at the time of pickup.


June 2019

Page 11

Figure 3: Streetscape elevation (from Hyde Park Road)

Figure 4: Streetscape view (along Hyde Park Road towards North)


June 2019

Page 12

2.2 Public Realm

The public realm is limited to the road allowance setback along Hyde Park Road and the parking area inthe sideyard to the south of the building.

Enhanced planting is proposed in the road allowance setback and throughout the perimeter of the parking area in a dedicated landscaped area within the fenced property boundary.

The site is serviced by the #19 bus with stops on Hyde Park Road North of the intersection with Gainsborough. There is no bus service along Gainsborough Road.

2.3 Sustainable Techniques

All design will meet SB-10, Division 5 of the Ontario Building Code.

Passive window shading will be provided by the roof overhang over the pedestrian walkway.

Enhanced glazing is proposed for the West facing windows and storefront.

A sunshade projection over the windows to the waiting room on the West elevation is proposed - assuming the City will support the projection in to the Road Allowance Right of Way.

Clerestory windows will provide in/direct daylighting throughout the entry foyer and the main corridor.

Trees proposed in the landscape plan will provide partial shading of the asphalt parking on the immediate and neighbouring site.

3.1 Summary

The project site is small and development is limited by a sizable road allowance setback, however, the veterinarian owners purchased these sites based on the existing zoning which allows for their Animal Hospital use and the proximity to the north-west edge of the City.

Comments from the Panel regarding the following would be helpful to move the project forward;

Support for the proposed building location with sideyard parking

Support for reduced parking requirements (minor variance required)

Support for a 0.76 m [2'-6"] projection in to the Road Allowance Setbackfor a potential sunshade on the West Elevation

AS NOTED

Animal HospitalHyde Park

Drawn By:

Scale:

Issue:

Drawing:

Project:

TGC-

19-002

A1.0

Conceptual Site +Project Data

1567/1571 Hyde Park Road

2019 - JUNE - 26Plot Date:

Sheet No.:Project No.:

Job Captain:

ISSUED FORUDPRP BRIEF

No. Date Issued For / Revisions

Revision:

A -

GENERAL NOTES:1. CONTRACTOR TO VERIFY ALL DIMENSIONS PRIOR TO PROCEEDING

AND NOTIFY THE ARCHITECT OF ANY ERRORS OR DISCREPANCIES.2. DRAWINGS ARE NOT TO BE USED FOR CONSTRUCTION UNLESS

SEALED AND COUNTERSIGNED.3. COPYRIGHT ALL RIGHTS RESERVED. ALL IDEAS, DESIGNS, DRAWINGS

AND REPRODUCTIONS ARE THE PROPERTY OF 'CASTLE + ASSOCIATESARCHITECTURE' AND ARE NOT TO BE COPIED, REPRODUCED OR DISTRIBUTED WITHOUT THE WRITTEN PERMISSION OF THIS OFFICE.

Main Floor Plans

Castle + AssociatesArchitecture969 Colborne StreetLondon, ON N6A 4A5p. 519.204.0858www.castlearchitecture.ca

A 19.06.26 UDPRP Brief

PROJECT DATA

Municipal Adress 1567 + 1571 Hyde Park RoadZoning BDC (Business District Commercial)Proposed Use Animal HospitalLot Area 834.7 m2

Zoning Requirements ProposedLot Frontage (Min) 8.0 m 28.3 mFront Yard Depth (Min) 0.0 m 0.05 mFront Yard Depth (Max) 3.0 m 0.15 mSideyard Setback 0.0 m 1.2 m / 15.6 mRearyard Setback 0.0 m 0.1 m Lot Coverage (Max) 70% 30%Height (Max) 12.0 m 7.2 mGross Floor Area 2,000 m2 467.5 m2Main Floor Area - 248.5 m2Parking 1 per 45 m2 1 BF (Type 'A')

(11 stalls) + 6 Standard Stalls

* Variance(s) required - Reduction in required parking (from 11 to 7)- Internal bicycle storage (1 exterior required)

1 1/2 STOREY

OFFICE

ONE STOREY

MEDICAL SPA

ONE STOREY

MEDICAL SPA

TWO STOREY

OFFICE

ONE STOREY

COMMERCIAL

LOW DENSITY

RESIDENTIAL

1 STOREY

RESTAURANT1 3/4 STOREY

BEAUTY

PARLOUR

2 STOREY

RESIDENTIAL

ONE STOREY

AUTOMOTIVE

273.06

273.01

272.97

272.79

272.82

272.75

272.83

272.84

272.90273.02

272.91

272.82

272.90

272.97

272.98

273.41

273.27

273.44

273.21

272.95

IB(1017)

IB(1017)

SIB(HR)

FH

273.462

100

272.60

272.69

272.71

272.83

272.93

272.97

272.93

272.96

273.12

273.00

272.89

272.94

272.93

272.87

272.79

272.65

272.63

272.60

CB

124

272.496

CB

125

272.506

272.48

272.58

272.64

272.70

272.75

272.81

272.86

272.88

272.79

272.77272.66

272.96

272.90272.97

MHSAN CO

169

272.865

WV

272.973

170

272.77273.08

272.84

273.13

PEDB

PEDTV

273.25273.24

273.24

273.24

273.24

273.14273.20

273.26

273.24273.25

WV

273.163

194

MHSAN CO

195

273.101

272.88

273.03

273.09

273.12

273.13273.21

273.17

273.16

273.14

272.92

UP

273.303

273.313

273.351

273.400

TFDN

273.76

273.28

273.15

273.37

273.22

273.31

273.17

273.18

273.26

273.34

273.06

272.85

272.78

272.74

273.30

273.30

GM

GM

273.35

273.26

273.32

273.29

TFDN

273.76

273.21

273.22

273.11

273.07

IBØ(HR)

273.20

273.12

273.10

273.10

273.22

273.31

273.04

272.92

272.97

273.15

273.18

272.94

TRDEC 300 3000

FF

273.04

273.15

273.11

273.10

272.85

272.86

2 STOREY BRICK OFFICE BUILDING

MUN N° 1579

2 STOREY SIDED HOUSE

0.50 EAVES MUN N° 1571

FRAME

ADDITION

ALUMINUM

SHED

COVERED

DECK

WOOD

DECK

STEPS

STE

PS

1 STOREY BRICK HOUSE

0.40 EAVES MUN N° 1567

2 S

TOR

EY

2nd

STO

RE

Y

CA

NTI

LEV

ER

WOOD

DECK

2nd STOREY

DECK

STEPS

BAY

WINDOW

WOOD

DECK

COVERED

PORCH

STE

PS

3.43 3.36

3.73

3.68

7.86

1.94

1.66

8.82 8.32

8.25

2.44 2.87

CO

NC

RE

TE S

IDE

WA

LK

CO

NC

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NEW BOARD FENCE NEW BOARD FENCE

OLD BOARD FENCEOLD BOARD FENCE

XX

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OLD BOARD FENCE

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XX

XX

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NE

W B

OA

RD

FEN

CE

NE

W B

OA

RD

FEN

CE

BOLLARD

BOLLARD

OU

OU

OU

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100mm

GA

S LIN

E

11.583 (P

& M

EA

S)

16.672 (M

EA

S)

N19°53'27"W

(ME

AS

)28.255

(ME

AS

)

28.890 (P CALC & SET)

N70°05'01"E (MEAS)

(N70°04'40"E P)

(N69°52'05"E P1)

11.582 (P

1 & S

ET)

16.352 (P

1 & M

EA

S)

27.934 (P

1 & M

EA

S)

N20°13'07"W

(ME

AS

)

(N20°26'55"W

P1)

N70°42'06"E (MEAS) 28.734 (MEAS)

(N70°34'10"E P1)

N70°42'21"E (MEAS)28.793 (MEAS)

(N70°34'10"E P1)

ORP 2

IB

IB

ORP 1

PART 11

33R-18316

PART 3 PLAN 33R-3639PART 2 PLAN 33R-3570

PART 5 (REM)

PART 7 (REM)

PLAN

3

3R-3639

24

TOWNSHIP

P.I.N. LIMIT

P.I.N. LIMIT

P.I.N. LIMIT

P.I.N

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P.I.N. LIM

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STR

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TLIN

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STR

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P.I.N. 08064 - 3038

P.I.N. 08064 - 3047

P.I.N. 08064 - 1589

WID

EN

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BY

BY-LAW

N° S

-5784-71, R

EG

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D A

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1029333

P.I.N. 08064 - 3040

RO

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WID

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CO

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N° 2736 R

EG

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PART 12

33R-18316

(28.700 P1)

(28.285 P)

(16.702 P)

OVERHANG

ED

GE

OF G

RAV

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EDGE OF GRAVEL

273 .25

273 .00

273 .00

273

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STA

LL 1

(BF)

STA

LL 2

STA

LL 3

STA

LL 4

STA

LL 5

STA

LL 6

STA

LL 7

HY

DE

PA

RK

RO

AD

SIDEWALK

ENTRY

11.2

m [3

6'-8

"]

22.4 m [73'-8"]

BUILDING FOOTPRINT248.5 m2

[2,675 sq. ft.]

EXIT

1.2

m

[4'-0

"]

0.1 m

[0'-4"]

6.17 m

[20'-3"]

1.8

m

[5'-1

1"]

5.5

m

[18'

-0"]

6.8

m

[22'

-3"]

2.7 m

[8'-10"]

3.4 m

[11'-2"]

6.0

m [1

9'-8

"]

AP

PR

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RB

EX

ISTI

NG

SID

EW

ALK

4.59 m

[15'-1"]

EXISTING 8'-0"WOOD FENCE



2.46 m

[8'-1"]

PARKING(SURFACE)

PARKING(COVERED)

DRIVING AISLE

SPRINKLER CONTRACTOR(OUTDOOR VEHICULE STORAGE)

EXISTING TWO (2) STOREY'LAW OFFICE' BUILDING

1.5 m

[4'-11"]

10.77 m [35'-4"]

FIREFIGHTING

EXISTING TREE TOBE REMOVED

FH

HP

6.00 m

[19'-8"]

1.65 m

[5'-5"]

28.890 m [94.78']1.74 m[5.73']

27.9

34 m

[91.

65']

28.734 m [94.27']

28.2

55 m

[92.

70']

+21.

0 m

RO

AD

WID

EN

ING

RIG

HT

OF

WAY

1.5 m SETBACK

1.5

m S

ETB

AC

K

0.15 m

[0'-6"]

0.76 m

[2'-6"]PROJECTION

0.05 m

[0'-2"]

0.3 m

[1'-0"]

PLANTINGBEDSOD

PLANTINGBED

SOD

PLANTINGBED

PLANTINGBED

SITE PLANSCALE: 1/8" = 1'-0"1

STORAGE(18'8"X9'6")

M/E(10'X19')

OPEN STORAGE

LUNCHROOM

(11'4"X12'6")

EXIT A(7'X14'8")

STORAGE(11'X19")

WC(6'X6')UNEXCAVATED

LOWER FLOOR PLANSCALE: 1/8" = 1'-0"3

UTILITY(7'6"X9')

EXAMINATIONROOM

(9'6"X10')

EXAMINATIONROOM

(9'6"X10')

GROOMING(7'6"X10')

X-RAY(6'10"X10')

CORRIDOR

4'-6

"

EXIT A(7'6"X14'8")

EXAMINATIONROOM(10'X9')

OFFICE(10'8"X9')

RECEPTION

TREATMENTAREA

(12'4"X19'4")

PHARMACY(7'6"X19'4")

SURGERYAREA

(12'X19'4")

WC(8'X5'11")

[VAULTED]

DOG (x5)KENNELS(14'X10')VESTIBULE

(8'4"X6'4")

WAITING

MAIN FLOOR PLANSCALE: 1/8" = 1'-0"2 N

S

K

B

C

D

A M M

FF

T/O MAIN FLOORel. 100.00'

T/O ROOF (OVERHANG)el. 123.25'

T/O LOWER WALL PLATEel. 110.00'

B

C

D

A

K

NORTH ELEVATION (SIDEYARD)SCALE: 3/16" = 1'-0"4

Signage

B

C

B

C

D

F

D

F

H P P PM

M

K K

D

M

P

A A A

A F DF D



T/O UPPER WALL PLATEel. 120.66'


SOUTH ELEVATION (FACING PARKING)SCALE: 3/16" = 1'-0"1

Signage

B

C

AH

A D D

F

E

F F F

J

J




N N


WEST ELEVATION (STREETSCAPE)SCALE: 3/16" = 1'-0"3

A

J

J

B

C





EAST ELEVATION (REARYARD)SCALE: 3/16" = 1'-0"2

A

ANODIZED ALUMINUM DOOR W/TEMPERED, DOUBLE GLAZING

FIBER CEMENT CLADDING'LAP' SIDING W/ 5" EXPOSURE

INSULATED, HOLLOW METAL DOOR (PTD)IN HOLLOW METAL FRAME (PTD)

ANODIZED ALUMINUM 'STOREFRONT'GLAZING SYSTEM

SIGNAGE (TBC)

TEMPERED, TRANSPARENT GLAZING

B PRE-CAST CONCRETE SILL

C CONCRETE BLOCK(SMOOTH FACED, RUNNING BOND)

D

E

F

G

H

2X12 FASCIA C/W SHINGLE STOPJ

CORROGATED METAL ROOFINGK

ALUMINUM GUTTER ON2X10 FASCIA BOARDL

M

N

MATERIAL LEGEND

P

WALL LIGHT AT 10'-4" A.F.F.

Q

R

ALUMINUM DOWNSPOUT

RESERVED

RESERVED

WALL LIGHT AT 8'-4" A.F.F.

CONCRETE BLOCK

GLAZING FRAME SYSTEM

FIBER CEMENT CLADDING

HM DOOR + FRAME

FASCIA FLASHING +DOWNSPOUTS

CORROGATED METALROOFING

H Y

D

E

P

A

R

K

R

O

A

D

ASPHALT PARKING LOT

ASPHALT DRIVEWAY

PROPOSED 2

STOREY BUILDING

DRIVING AISLE

EX. ASPHALT

PARKING

EX. OUTDOOR VEHICLE STORAGE

GA

SG

AS

GA

SG

AS

GA

SG

AS

GA

SG

AS

GA

SG

AS

GA

SG

AS

GA

SG

AS

GA

SG

AS

GA

SG

AS

GA

SG

AS

GA

SG

AS

GA

SG

AS

GA

SG

AS

HH

HH

HH

HH

HH

HH

EX. ASPHALT

PARKING

ENTRY

EXIT

Project Title:

Project No:

19.014

Drawing Title:

Date:Scale:Drawn By:Design By:Checked By:

Landscape Plan

L.1

General Notes:

Notes:

June 20191:100EKEK/ALLALL

1567-1571 Hyde Park Road London, ON

Hyde Park Animal

Hospital

ARTHUR LIERMAN

L A N D S C A P E A R C H I T E C T U R E

231 Wellington Street Suite 2 London ON N6B 2L2519.667.1422 www.aliermanla.ca

N

ISSUED FOR UDPRP06/26/191.IssuedDateNo.

Revisions:

DECIDUOUS TREE PLANTING n.t.s. SHRUB PLANTING n.t.s. PERENNIAL & ORNAMENTAL GRASS PLANTING n.t.s. RIVER STONE BED n.t.s.

LEGEND

PRECAST UNIT CURB n.t.s.

N

0 1 5

Scale: 1:100

10m

U

R

B

A

N

D

E

S

I

G

N

B

R

I

E

F