Urban Design Brief

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Urban Design Brief
Urban Design Brief
Proposed Fitness Club & Offices
710 Proudfoot Lane
London, Ontario
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SubmiƩed by The MBTW Group
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www.mbtw-wai.com
ANE
September 8, 2014
Submi ed To:
Corpora on of the City of London
300 Dufferin Avenue
PO Box 5035
London, Ontario, N6A 4L9
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Section 1: Site & Policy Context
1.1
1.2
1.3
1.4
1.5
1.6
The Subject Lands ........................................1
The Proposal ................................................1
Design Goals & Objec ves ...........................1
Design Response to City Documents ...........3
Spa al Analysis ............................................9
SWOT Analysis ...........................................10
Section 2: Site Design
2.1
2.2
2.3
Conceptual Design .....................................13
Public Realm ..............................................19
Conclusion .................................................21
PROUDFOOT
PARK EAST
FLEETWAY
FOREST GLEN
GOLF CENTRE
SUBJECT
SITE
PROUDFOOT LANE
OR SHALOM
CEMETERY
RESTMOUNT
CEMETERY
PETRO CANADA
GAS STATION
OXFORD STREET WEST
Aerial image of the subject lands and surrounding context.
SECTION 1
SITE & POLICY CONTEXT
The following Urban Design Brief has been prepared to evaluate the quality of urban design for the
proposed development at 710 Proudfoot Lane in the City of London, Ontario. The brief provides all
information required as outlined in the City of London Urban Design Brief Terms of Reference, and
describes how the proposed development represents the optimum design solution for the subject lands.
1.1
The Subject Lands
The subject site (2.79 acres, 11,287.41 square
metres) is bounded by Proudfoot Lane to the west,
Proudfoot Park East to the north, the Fleetway
Centre to the east, and associated surface
parking to the south. A Petro Canada gas station
/ Car Wash / Convenience Store is located at
the northeast corner of Oxford Street West and
Proudfoot Lane. The subject property currently
consists of open space that is not yet developed.
Lands that include the Fleetway Centre and
associated parking are owned by the applicant.
1.2
The Proposal
1.3
The proposed development is a 2 storey building
that includes 4,987 square metres of Office use
accompanied by 1,745 square metres for a
fitness centre. The proposal also includes:
• High quality architectural design;
• Clearly defined vehicular and pedestrian
access points;
• Continuous
•
•
•
•
•
•
•
and unimpeded internal
vehicular and pedestrian circulation system;
Sufficient and well-marked vehicle and
bicycle parking areas;
Optimal building location, orientation, and
entrance placement;
Consolidated signage and down-cast,
pedestrian- scaled lighting;
Planted boulevards, landscaped features and
screening/ buffering elements;
Appropriate interfaces and transitions with
adjacent streets;
Streetscape improvements; and
Active transportation optimization
Design Goals & Objectives
The primary goal for the proposed development is
to provide residents from the adjacent high density
neighbourhood with a high quality fitness facility
to encourage an active and healthy lifestyle. The
development will also include associated office
use to improve functionality between the two
uses. The following design objectives have been
identified for the proposed development:
• Make more intensive use of lands that are
currently underutilized, while maintaining
consistency and compatibility with existing
adjacent and surrounding developments;
• Support the provision and use of transit
and other modes of active transportation
(including walking and cycling) with the aim
of reducing vehicular trips over the longterm; and
• Improve the streetscape and enhance
the pedestrian environment by orienting
building massing to the street and providing
high
quality
architectural
treatments
with complementary and contemporary
façade materials, windows, entrances, and
landscaping.
URBAN DESIGN BRIEF | 710 Proudfoot Lane | 8 September 2014 | 1
SECTION 1 - SITE & POLICY CONTEXT
View of the Restmount Cemetery from Oxford Street West, west of the site.
View of nearby offices at 350 Oxford Street West.
View of the Community Care Access Centre on Oxford Street West. Driveway entrance to the Forest Glen Golf Centre.
View of Pineridge Place, north of subject site on Proudfoot Lane.
2 | 8 September 2014 | 710 Proudfoot Lane | URBAN DESIGN BRIEF
Commercial on Oxford Street West.
View of the Fleetway Bowling Alley and Dairy Queen Plaza.
SECTION 1 - SITE & POLICY CONTEXT
1.4
Design Response to City Documents
Several municipal documents provide guidelines and policy direction relevant to the proposed
development, including the Strategic Plan, the Official Plan, and the Zoning By-Law.
1.4.1
City of London Strategic Plan
Introduction: The City of London Strategic Plan
defines a new vision for London as the City of
Opportunity. The document outlines the mission,
values and five key results that are important to
the community. These results include:
•
•
•
•
•
A Strong Economy;
A Vibrant and Diverse Community;
A Green and Growing City;
A Sustainable Infrastructure; and
A Caring Community.
London has a quality of life that is second to none.
Its natural heritage makes local residents proud.
Its institutions are recognized around the world as
places of ingenuity, innovation and invention. Its
people are diverse, talented and engaged. Today,
London is a city of opportunity. The Strategic Plan
is focused on seizing a bright future and working
together to enhance the quality of life within the
local community.
Study Relevance: The proposed development is
consistent with and contributes to the following
strategies as set out by the City’s Strategic Plan:
• Invest in Neighbourhoods – the proposed
development provides valuable services to
local residents by providing access to a high
quality fitness centre and opportunities for
employment within the associated office use.
• Invest in Infrastructure – the proposed
development contributes to infrastructure
improvements through investments in current
and planned facilities and streetscapes.
• Increase the efficiency, capacity and
connectivity of roads and transportation
systems – The proposed development
improves the utilization and efficiency of
existing infrastructure and transportation
systems.
• Increase the health and well-being of all
citizens – The proposed development takes
advantage of existing public transit and
cycling infrastructure, thereby mitigating the
demand for personal automobiles. It also
provides access to a high quality fitness
facility and encourages a healthy lifestyle.
• Develop walkable, connected communities
with great public spaces – The proposed
development incorporates a continuous
pedestrian circulation system with direct
connections to Proudfoot Lane, Oxford
Street
West and the existing Fleetway
Centre, facilitating pedestrian movement and
promoting connections to adjacent uses.
• Facilitate, plan and manage growth for
the greatest long-term benefit of all – The
proposed development represents infill
intensification within the context of a primary
transportation corridor and established
recreation node, within the existing built-up
area of the City of London, therefore reducing
demand for outward growth.
URBAN DESIGN BRIEF | 710 Proudfoot Lane | 8 September 2014 | 3
OD P K
SECTION 1 - SITE & POLICY CONTEXT
Community Commercial Node
C HW O
Low Density Residential
O
E PW
Office Area
R TH
AV E
1.4.2
BELFIE
Neighbourhood Commercial Node
Auto-Oriented Commercial Corridor
Open Space
Introduction: The Official Plan contains objectives
and policies that guide the physical development
of land within the boundary of the City of
London. It provides direction for the allocation
of land uses, provision of municipal services and
facilities, and preparation of regulatory by-laws
to control the development and use of land.
BLYTHW
R
Multi-Family,
High Density Residential
Multi-Family,
Medium Density Residential
SARNIA RD
TROTT DR
CHERRY
H
PL ILL
L
RYHIL
CHER D
BLV
Subject
Lands
Official Plan Land Use Schedule.
4 | 8 September 2014 | 710 Proudfoot Lane | URBAN DESIGN BRIEF
BEAVERBROOK AVE
GSWAY AVE
WONDERLAND RD N
OXFORD ST W
PROUDFOOT
L A NE
City of London Official Plan – Land Use
The subject lands are designated Neighbourhood
Commercial Node as identified on Schedule A Land Use. While the Neighbourhood Commercial
Node designation permits a Commercial
Recreation Establishment use, it limits the
permissible Office use to service-oriented office
uses, such as real estate, insurance and travel
agencies (Section 4.3.8.3).
Study Relevance: The proposed development
is not consistent with the Official Plan due to
limitations in the allowable office uses within the
Neighbourhood Commercial Zone. An Official
Plan Amendment is required to apply an Official
Area designation, with a special policy to permit
the Commercial Recreation Establishment as
a secondary use. The Office Area designation
is intended to “accommodate general office
uses which would not normally locate in the
Downtown, or which have specific location
requirements that make a location outside of the
Downtown desirable” (5.2.1).
SECTION 1 - SITE & POLICY CONTEXT
The objectives of the Office Area designation are
to:
i)
Accommodate small and medium-scale
office uses within purpose-designed office
buildings at appropriate locations.
ii) Encourage the development of high quality
office buildings which are compatible with
surrounding land uses.
iii) Accommodate general office development
along major roads which serve as entryways
to the City (5.1.2).
A detailed explanation of the current and
proposed Official Plan designations and a
rationale for the Official Plan amendment are
provided in the Planning Justification Report,
prepared by the MBTW Group, dated September
8, 2014.
1.4.3
Control, Subdivision Control and Sign Control
By-Laws. The urban design principles are to be
used primarily for guideline purposes, and their
implementation is less oriented to a regulatory
approach than it is to the co-operation among
developers, land owners, residents and the City
in the preparation and review of development
proposals and community improvement plans.
•
Provides a coordinated approach to site
design which encompasses streetscape
improvements including high quality streetrelated façade design, coordinated signage
placement, pedestrian walkways and
connections to existing sidewalks, down-cast
pedestrian-scale lighting, screened parking
areas, and a comprehensive landscape
design — 11.1.1.vii) A coordinated approach
should be taken to the planning and design
of streetscape improvements in commercial
areas, including the upgrading of building
façades, signage, sidewalks, lighting, parking
areas and landscaping;
•
Is oriented and massed to ensure adequate
sunlight access and penetration on existing
and planned adjacent developments and
open spaces — 11.1.1.ix) The design and
positioning of new buildings should have
regard for the impact of the proposed
development
on
year-round
sunlight
conditions on adjacent properties and streets.
In reviewing proposed developments, access
Study Relevance: The proposed development is
consistent with the urban design policies of the
Official Plan. Specifically, it is supported by a
number of policies in Section 11 Urban Design
Principles. In keeping with applicable policies,
the proposed development:
•
City of London Official Plan – Urban Design
Introduction: Chapter 11 of the City of London
Official Plan contains a set of urban design
principles that address more subjective matters
related to the visual character, aesthetics, and
compatibility of land uses, and to the qualitative
aspects of development. Consideration of
the urban design principles supplements the
policies applicable to each of the land use
designations as well as to those matters which
fall within the scope of the Zoning, Site Plan
The massing and conceptual design of new
development should provide for continuity
and harmony in architectural style with
adjacent land uses which have a distinctive
and attractive visual identity or which are
recognized as being of cultural heritage value
or interest;
•
Is designed with a high quality of architectural
treatments and façade materials, direct
pedestrian and vehicular access, and high
quality landscape treatments — 11.1.1.iv)
Emphasis will be placed on the promotion
of a high standard of design for buildings
to be constructed in strategic or prominent
locations such as within, and at the perimeter
of, the Downtown, near the edge of the river
valleys, or along the major entryways to the
City;
Incorporates design treatments and styles
that are in keeping with existing and planned
adjacent commercial uses, while promoting
high quality architectural design — 11.1.1.v)
URBAN DESIGN BRIEF | 710 Proudfoot Lane | 8 September 2014 | 5
SECTION 1 - SITE & POLICY CONTEXT
to sunlight for adjacent properties should
be maximized to enhance the potential for
energy conservation and the amenity of
residential areas and open space areas, such
as parkettes and outdoor plazas;
•
•
•
Incorporates landscape treatments that will
soften existing building edges and enhancing
transitions between proposed buildings and
existing buildings, public streets and open
spaces. Landscape treatments will sufficiently
screen servicing and loading functions from
adjacent properties and streets - 11.1.1.x)
Landscaping should be used to conserve
energy and water, enhance the appearance
of building setback and yard areas,
contribute to the blending of new and existing
development and screen parking, loading,
garbage and service facilities from adjacent
properties and streets.
Is designed to conform with City of London
Facility Accessibility and Design Standards
— 11.1.1.xii) The design of new buildings
should incorporate the City of London
Facility Accessibility and Design Standards to
facilitate access and use; and
Amalgamates proposed parking with the
existing surface parking lot on the adjacent
site, owned by the applicant, with a primary
connection from Proudfoot Lane - 11.1.1.xiii)
Parking and loading facilities and driveways
should be located and designed to facilitate
maneuverability on site, between adjacent
sites where appropriate, and to reduce the
traffic flow disruption resulting from turning
movements to and from the property.
1.4.4
City of London Zoning By-Law No. Z-1
Introduction: The City of London Zoning By-Law
No. Z-1 implements the objectives and policies of
the Official Plan and regulates the development
and use of land, specifying permitted uses and
development standards on individual properties.
The subject lands are zoned Neighbourhood
Shopping Area 1 (NSA1), which is intended,
among other things, to implement the
Neighbourhood Commercial Node designation in
Section 4.3.8 of the City of London Official Plan.
The zone is “intended to provide for the daily or
weekly convenience shopping and service needs
of nearby residents and, to a lesser extent, passing
motorists.” The NSA1 zone variation permits
a number of uses on the site, including Offices
(maximum gross floor area of 300.0 square
metres), convenience service establishments,
personal service establishments, restaurants,
among others (Sections 23.2.1 and 23.3.3)
6 | 8 September 2014 | 710 Proudfoot Lane | URBAN DESIGN BRIEF
Study Relevance: The proposed development
contains an Office use that exceeds the maximum
zoned gross floor area, and a Commercial
Recreation Establishment which is not permitted
within the NSA1 zone variation. A Zoning By-Law
Amendment is required to permit up to 5,000
square metres of Office use and the proposed
fitness centre on site.
The applicant is requesting a site specific Zoning
By-Law amendment that would remove the NSA1
zone variation and re-zone the site as an Office
(OF) Zone. “This Zone provides for and regulates
new office uses outside of the Downtown area in
small to medium scale office buildings primarily in
areas designated Office Area in the Official Plan”
(19.1). A site specific zoning variation for the OF2
Zone is requested to allow for a 1,745 square
metre Commercial Recreation Establishment in the
form of a Fitness Centre. The OF2 Zone currently
permits a total maximum gross floor area of 5,000
square metres for all office uses per building.
A detailed explanation of the current and
proposed Zoning By-Law designations and a
rationale for the Zoning By-Law amendment are
provided in the Planning Justification Report,
prepared by the MBTW Group, dated September
8, 2014.
SECTION 1 - SITE & POLICY CONTEXT
Subject
Lands
T
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E
TR
S
RD
W
ET
FO
OX
Zoning By-Law Schedule.
URBAN DESIGN BRIEF | 710 Proudfoot Lane | 8 September 2014 | 7
SECTION 1 - SITE & POLICY CONTEXT
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800m
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Major Transportation &
Transit Routes
Spatial Analysis Plan.
8 | 8 September 2014 | 710 Proudfoot Lane | URBAN DESIGN BRIEF
VE.
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Subject Lands
SECTION 1 - SITE & POLICY CONTEXT
1.5
Spatial Analysis
The following sections provide a detailed spatial
analysis of the local-community context and the
immediate site context for the subject lands, at
710 Proudfoot Lane.
from Proudfoot Lane and is visible from Oxford
Street West. It shares a surface parking area with
the Fleetway Centre, which includes a bowling
alley, Dairy Queen and daycare centre. Within
the 5-minute walking radius (400 metres) are a
wide range of uses including:
1.5.1
• The Fleetway Centre is located adjacent
Immediate Context
The subject lands are bound by Proudfoot
Lane to the west and currently consist of open,
undeveloped green space. The lands are
surrounded by Proudfoot Park East to the north,
the Fleetway Centre to the east, surface parking
and the Automobile Service Petro Canada Station
to the south, and the Or Shalom and Restmount
Cemeteries to the west. The site benefits from
easy access to existing public transportation on
Proudfoot Lane and is a short walk away from
Oxford Street West, a major cross-town arterial
road and transit route that connects East and
West London. The immediate context benefits
from bicycle access from surrounding public
streets and bus stops directly adjacent to the
site, served by 2 bus routes (route numbers 20 Cherryhill, 33 - Proudfoot).
1.5.2
Local-Community Context
Context within a 5-minute walking distance
(400 metres): The subject lands are surrounded
by “Open Space”, which includes park lands
to the north and the Or Shalom and Restmount
Cemeteries to the west. The property is accessed
•
•
•
•
(east) to the site containing: a Dairy Queen,
bowling alley, and daycare centre;
A “Commercial Recreation” space with the
Forest Glen Golf Centre directly east of
Fleetway;
An “Automobile Service Station” south of
the site, with Petro Canada located at the
northeast corner of Proudfoot Lane and
Oxford Street West;
Two Open Space land use designations;
one that is regulated by the Upper Thames
River Conservation Authority (UTRCA) and
the other which includes the Or Shalom and
Restmount Cemeteries; and
High Density Residential units serviced by
a system of local streets, located north and
northwest of the site.
Context within a 10-minute walking distance
(800 metres): Additional high density residential
uses are located within a 10-minute walking
distance from the site, located north, southeast
and west of the site. Medium density residential
towers are located north of the site, and low
density homes are located south, beyond the
CN Rail line. The CN rail cuts through the north
and the southwest peripheries of the 10-minute
walking radius. In addition, there are a number
of commercial and retail plazas surrounding
the site. The subject lands are also located near
the intersection of Wonderland Road North and
Oxford Street West, which is identified as a high
potential Development Node in the London
2030 Transportation Master Plan (TMP)- Smart
Moves. The nearby Wonderland Road North is
also a major arterial road that connects North
and South London, as well as Highways 401 and
402. The 10-minute walking radius (800 metres)
includes:
• An Associated Shopping Area which includes
Costco;
• A “Community Commercial” use, located
•
•
•
•
southwest of the site on Oxford Street West,
which contains: car rental service, auto
mechanic, pizzeria and McDonald’s;
A “Restricted Service Commercial” area
including commercial plazas with various
retail and restaurant uses, gas stations and
other auto related uses;
A Neighbourhood Facility which includes
London’s Fire Station #6;
Community Shopping Area including
businesses such as pharmacies, restaurants,
automotive dealers, grocery stores, and fuel
stations; and
Associated Shopping Area and Restricted
Service Commercial including uses such as
Rona, Angelo’s Bakery, The Athletic Club,
and other auto related uses.
URBAN DESIGN BRIEF | 710 Proudfoot Lane | 8 September 2014 | 9
SECTION 1 - SITE & POLICY CONTEXT
1.6
SWOT Analysis
1.6.2
An analysis of the undeveloped subject lands
and their context has been undertaken to identify
strengths, weaknesses, opportunities and threats
of the site. The findings of the analysis are
summarized below.
•
1.6.1
•
•
•
•
•
•
•
•
Strengths
Located adjacent to existing recreational
uses, including a bowling alley and golf
centre.
A well connected system of bus routes
currently service the site, with direct access
from multiple adjacent bus stops. Two routes
have direct access on Proudfoot Lane, with
multiple options from Oxford Street West.
A connected bike route system.
The site is visible from Oxford Street West, a
major east-west arterial road.
High density residential developments
within a 5 and 10 minute walking distance,
providing a substantial population for the
Commercial Recreation Establishment.
The adjacent Fleetway site is owned by
the application and therefore parking and
driveway access can be amalgamated.
The site is surrounded by open green space.
Significantly set back from Oxford Street
West and its intersection with Proudfoot Lane,
which diminishes visibility.
1.6.3
•
•
•
Weaknesses
Opportunities
The subject lands are currently underutilized
and have the capacity to accommodate
multiple uses that not only complement
the adjacent properties but also provide
additional services to the high density
residential uses within the surrounding area.
New development will help satisfy an infill
opportunity by using land within the urban
growth boundary. Intensification of the land’s
current use with one that complements and
supports adjacent commercial recreation
establishments and services the surrounding
residential community.
New development can contribute to achieving
livable, inclusive communities by provided
opportunities for work and play.
Existing vegetation within and along the
edges of the subjects lands will help soften the
appearance of the proposed development.
10 | 8 September 2014 | 710 Proudfoot Lane | URBAN DESIGN BRIEF
1.6.4
•
•
Threats
New development will cause additional
traffic and an increase in merging cars onto
surrounding arterials roads and on Proudfoot
Lane.
New development will result in the removal
of current open space.
SECTION 1 - SITE & POLICY CONTEXT
E
DRIV
IZON
HOR
Existing Bus Stops
20
D
OA
AH R
SUBJECT LANDS
PROUDFOOT LANE
R
FAR
33
FUTURE
DEVELOPMENT
FOREST GLEN GOLF CENTRE
GAS BAR
17
OXFORD STREET WEST
Building fabric, bus routes, site circulation and access.
URBAN DESIGN BRIEF | 710 Proudfoot Lane | 8 September 2014 | 11
Proposed Site Plan.
SECTION 2
SITE DESIGN
Section 2 of this Urban Design Brief analyses the proposed development and describes how the
development responds to the design goals and principles of the various City documents, as summarized
previously in Section 1. An outline of the site plan will be followed by an analysis of its impacts on the
public realm, and a description of proposed sustainability techniques.
2.1
Conceptual Design
The following sections will address the proposed
site plan, with a focus on the built form, massing,
articulation and mix of uses; vehicular and
pedestrian access and circulation; building
entrances; parking; lighting and signage; and
landscape design.
2.1.1
Landscaping techniques have been used to screen
undesirable functions and views of the office
building and associated commercial recreation
establishment. A more detailed explanation of
the landscaping strategy is provided in Section
2.1.8. Public realm improvements are further
discussed in Section 2.2.
Proposed Site Plan
The site is subject to a development proposal for a
mixed use building with offices and a commercial
recreation establishment, as illustrated on the
September 4, 2014 Site Plan, issued for Site Plan
Approval (first submission).
The proposed office and fitness centre building is
pulled towards Proudfoot Lane and encourages
an active streetscape with signage and high
quality architectural articulation along its side.
The longer elevation of the building is oriented
parallel to Oxford Street West to increase the
site’s exposure from the arterial road.
URBAN DESIGN BRIEF | 710 Proudfoot Lane | 8 September 2014 | 13
SECTION 2 - SITE DESIGN
SOUTH ELEVATION VIEW FROM OXFORD STREET WEST
NORTH ELEVATION
EAST ELEVATION
Proposed Building Elevation
14 | 8 September 2014 | 710 Proudfoot Lane | URBAN DESIGN BRIEF
WEST ELEVATION VIEW FROM PROUDFOOT LANE
SECTION 2 - SITE DESIGN
2.1.2
Built Form, Massing, Articulation & Mix of Uses
The proposed building comprises two units and
is situated on the east side of Proudfoot Lane,
north of Oxford Street West. The office use (Unit
1A) is located along the Proudfoot Lane edge
and has a gross area of approximately 4,987
square metres. The second unit, comprising the
fitness club (Unit 2A), has a gross floor area
of approximately 1,745 square metres and is
located in the east portion of the building. The
fitness club is oriented to face Oxford Street West,
and has exposure to the arterial from behined the
gas bar at the northeast corner of Proudfoot Lane
and Oxford Street West.
The building has a height of 9.94 metres to the
top of the lower parapet, which spans the majority
of the building length. The corner element (and
fitness club), located at the south east corner of
the building (Unit 2A), has a height of 10.94
metres to the top of the higher parapet, which
gives this feature additional visual prominence,
and anchors the building mass. A break in the
building mass between the office use to the west
(Unit 1A) and the fitness club to the east (unit 2A)
is implemented with a break in the parapet, which
brings the building height to 8.84 metres to the
under side of the canopy (top of the second floor
deck) in that location. This conjoining section
of the building projects out from the building’s
south (and primary) elevation.
The building has two main entrances, one for
each unit. The primary entrance for Unit 1A, the
office component of the proposed development,
incorporates an aluminum canopy / eyebrow
with a total height of 3.50 metres to the under
side of the canopy. The dominance of this canopy
gives the entryway significant visual prominence,
anchoring and centering the building mass. A
variation in architectural treatment is used for
the primary entrance of Unit 2A, the fitness club,
distinguishing the two uses and providing more
prominence to the commercial recreation facility.
The entrance for Unit 2A is located at the east
end of the south elevation. It incorporates a brick
/ architectural stone treatment surrounding the
double doors to a height of 8.15 metres and
includes signage, located above a canopy. The
canopy for this entrance adopts the same height,
massing and articulation as the aluminum canopy
/ eyebrow for the entrance to Unit 1A.
Servicing and loading functions are provided
externally along the north face of the building. To
mitigate blank wall impacts, the building includes
a combined brick / architectural stone surface
finish with prefinished metal cladding accents
and large segments of glazing on two storeys.
URBAN DESIGN BRIEF | 710 Proudfoot Lane | 8 September 2014 | 15
SECTION 2 - SITE DESIGN
UNIT 2A
2 STOREY
UNIT 1A
2 STOREY
FITNESS CLUB
GROUND FLOOR
986.63 sq. m
(10620 sq. ft)
PROUDFOOT LANE
OFFICE
GROUND FLOOR
2437.17 sq. m
(26233 sq. ft)
PATIO
LEGEND
Building Entrances
Pedestrain Circulation
Site access & circulation.
Bicycle Circulation
Vehicular Circulation
Bicycle Parking
16 | 8 September 2014 | 710 Proudfoot Lane | URBAN DESIGN BRIEF
SECTION 2 - SITE DESIGN
2.1.3
Vehicular Access and Circulation
Access: Primary vehicular access to the subject
property is proposed via a single driveway
along Proudfoot Lane. The surface parking area
provided for the site will be amalgamated shared
with the adjacent Fleetway parking (owned by the
applicant). A secondary vehicular access point is
available through an existing driveway on Oxford
Street West, which currently provides entry to
the Fleetway Centre. However, this driveway is
located far from the building, at the eastern edge
of the Fleetway site, adjacent to the Forest Glen
Golf Centre.
Circulation: Vehicular circulation is provided
through a primary east-west drive isle that runs
parallel to the building and connects the site
with the Fleetway Centre surface parking area.
A central parking area is provided in front of the
south elevation of the proposed building, with
additional parking available along the west and
north elevations.
Loading Facilities: Loading and servicing facilities
are provided externally along the north face of
the building. Loading and servicing docks are
screened from view due to their location, south
of a densly vegetated portion of the Proudfoot
East Park. This area is situated away from
primary views and is not adjacent to arterial or
collector streets, but is located within the rear
yard of the proposed building. Internal vehicular
driveways have been designed and configured
to accommodate such loading and servicing
facilities, while minimizing disruptions to the
vehicular and pedestrian environment.
2.1.4
Pedestrian Access and Circulation
Access: Pedestrian access is provided along the
proposed entry driveway / curb cuts on Proudfoot
Lane. The location of the proposed pedestrian
access point enhances the permeability of the
site, providing direct connections between the
proposed building and Proudfoot Lane, while
framing internal vehicular parking areas.
Circulation: Pedestrian circulation is provided
through the site via dedicated pedestrian
walkways. Crosswalks are provided on the north
side of the primary drive isle and are indicated
through pavement markings. A central northsouth pedestrian connection is aligned with the
entrance to the offices in Unit 1A. All walkways
are constructed of concrete, and are connected,
through the internal parking area, via a series of
designated, marked 2.5 metre wide pedestrian
crossings, which are strategically located to
minimize disruptions to vehicular traffic.
2.1.5
Building Entrances
The two primary building entrances are located
on the south elevation in visually prominent and
highly accessible areas. The proposed building
entrance placement contributes to a consistent
rhythm of façade articulation and detailing and
adds a degree of prominence to the design
through the use of double-height glazing,
additional building height, and more substantial
roof lines / cornice treatments. Building entrances
are also oriented to optimize natural lighting
conditions.
2.1.6
Parking
Vehicle Parking: A total of 139 parking spaces are
provided, including 135 standard parking spaces
and 4 barrier-free parking spaces. The Zoning
By-Law requires that a total of 213 parking spaces
(125 for the offices and 88 for the fitness club)
be provided for the site. To accommodate this
deficiency of 74 parking spaces, the applicant
is proposing to amalgamate the adjacent
surface parking for the Fleetway Centre with the
proposed parking for the subject site. Adjacent
parking in the Fleetway Centre accommodates
394 spaces, exceeding the required amount of
parking (361 spaces) by 33 spaces. While this
does not sufficiently meet the deficiency of 74
spaces for the proposed development at 710
Proundfoot Lane, it reduces the overall shortage
in parking space to 41 spots.
URBAN DESIGN BRIEF | 710 Proudfoot Lane | 8 September 2014 | 17
SECTION 2 - SITE DESIGN
Conceptual Landscape Plan
18 | 8 September 2014 | 710 Proudfoot Lane | URBAN DESIGN BRIEF
SECTION 2 - SITE DESIGN
Bicycle Parking: A total of 17 bicycle parking
spaces are provided, representing conformity
with the 15 spaces required in the Zoning By-Law.
2.1.7
Lighting and Signage
Lighting: The proposed building contains
mounted, down-cast lighting on the under side
of the eyebrow canopies at both entrances. The
provision of such lighting acts as a wayfinding
measure and contributes to the perception
of safety within the site’s internal pedestrian
circulation system.
Signage: Signage is provided on the south and
west building elevations, visible from Oxford
Street West and Proudfoot Lane, respectively.
Signage for the office use will vary from the
signage for the fitness club, which is provided
directly above the entrance to Unit 2A.
2.1.8
Landscape Design
Site Coverage: The site contains a total
landscape area of 2,593.52 square metres,
with a total site coverage of 22.98%. The
proposed Landscape Plan conforms to
Section 11 of the City of London Official Plan
and the landscape requirements as prescribed in
the City of London Zoning By-law No. Z-1, for an
Office (OF2) Zone.
Building Landscape Treatments: The proposed
building incorporates significant landscape
treatments along its street-facing façades.
Such treatments are outlined in detail in
Section 2.2.2 Streetscape Improvements.
Landscaped Boulevards: The surface parking
area associated with the proposed development is
amalgamated with the adjacent Fleetway Centre
parking area and is structured on the existing
east-west drive isle and driveway access points.
This structure is further defined and formalized
through the provision of landscaped boulevards,
which consist of shrub beds with mixed plantings
and a continuous rhythm of deciduous tree
plantings. These features provide a green edge
to all surface parking area blocks, while defining
and framing associated concrete pedestrian
walkways and delineated / marked pedestrian
crossings, providing a sense of structure to the
site and a sense of enclosure.
The surface parking area associated with the
subject lands is screened from adjacent streets
and properties through a consistent landscaping
treatment which includes continuous linear shrub
beds containing deciduous trees, combined with
mixed planting and sod. Please refer to Section
2.2.2 Streetscape Improvements for more
information.
2.2
Public Realm
The following sections outline the public realm
design of the proposed development, with a focus
on public-private realm transitions; streetscape
improvements; and active transportation
optimization.
2.2.1
Public-Private Realm Transitions
The
proposed
development
establishes
appropriate transitions between the public and
private realms. This is accomplished through the
use of landscaping treatments along the Proudfoot
Lane edge, which include shrub beds, deciduous
tree plantings, mixed plantings in shrub beds, sod
treatments, building setbacks, screened parking
areas, and high quality architectural treatments.
2.2.2
Streetscape Improvements
Proudfoot Lane: This frontage is characterized
by the west elevation of the proposed building,
the primary pedestrian and vehicular access
point, and a substantial landscape treatment.
This building edge incorporates a protruding
second floor deck on the south-west corner of
the building, and is characterized by full height
glazing.
URBAN DESIGN BRIEF | 710 Proudfoot Lane | 8 September 2014 | 19
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WONDERLAND R
SECTION 2 - SITE DESIGN
AN K
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A linear shrub bed with mixed plantings and
deciduous trees is provided on western edge of
the site, along the east edge of Proudfoot Lane.
This landscape treatment wraps around the
north and west elevations to soften the building
edge and acknowledging the corner condition.
A narrow linear surface parking area is located
between Proudfoot Lane and the building’s west
elevation. This area is screened from view along
Proudfoot Lane through the use of setbacks and
a series of linear shrub beds with deciduous trees
and mixed planting.
Oxford Street West: While not directly fronting
on Oxford Street West, the south elevation of
the proposed building is visible from this arterial
road. This edge has the two primary building
entrances and is treated with full height glazing
and special architectural features to anchor
the building’s corners. Unit 2A is framed by a
prefinished metal cladding edge at the southeast corner of the building, and it incorporates
8.15 metre high brick / architectural stone to
distinguish the entrance to the fitness club. At
the opposite corner, the south-west edge of the
building, a second floor deck protrudes from
the glazed surface to anchor the building. The
south elevation is lined with large shrub beds with
mixed plantings and deciduous trees, to soften
the building edge.
2
5
Existing Bus Routes - Excerpt from the London Ride Guide
20 | 8 September 2014 | 710 Proudfoot Lane | URBAN DESIGN BRIEF
2.2.3
Active Transportation Optimization
Public Transportation: The subject lands are
serviced by London Transit routes 20-Cherryhill,
and 33-Proudfoot, along Proudfoot Lane as
well as route 17-Oxford West on Oxford Street
West. Bus stops on Proudfoot Lane are located
at the primary driveway entrance to the site, for
both northbound and southbound routes. An
additional bus stop for the northbound route is
located at the northern edge of the site across for
Farrah Road. Bus stops for route 17-Oxford West
are located at the intersection of Oxford Street
West and Proudfoot Lane. Another bus stop is
also located at the driveway entrance for the
Fleetway Centre on Oxford Street West.
The proposed development capitalizes on this
resource by providing a high quality fitness facility,
thereby increasing the viability of the subject lands
to attract a larger number and greater diversity of
users. The proposed development contributes to
the clustering of community-based recreational
uses adjacent to public transit stops, along the
edge of an established high density apartment
neighbourhood.
See Downtown Inset
for detail of this area.
SECTION 2 - SITE DESIGN
Bicycle Network: While no dedicated bicycle
routes are available on Proudfoot Lane or
Oxford Street West (east of Wonderland Road
North), bicycle parking / locks will be provided
to encourage alternative and active modes
of transportation as viable options for users
to access the site. Dedicated bicycle lanes are
available nearby on Wonderland Road North
and on Oxford Street West, west of Wonderland
Road North.
2.3
Conclusion
This Urban Design Brief has provided an
overview of the design principles for the proposed
development at 710 Proudfoot Lane, and the
response of the proposed development to City
documents. Based on these principles, and the
analysis undertaken, the proposed development
represents the optimum design solution for the
subject lands, because it:
•
•
•
•
•
•
•
Promotes livable, inclusive communities
through the provision of recreation and
employment opportunities that are accessible
through active transportation modes and lie
within a walking distance of high density
residential apartments;
Supports intensification objectives that are
consistent with direction from the City of
London Strategic Plan; and
Supports the use of alternative modes of
transportation by capitalizing on existing
bus and bicycle routes, and providing a
connected pedestrian network and bicycle
parking.
Contributes to long-term growth;
Diversifies the range and mix of recreation
options, providing residents of a high density
neighbourhood with a fitness club;
Encourages a healthy lifestyle, a goal of the
City of London Strategic Plan;
Improves the streetscape and pedestrian
environment through landscape and
architectural design;
URBAN DESIGN BRIEF | 710 Proudfoot Lane | 8 September 2014 | 21