Urban Design Brief 462-472 Springbank Drive Urban …...2015/04/15 · Urban Design Brief January...

Urban Design Brief January 27, 2015 462-472 Springbank Drive

Urban Design Brief Proposed Medical Office Building 462-472 Springbank Drive

February 17, 2015

TABLE OF CONTENTS

Page No.

INTRODUCTION ............................................................................................................... 1 SECTION 1 – LAND USE PLANNING CONCEPT .......................................................... 1 1.1 The Subject Property .............................................................................................. 1

1.2 The Proposal .......................................................................................................... 1

1.3 Design Goals and Objectives ................................................................................. 3

1.4 Design Response to City Documents ..................................................................... 3

1.5 Spatial Analysis ...................................................................................................... 6

SECTION 2 – DESIGN PRINCIPLES AND DESIGN RESPONSES ................................ 9 2.1 Conceptual Design ................................................................................................. 9

2.1.1 Site Design .................................................................................................. 9

2.1.2 Built Form .................................................................................................. 10

2.1.3 Massing and Articulation ........................................................................... 10

2.1.4 Character and Image ................................................................................. 11

2.1.5 Architectural Treatment ............................................................................. 12

2.1.6 Lighting ...................................................................................................... 12

2.1.7 Signage ..................................................................................................... 13

2.1.8 Servicing .................................................................................................... 13

2.2 Public Realm ........................................................................................................ 14

2.3 Sustainability Techniques ..................................................................................... 14

APPENDIX A – SITE PLAN AND ELEVATION DRAWINGS

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Urban Design Brief February 17, 2015 462-472 Springbank Drive

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also been provided on the subject lands with 113 spaces provided at grade and 99

spaces provided in an underground parking structure. Access to the parking structure is

provided via an entrance ramp in the southeast corner of the property. A staircase to the

underground parking area has also been located at the southeast corner of the site.

One loading space and two molok garbage containers have been accommodated at the

southwest corner of the building.

Access to the subject lands has been provided in the centre of the street frontage with a

full turns access proposed onto Springbank Drive.

Uses proposed within the building include a range of specialized medical offices and

clinics, family physicians and accessory uses.

Figure 2 – Proposed Development



1.3 DESIGN GOALS AND OBJECTIVES

The overall goal of the project is to redevelop the subject site in an existing built up area in a manner that makes good use of frontage on a major roadway, helps improve neighbourhood stability and enhances the streetscape environment.

The design objectives of the project include establishing a built form and site design which;

• is functionally integrated into the larger community; • improves the quality of the existing pedestrian street environment; and • uses landscaping to reduce visibility of the parking area from Springbank Drive.

1.4 DESIGN RESPONSE TO CITY DOCUMENTS

Strategic Priorities

The City’s Vision as detailed the Strategic Priorities are;

“1. Economic Prosperity

2. Infrastructure Renewal and Expansion

3. Community Vitality

4. Environmental Leadership

5. Creative, Diverse and Innovative City

6. Progressive Transportation System

7. Managed and Balanced Growth

8. Financial Stability”

The design of the proposed development is consistent with these priorities. It would have the most noticeable effect of improving community vitality through the redevelopment of an underutilized site for uses identified by the Official Plan as appropriate and important to the ideal functioning of the surrounding residential community.



Official Plan

The City of London Official Plan includes design criteria 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 described in the following;

ii) Trees

A tree preservation plan will be required through the Site Plan process, and will ensure that the existing trees will be incorporated into the landscaping plan to the extent feasible. A landscape plan has been prepared depicting new plantings as part of the proposed development.

iv) High Design Standards

The subject lands are along a major entryway into the Downtown area. As such the buildings have a high standard of design through the placement of the buildings and the finishing materials proposed on the elevations.

v) Architectural Continuity

The proposed building compliments the existing medical office building adjacent to the site.

vi) Redevelopment

The proposal represents the redevelopment of the several derelict residential buildings and replaces legal non-conforming residential uses.

x) Landscaping

The proposed site plan includes landscape areas around the perimeter of the property. Plant materials are included along the street frontage to screen the views of the parking area. The westerly and southerly landscape areas provide a buffer around the rear parking and loading area on the site from the adjacent public school.



xii) Enhances Accessibility Standards

As shown on the site plan drawings, accessible parking spaces will be provided at the main entrance of the building, and the design will be consistent with the City of London Facility Accessibility and Design standards from the arterial road.

xiii) Parking and Loading

The proposed parking facilities have been designed to facilitate maneuverability on the site, with one access proposed to Springbank Drive to minimize traffic flow disruptions on the arterial road. A traffic report has been prepared confirming the proposed development will have no undue impacts on the existing traffic network.

xiv) Privacy

The proposed landscape strip together with the entrance driveway to the adjacent public school provide adequate buffering to maintain the privacy of the residential units within the adjacent apartment building. Moreover, the existing apartment building is six-storeys in height while the proposed office building is only four storeys.

xix) Waste Management

All waste material is to be stored in a discrete, molok garbage containers.



1.5 SPATIAL ANALYSIS

The subject lands are located along a major arterial corridor (Springbank Drive), an entryway to the downtown. The south side of the roadway contains a variety of land uses, including neighbourhood commercial and arterial commercial uses, medium and high density residential uses and office conversions. The north side of the Springbank Drive corridor, is comprised of a large cemetery as well as office buildings, office conversions and low density residential uses (Figure 3).

Figure 3 – Site Spatial Analysis

Lands along the north side of Springbank Drive are Open Space and Low Density

Residential, with a High Density Residential area located at the northeast corner of

Wonderland Road and Springbank Drive. On the south side of Springbank Drive, there

are a variety of designations including Neighbourhood Commercial Node, High Density

Residential, Office Area and Auto-Oriented Commercial Corridor.

The site slopes down towards the rear of the property, with the south property line being

the low point of the site.

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Figure 5 – Regional Spatial Analysis

The 400 metre area surrounding the subject property includes the commercial and high density residential areas along the south side of Springbank Drive, and the cemetery and low density residential areas along the north side of Springbank Drive.

Given the range of uses along the Springbank Drive corridor, existing landscaping in the

area ranges from large planting areas associated with newer commercial developments

to grassed yards associated with various residential uses.



SECTION 2 – DESIGN PRINCIPLES AND DESIGN RESPONSES

2.1 CONCEPTUAL DESIGN

2.1.1 Site Design

The building has been located on the site to have a strong presence on Springbank

Drive while screening the parking to maintain the street edge. This has been

accomplished by lining up the proposed building with the adjacent medical office facility,

in a location close to the street. The face of the building has also been oriented parallel

to the arterial road, creating a ground level pedestrian zone between the building and the

street.

A full turns access to the site is provided off of Springbank Drive, which provides good

accessibility for vehicular traffic. Sidewalks are provided throughout the site connecting

pedestrian traffic to the main entrance of the building, as well as out to the City’s

sidewalk along the street. These pedestrian linkages also provide connectivity from the

City’s bus route to the site.

The main, barrier free entrance to the building is located on the east elevation, although

the main podium housing the entrance wraps around the north elevation, making the

entry location to the building clear from both directions on Springbank Drive. Service and

loading entrances are located on the south elevation of the building.

Surface parking has been located to the side and rear of the site, while a large portion of

parking spaces are located in an underground parking structure. The ramp to the parking

structure is located in the southeast corner of the site, out of view from the street. All

surface parking spaces are screened from Springbank Drive through a combination of

landscape materials and decorative fencing. Fences are also strategically located

around the perimeter of the site to define the boundaries of the site and contribute to the

character of the street while preventing pedestrian traffic from crossing landscape

plantings.

A lay-by has been incorporated into the site design at the main entrance to

accommodate patient drop-offs. To the south of this area, directly adjacent to the main

entrance, are several barrier free parking stalls. Barrier free parking stalls have also



been provided close to the building in the underground parking structure. Bicycle parking

is located in convenient locations both at-grade and below-grade.

A continuity of the street edge with the adjoining commercial property creates the

concept for the screen of the parking and nesting of the building. A combination of

woody and perennial plants define the edge of the property and develop a palate of

colour for the site. The information sign is nested in evergreen shrub beds for a year

round statement. The generous curved planting bed between the street and building

reflects the building shape above the first storey.

2.1.2 Built Form

The building is aligned parallel to the westerly lot line while the front elevation splays to

also follow the street line along Springbank Drive. The overall elevations are broken up

into a number of building components using various materials. At the lowest level, the

splay turns the corner of the building and faces the street at a pedestrian level. At the

upper levels, the curtain wall curves to provide a softer face to the street. The four-storey

building height allows it to mediate between the existing three storey office building to

the east and the six storey apartment is to the west. The metal panels wrap the curtain

wall to provide a top edge to the building. At grade level, the rough masonry base

grounds the building. This lower rough masonry extends as high as the 2nd floor on

some portions of the building.

2.1.3 Massing and Articulation

A hierarchy of forms have been used to highlight the entry consisting of a canopy, a four-

storey masonry wall and glazing. The canopy with ‘full’ glazing along with an accent

column at the street line have been incorporated to emphasize the entrance and the

front door of the building. Its orientation to the east, along with the spayed one-storey

elevation provides a weather protected area for pedestrians waiting to be picked up.

The lobby provides waiting areas that have good views to the drop off area. The canopy

extends out to the street and wraps the one-storey elevation to invite people into the

building. The entry connects to both the street and the parking zone through the

inclusion of sidewalk connections. Other grade level windows provide views to offices

around most of the remaining perimeter of the building.



The building uses the same setback as the neighbouring medical office facility to provide

a consistent built form along the streetscape.

Pedestrian related items include a sidewalk connection out to the street along the

driveway into the site, the weather protected entrance, the bicycle parking and

landscaping to soften the building edge. The windows animate the building on all

facades.

The proposed building height allows the building to fit within the context of the

surrounding larger scale buildings found along the south side of Springbank. The

building transitions from the existing three- storey office building on the east to the six-

storey apartment building to the west. The cemetery across Springbank Drive and the

school to the south of the subject lands property are not affected by the building massing

given their separation from the proposed building. There are no shadowing concerns to

the neighbouring properties given that the proposed building is of similar height or lower

than existing buildings in the area.

2.1.4 Character and Image

The proposed medical office building continues the tradition of commercial and larger

scale building activity on the south side of Springbank Drive, by providing a design that

fits well within this context. New tree plantings have been incorporated around the

perimeter of the property to define the boundary of the parcel. New coniferous plantings

contribute to the screening effect of the parking area. A shrub border is added to the

west perimeter to help nest the building into the site.

All HVAC units are concealed above the roof parapet and are set back from the

perimeter of the roof. Since the building is at the height of land, these will not be visible

from a distance.

A wood sculpture has been retained at the northeast corner of the property. The

underlying perennial plants provide dynamic change through the growing season while

the grasses will be retained in the winter to complement with a sculptural form.



2.1.5 Architectural Treatment

The building design incorporates discrete forms to break up the façade and uses a rich

palate of durable materials that portray a feeling of both solidity and welcome. The

materials and colours on the building consist of Ashlar masonry (two colours), smooth-

faced masonry, curtain-wall glazing and prefinished metal paneling. These materials are

consistent with the neighbouring building, but with a slight variation to include additional

colour. The two buildings will look like “sister” buildings.

A metal faced canopy wraps the ground floor splay to draw attention to the entry doors

which are further demarcated by the accent column. A four-storey accent stone wall,

parallel to the street, accents the entrance and separates the masonry clad offices from

the curtain wall street face. The curtain wall is also used at the southeast corner of the

building to break up the masonry forms.

Masonry creates a foundational base, grounding the building, with the “lighter” materials

(glazing and metal panels) floating above. This lower rough masonry extends as high as

the second floor with smooth masonry above. At the west elevation, the service core is

made obvious by the rough masonry from grade to cornice. Bull-nosed masonry banding

defines the window areas within the masonry façade and breaks up the stone massing

with detailing. Curtain-wall glazing, in conjunction with spandrel glazing panels, defines

larger areas of “window” giving an appearance of less mass to the building.

2.1.6 Lighting

The site lighting has two major emphases. The first is safety to ensure the parking areas

and pedestrian routes are properly lit. The second aspect of the lighting is to provide a

clear indication of the entrance to the building with the under-canopy lighting.

At night, the exterior glazing allows the office areas in use to provide reverse massing

and show the transparency of the building.

All lights, both pole and wall mounted, are cut-off, LED lighting.



2.1.7 Signage

Signage for the building has been carefully placed on the unit masonry façade above the

canopy. Street addressing is located on the second floor, on both sides of the north-west

corner to identify the building for those accessing the site from both the east and west.

A ground sign, similar to the adjacent office facility, is also contemplated for the site.

2.1.8 Servicing

This will be a site with significant vehicular and pedestrian traffic. The frequency of entry

and exit for this building requires that these potential conflicts are understood. For

safety, two islands in the parking area have been provided as refuge for pedestrians

exiting their vehicles and crossing the vehicular aisle. A common entrance with

connection to the street and parking allows for all users to safely access the building. An

accessible lay-by drop off area has also been provided at the main entrance to the

building

Parking, including barrier free parking, is provided both above grade and below grade,

proximate to the building entrance. Bicycle parking is provided both above grade and

below grade to facilitate and encourage users to use alternative modes of transportation.

Springbank Drive provides good accessibility for both cars and public transit.

The planting areas near the building are within raised curbs to discourage pedestrians

from treading on the planting beds.

Snow storage areas at the rear and sides of the parking area have been provided.

These are areas of sod or concrete which are best able to take the compaction of snow

loads.

Loading and garbage (Molok type – waste and recycling) are provided in the rear of the

building with sidewalk access to the west side of the building, separating it from the main

entrance.

Most utilities are being brought in on the west side of the building, including the

placement of the transformer near the loading area.



2.2 PUBLIC REALM

The proposed development makes use of public space elements such as the landscaped areas, parking and pedestrian corridors to ensure a positive relationship is maintained between the site, site users and the general public. The landscaping of the main pedestrian entrance is to be mirrored in the enhanced landscape area that defines the limits of the street environment. The existing wood carving currently located at the northeast corner of the site is also proposed to be maintained.

2.3 SUSTAINABILITY TECHNIQUES

The proposed development will make use of the ‘best-practice’ techniques of current construction practices to ensure the resulting building is energy efficient. No LEED or other certification is currently anticipated.

As the redevelopment of a an under-utilized site surrounded by a well-established, built-up area, the proposal constitutes infilling. Such development makes good use of existing infrastructure and with a location close to a large residential community; a medical facility at this location should result in reduced travel distances for staff and clients.



APPENDIX A – SITE PLAN AND ELEVATION DRAWINGS

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PROPOSED SITE

462 - 472 Springbank Drive

126 WELLINGTONP 519.649.0220


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UNDERGROUND SITE PLAN& KEY PLAN

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ELEVATIONS

126 WELLINGTONP 519.649.0220


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ELEVATIONS

COPYRIGHT ALL RIGHTS RESERVED. ALL IDEAS, DESIGNS, DRAWINGS AND REPRODUCTIONS ARE THEPROPERTY OF a+LiNK ARCHITECTURE INC. AND ARE NOT BE USED OR REPRODUCED WITHOUTWRITTEN PERMISSION OF THIS OFFICE. 126 WELLINGTON ROAD, LONDON ON N6C 4M8 P:519.649.0220 www.aLiNKarch.ca

DATE: FEB 2, 2015

SCALE: N.T.S.

SPA51446Romex International

Springbank Medical Office Building462 - 472 Springbank Drive, London, ON

SPRINGBANK DRIVE PERSPECTIVE - FACING WEST


DATE: FEB 2, 2015

SCALE: N.T.S.



SPRINGBANK DRIVE PERSPECTIVE - FACING EAST


DATE: FEB 2, 2015

SCALE: N.T.S.



NORTH-WEST ELEVATIONNORTH-EAST ELEVATION

SOUTH-EAST ELEVATION SOUTH-WEST ELEVATION

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