Urban Design Brief - london.ca · Urban Design Brief November 9, 2016 595 Wonderland Road North...

Urban Design Brief

595 Wonderland Road North

Stefan Starzynski

November 9, 2016

Urban Design Brief November 9, 2016 595 Wonderland Road North

Zelinka Priamo Ltd. i

TABLE OF CONTENTS

Page No.

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

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

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

1.2 Surrounding Land Uses ........................................................................................ 2

1.3 The Proposal ........................................................................................................ 3

1.4 Design Goals and Objectives ................................................................................ 6

1.5 Design Response to City Documents ................................................................... 7

1.5.1 Official Plan Urban Design Principles ......................................................... 8

2.0 SPATIAL ANALYSIS ......................................................................................... 10

2.1 Conclusions ........................................................................................................ 11

3.0 DESIGN PRINCIPLES AND DESIGN RESPONSES ......................................... 12

3.1 Concept Design .................................................................................................. 12

3.2 Public Realm ...................................................................................................... 13

4.0 COMPATIBILITY REPORT ................................................................................ 13

4.1 Built Form Elements ........................................................................................... 13

4.2 Massing and Articulation ..................................................................................... 14

4.3 Architectural Treatment ...................................................................................... 14


Zelinka Priamo Ltd. 1

INTRODUCTION

On behalf of Stefan Starzynski, Zelinka Priamo Ltd. has prepared this Urban Design

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

required for a Site Plan Approval application.

SECTION 1 – LAND USE PLANNING CONCEPT

1.1 SUBJECT LANDS

The subject lands are comprised of a single, generally rectangular-shaped parcel with an

area of approximately 0.324ha (0.80 ac) located on the east side of Wonderland Road

North, between Thornwood Drive and Kingsway Avenue, south of the CN Railway

corridor (Figure 1). The lands have a frontage of 22.8m (74.8ft) on Wonderland Road

North, and an average depth of approximately 140m (460ft), and are occupied by a

single detached dwelling and attached garage (Figure 2).

Figure 1 – Subject lands and surrounding area

The majority of the subject lands are wooded, while approximately half of the lands

(easterly half) comprise a portion of the Mud Creek valley slope. Mud Creek itself runs

through the rearmost portion of the lands. Due to the presence of the creek and its

associated floodplain, the easterly portion of the lands is and within the Upper Thames

River Conservation Area (UTRCA) regulated area limit, and the floodway is

undevelopable.



The subject lands are within an area physically defined by Wonderland Road on the

west, the CN railway embankement on the north, Mud Creek on the east, and Riverside

Drive / Thames River on the south.

Figure 2 – Subject lands from Wonderland Road North

1.2 SURROUNDING LAND USES

Land uses proximate to the subject lands consist of low-density residential in the form of

single detached dwellings (south, west), private and public open space (east),

medical/dental offices (adjacent to north), a self-storage facility (southwest), and the CN

Railway corridor and embankment (north). Surrounding building heights do not exceed

two-storeys.



1.3 THE PROPOSAL

The subject lands are proposed to be redeveloped for a small-scale medical clinic. The

proposed site design shows a 203m2 (2,185ft2), single-storey building placed close to the

front lot line (after road widening) with 17 parking spaces located to the rear (Figure 3).

Figure 3 – Proposed site plan (excerpt)

Renderings of the building (Figures 4-9) show a contemporary design having a flat roof

with a raised corner feature at the main entrance. A variety of cladding materials are

used, consisting of vision glass, decorative masonry, and metal siding. Decorative

landscaping is proposed around the existing mature tree in front of the building and

along the side and rear yards. The massing of the proposed development is similar to

the existing single detached dwelling and is small in scale compared to the majority of

new medical/dental clinics. This scale is compatible with surrounding buildings.

The building addresses the Wonderland Road streetscape by being positioned close to

the street with high-quality landscaping and by locating the main entrance at the front of

the building. The use of a raised corner feature at the southwest corner of the building

provides prominence and emphasizes the location of the main entrance, making it easily

identifiable. Large windows facing the street, including extra-large windows on the

angled corner feature, provide for ample views into, and out of, the building and provide

visual interest when viewed from the public realm.

Lighting accents (Figure 7) provide further visual interset for the public in the evening.

A parking shelter at the rear of the development provides weather protection for staff

vehicles.



Figure 4 – Conceptual rendering (looking east)

Figure 5 – Conceptual rendering (looking northeast)

Figure 6 – Conceptual rendering (looking north)



Figure 7 – Conceptual rendering (looking north)

Figure 8 – Conceptual rendering (looking northwest)

Figure 9 – Conceptual rendering (looking southeast)



Figure 10 – West elevation (facing Wonderland Road North)

Figure 11 – South elevation

Figure 12 – East elevation



Figure 13 – North elevation

1.4 DESIGN GOALS AND OBJECTIVES

The design goals for the proposed medical office are as follows:

Maximize sunlight penetration into the building;

Retain the existing mature tree in front of the building;

Enhance the proposed site with high quality landscaping, including trees and

shrubs;

Position the building close to Wonderland Road North to enhance the

streetscape and add definition to the public realm;

Maintain massing that is compatible with adjacent uses; and,

Provide sufficient parking in a screened location, not visible from the public

realm.

1.5 DESIGN RESPONSE TO CITY DOCUMENTS

The subject lands are within the “Multi-Family, High Density Residential” land use

designation, as per Schedule A (Map 5) to the City of London Official Plan. This

designation permits a variety of high-density housing types, including apartment

buildings, and also permits a range of secondary uses, including medical/dental offices

and clinics.

The subject lands are zoned “Residential R9 Zone (R9-7)” and “Restricted Office Zone

(RO2)” with a height symbol (H36) denoting a maximum building height of 36m (118ft) in

Zoning By-law Z-1. The proposed development is permitted under the RO2 zone, which

permits medical/dental offices and offices. Notably, Section 4.28 of the Zoning By-Law



permits a 0.0m front yard setback, as the width of the Wonderland Road North right-of-

way exceeds 40m.

1.5.1 Official Plan Urban Design Principles

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

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

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

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

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

development and how they are addressed is outlined as follows;

i) Natural Features

The westerly portion of the subject lands is currently developed as a single detached

dwelling and does not contain nature features. However, the easterly (rear) portion of the

lands contains Mud Creek and its associated stream valley. These lands are are

intended to be preserved in their current state, thereby retaining all existing natural

features.

ii) Trees

Several mature trees are present on the portion of the subject lands to be developed,

most notably a large, mature tree in front of the existing single detached dwelling. All

existing trees are to remain as part of the proposed development. We note that the

existing trees provide significant amenity to the site and are desirable to retain to

preserve an attractive characteristic of the area.

iv) High Design Standards

The proposed development is provides for a high-quality building which features

architectural features that are more often found in downtown and main-street settings.

These features include an articulated roof, very large windows, and a variety of high-

quality cladding materials. These features combine to create a high design standard.

v) Architectural Continuity

The proposed building maintains a low-rise (1-storey) massing, while using a clarly

commercial, not residential design, with a height similar to the surrounding buildings to

the north, west, and south.



vi) Redevelopment

The proposed medical office requires the removal of the existing single detached

dwelling.

vii) Streetscape

The proposed building has been positioned on the subject lands close to Wonderland

Road North, with landscaping in front. The intent of the building position and streetscape

treatment is to foster a streetscape along this section of Wonderland Road that is both

attractive to vehicular travel along Wonderland Road and inviting and pedestrian friendly.

viii) Pedestrian Traffic

A concrete sidewalk is provided, extending from the existing Wonderland Road North

sidewalk to the proposed building and into the parking area. This sidewalk provides

access from the public sidewalk, as well as barrier free access from the parking area to

the rear of the medical office.

ix) Access to Sunlight

Generous amounts of glazing are provided on all building elevations allowing ample

sunlight penetration into the building.

x) Landscaping

In addition to the large, mature trees that are proposed to be retained, additional

landscaping is proposed around all yards on the portion of lands to be developed. The

intent of additional landscaping is to create a welcoming and peaceful environment for

patients of the proposed medical clinic.

xi) Building Positioning

The proposed building is placed close to the ultimate front lot line, leaving sufficient

space in front of the building for landscaping and signage. The building is permitted to be

located as such without a front yard variance due to Section 4.28 of the Zoning By-Law.

Positioning the building close to the ultimate frontage helps to define the public realm

and enhances the streetscape.

xi) Enhances Accessibility Standards

Due to the nature of the proposed use, the medical office building will be fully accessible

and will incorporate the City of London Facility Accessibility and Design Standards.



xiii) Parking and Loading

All required parking spaces are located close to the building in order to facilitate safe and

efficient pedestrian movement. The parking area is located to the rear of the site and is

screened from view from the public realm.

xv) Outdoor Space

A portion of the lands adjacent to the east of the parking area is proposed to be used for

outdoor physiotherapy. Lands further to the east are to remain in their natural state.

xix) Waste Management

Waste and recycling are to be stored at the rear of the parking shelter, out of view of the

majority of the site and not visible from the public realm.

xx) Resource Conservation

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

techniques.

2.0 SPATIAL ANALYSIS

Figure 14 shows the subject lands and notable features and land uses within 400m and

800m radii. The two radii represent walking distances of approximately 5 and 10

minutes. The subject lands are located along an arterial road (Wonderland Road North),

which intersects with other arterial roads, Oxford Street West and Riverside Drive,

approximately 400m north and south of the subject lands, respectively. The area is well

served by public transit.

Amenities within 400m include a range of commercial uses, including restaunts, financial

institutions, and personal service establishments at the commercial node to the north, on

the north side of the CN railway corridor. This node extends to the Costco wholesale

store, approximately 800m to the north.

Land uses within 400m are largely low-density residential in the form of single-detached

dwellings. Notably, uses in the 400m radius are separated by the rail corridor and

embankment, with commercial uses on the north side and predominantly residential

uses on the south side of the embankment. Additional land uses within 400m include

small-scale medical/dental clinics, personal service, and a self-storage facility. Mud

Creek and its associated open space lands occupy a large portion of the easterly half of

the 400m radius.



Additional land uses within the 800m radius include the Thames River (south) which

includes the Thames Valley Parkway (TVP) multi-use trail, Greenway Park (south), and

high-density residential in the form of apartment buildings (east). The commercial node

at Oxford Street West and Wonderland Road North extends to approximately the limit of

the 800m radius, although additional commercial establishments are located beyond.

Figure 14 – Spatial Analysis (400m and 800m)

2.1 CONCLUSIONS

The proposed building will not create adverse impacts on any adjacent uses. The

proposal introduces an attractive, aesthetically pleasing building to the Wonderland

Road North corridor, providing a positive addition to the neighbourhood. The proposed

development meets the City’s Urban Design requirements by providing a well-designed

building that incorporates desirable design features and high-quality landscaping. The

building design provides a scale and massing that is compatible with the surrounding

lands, and clearly addresses the Wonderland Road frontage in a positive manner.

Parking is located to the rear of the site in order to be screened from public view,

allowing the building and landscaping to remain the focal point from the public realm.



3.0 DESIGN PRINCIPLES AND DESIGN RESPONSES

3.1 CONCEPT DESIGN

The proposed development provides for a well proportioned and tastefully designed,

single-storey medical clinic (Figures 15-16).

The building has been designed to be reflective of a contemporary urban medical clinic,

while also being small-scale. Key components in achieving this design are the location of

the entrance at the front of the building with front yard landscaping, and rear yard

parking which is screened from the public realm.

The extensive use of vision glass allows for ample sunlight penetration and views into

and out of the building. Large windows are positioned at the angled entrance feature, in

addition to a raised roof, to visually denote the entrance location as the focal point of the

building.

Figure 15 – Proposed west elevation

Figure 16 – Conceptual rendering



3.2 PUBLIC REALM

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

Wonderland Road North streetscape, with predominantly low-density residential

buildings on both sides of the street. Notably, opposite the subject lands, single

detached dwellings back onto Wonderland Road North and are buffered by a masonry

noise barrier (Figure 11) which provides a poor pedestrian experience and an

uninteresting interface with persons in vehicles on Wonderland Road. The intent of the

proposed development is to provide an aesthetically pleasing addition to the streetscape

which provides strong definition and a high level of pedestrian amenity to both

pedestrians and persons in vehicles. Placing the building close to the ultimate street line

with the main entrance facing the street serves to strengthen the positive aspects of the

streetscape and improve the quality of the pedestrian realm.

Figure 11 – West side of Wonderland Road North

4.0 COMPATIBILITY REPORT

4.1 BUILT FORM ELEMENTS

The proposed medical clinic has been designed to be integrated with the predominantly

low-density residential character of this segment of Wonderland Road North, between

the CN railway corridor to the north and the Thames River to the south.

The scale and massing of the proposed building is similar to proximate single detached

dwellings and is compatible with the neighbourhood, and it achieves an attractive

commercial design.

The front (west) facade of the building has been designed to address the street through

the placement of the main entrance, the extensive use of vision glass, and high-quality

landscaping.



A canopy and transom window are placed at the main entrance, providing for weather

protection and sunlight penetration, respectfully. Together, these features serve to

further delineate the location of the entrance at the front of the building.

The building features an articulated flat roof. This design feature is not present in the

surrounding area and serves to provide variety in roof types in the neighbourhood, and

helps create a minor landmark in this stretch of Wonderland Road.

The proposed building provides a positive and visually appealing addition to the

streetscape, which is currently dominated by older suburban housing stock.

4.2 MASSING AND ARTICULATION

The medical office consists of a small-scale massing and a single-storey height, with a

highly articulated roof. The building also incorporates a 45 degree angle at the main

entrance location.

The roof design provides three (3) distinct roof levels: a raised corner feature is provided

at the location of the main entrance with the roof stepped down over the adjacent waiting

area making up the remainder of the front elevation. The roof is stepped down further

towards the rear of the building. Given the small scale of the building, the three distinct

roof levels provide a significant degree of roof articulation and provide visual interest

when viewed from any angle.

4.3 ARCHITECTURAL TREATMENT

Architectural features on the proposed medical clinic are dominated by vertical and

horizontal lines made up of fenestration patterns, roof lines, and the linear layout of the

site itself. Introducing these elements to the Wonderland Road North streetscape will be

a positive addition to the area since these elements are not currently highly visible in this

area. These elements are compatible with the surrounding built form.

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