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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
Urban Design Brief February 5, 2014 Doman Developments Inc. - Corporate Commercial Campus
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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;
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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.
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• 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.
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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-
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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.
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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.
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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
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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
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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
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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
strong and consistent built edge that contributes in part to the spatial enclosure and
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
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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
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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
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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
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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
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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
strong and consistent built edge that contributes in part to the spatial enclosure and
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.
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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.
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Figure 1: Subject Lands
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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)
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Figure 5: Official Plan and Zoning By-Law map
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Figure 6: Proposed Site Plan
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Figure 7: Massing Model (looking northwest from North Routledge Park)
Figure 8: Massing Model (looking southwest)
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Figure 9: Massing Model (looking southwest from Hyde Park Road )
Figure 10: Massing Model (looking northwest towards adjacent commercial uses)
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Figure11: Massing Model (looking east)
Figure 12: Massing Model (looking north along Hyde Park Road at North Routledge Park intersection)
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Figure 13: Massing Model (looking south along Hyde Park Road)
Figure 14: Massing Model (looking south)
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Figure 15: Proposed Building Elevations (Buildings 1 and 4)
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Figure 16: Proposed Building Elevations (Building 2)
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Figure 17: Proposed Building Elevations (Building 3)
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Figure 18: Proposed Building Elevations (Building 6)
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Figure 19: Proposed Building Elevations (Building 7)
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Figure 20: Proposed Landscape Plan
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Figure 21: 400m and 800m Spatial Analysis
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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
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Figure 24: Open Space (Woodlot) on east side of Hyde Park Road
Figure 25: Single detached dwellings on north side of North Routledge Park
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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