urban design brief - london, ontario · 1.4 spatial analysis ... zelinka priamo ltd. has prepared...

Urban Design Brief

1740 Richmond Street

Proposed Commercial Development

October 5, 2015

Urban Design Brief October 5, 2015 1740 Richmond Street

Zelinka Priamo Ltd. i

TABLE OF CONTENTS

Page No.

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

1.0 DESIGN OBJECTIVES AND SURROUNDING CONTEXT .................................. 1

1.1 Goals and Objectives ............................................................................................ 1

1.2 The Subject Lands ................................................................................................ 1

1.3 Adjacent Land Uses .............................................................................................. 2

1.4 spatial Analysis ..................................................................................................... 3

2.0 PROPOSED DEVELOPMENT ............................................................................. 5

2.1 Site Plan and Elevations ....................................................................................... 5

2.2 Public Realm ........................................................................................................ 8


Zelinka Priamo Ltd. 1

INTRODUCTION

On behalf of Choice Properties REIT, 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.

1.0 DESIGN OBJECTIVES AND SURROUNDING CONTEXT

1.1 GOALS AND OBJECTIVES

The subject lands consist of a supermarket and associated surface parking area. The

proposed development of a single-storey, multi-unit commercial building seeks to make

better and more efficient use of a portion of the surface parking area in a manner that

addresses the street and provides a visually interesting entry point to the site.

1.2 THE SUBJECT LANDS

The subject lands are comprised of a single parcel located at the northeasterly corner of

Richmond Street and Fanshawe Park Road East in the Masonville neighbourhood in

London (Figure 1). The lands have an area of 3.21ha (7.92ac), with a total frontage of

approximately 180m (590ft) along Richmond Street, and a frontage along Fanshawe

Park Road East of approximately 150m (492ft). The lands are located within the

Masonville commercial node and lie opposite Masonville Place. The portion of the

subject lands proposed to be redeveloped is outlined in yellow in Figure 1.

Figure 1 – Subject Lands



The lands are currently occupied by a Loblaws supermarket and accessory parking area

(Figure 2). In the summer months, a portion of the parking area is utilized for a seasonal

garden centre, comprised of temporary tents for the outdoor sale of garden materials.

Three access points are provided for the subject lands; one main, signalized, full-turn

access on Fanshawe Park Road East (in conjunction with an opposite access to

Masonville Place to the south); and, two right-in-right-out accesses on Richmond Street.

Figure 2 – Subject lands (from main entrance looking northwest)

Figure 3 – Subject lands from Fanshawe Park Road East

1.3 ADJACENT LAND USES

Land uses surrounding the subject lands consist of large format retail and other

commercial uses, including Masonville Place (east, west, south); low density residential

in the form of townhousing and single detached dwellings (north, northeast, northwest);

and an office building with ground floor restaurant and outdoor patio (north). A significant



portion of the lands surrounding the proposed development location are devoted to

surface parking for the surrounding commercial uses.

1.4 SPATIAL ANALYSIS

Figure 4 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.

Figure 4 – Spatial Analysis



The 400m radius corresponds well with the limit of the Masonville Commercial node,

centered on the intersection of Fanshawe Park Road and Richmond Street, and the

surrounding townhouse and single detached dwellings density residential uses fronting

onto North Centre Road. The lands contain a variety of commercial uses including

restaurants, large and small format retail uses, financial institutions, and a major

shopping mall. A significant portion of these lands is devoted to surface parking

associated with the commercial uses. Ample pedestrian connections exist with sidewalks

and walkways providing pedestrian access both within and between commercial sites.

Building heights within 400m are mostly 1 and 2 storey structures, although a 3-storey

office building and a 3-storey and 5-storey retirement residence lie to the north of the

subject lands with frontage on North Centre Road.

A notable viewshed is present from the top of a hill on Fanshawe Park Road West, on

the westerly limit of the 400m radius. From this point nearly the entire Masonville

commercial node can be viewed, including the subject lands.

Two major arterial roads are present within 400m, being Fanshawe Park Road and

Richmond Street, both of which convey large volumes of vehicular traffic.

Lands beyond the 400m radius, within 800m of the subject lands, consist of a much

different range of uses. Mainly low-density residential uses, and the southeasterly

portion of the Masonville commercial node, comprising a portion of Masonville Place and

large format retail uses to the east, exist within this area. A large wooded area lies to the

northeast of the subject lands and comprise a portion of a single residential lot. There

are a number of pedestrian connections to the commercial node, allowing for vehicle

free shopping.

A viewshed exists at the 800m limit on top of a hill on Richmond Street looking south

towards the commercial node. The proposed development location is not visible from

this position.



2.0 PROPOSED DEVELOPMENT

2.1 SITE PLAN AND ELEVATIONS

The proposal consists of the construction of a single storey, four-unit commercial retail

building at the southeasterly corner of the lands, at the main signalized intersection

(Figure 5). The building is proposed to be located on lands that are currently used for

surface parking and the seasonal garden centre.

Figure 5 – Proposed Site Plan



Figure 6 – Perspective Rendering (looking southeast from parking area)

Figure 7 – Perspective Rendering (looking northeast from Fanshawe Park Road East)

The proposed development is a modern and contemporary commercial building design

which incorporates high quality features such as extensive glazing on all elevations, an

articulated roof line, glass railing patios, and wood accents.



Figure 8 –Conceptual west (top) and east (bottom) elevations

East and west elevations show a variety of cladding materials, consisting of masonry

blocks along the base and extensive glazing at eye level. Above the aluminum framed

vision glass is a decorative wood panel which serves as an awning and a platform for

signage. Where the wooden paneled awning is not present, spandrel glazing is utilized

to hang signage and extend the look of vision glass. Cladding above the wooden

paneled awning is proposed to be grey brick. The southeast and northeast building

faces are extended above the main roof line to denote the key corners of the building

facing the vehicular entrance on Fanshawe Park Road East.

Main entrance locations are shown on the west elevation, and secondary entrance

points are provided on the east elevation.

As shown in the north and south elevations (Figure 9), each elevation receives the same

attention to detail and treatments.



Figure 9 – Conceptual north (top) and south (bottom) elevations

Two outdoor patios are provided at the southwest and northwest corners of the building,

wrapping around a portion of the abutting building facades. These patio areas are

delineated by glass fencing panels, allowing views into and out of the patio area.

2.2 PUBLIC REALM

The proposed building has been placed close to the street line with no parking between

the building and the public realm. This design serves to enhance the streetscape at this

location and provide visual interest for both pedestrians and motorists along Fanshawe

Park Road East.



A pedestrian-oriented interaction with the public realm is provided through the south

façade and its outdoor patio component. Sidewalk linkages, including a sidewalk along

the east elevation, provide pedestrian access to the existing public sidewalk on the north

side of Fanshawe Park Road East, and the building will provide a respite for pedestrians

travelling from the commercial buildings on the north side of the subject lands to

Masonville Place to the south, through what is currently nearly all surface parking.

Furthermore, the patios encourage walking between commercial uses by placing people

along the path between uses.

As shown in Figure 7, the proposed development will provide boulevard trees along the

north side of Fanshawe Park Road East, consistent with the existing line of trees that

screen the surface parking area. This approach to landscaping, combined with the active

south façade, including an outdoor patio, contribute to a positive public realm interaction

and an aesthetically pleasing addition to the streetscape.

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