1705-Wharncliffe-RdUDB-Sept-2015

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Urban Design Brief
1705 Wharncliffe Road – Hully Gully
September 4, 2015
Table of Contents
Section 1
1. Design Goals and Objectives
1.1. Project Description
1.2. Site History and Existing Uses
1.3. Planning Regulations
1.4. Goals and Objectives
2. Design Response to City Documents
2.1. Southwest Area Plan – Wonderland Boulevard Neighbourhood
2.2. Urban Design Policies
3. Spatial Analysis
Section 2
4. Conceptual Design
4.1. Site Design
4.2. Built Form
4.3. Massing and Articulation
4.4. Character and Image
4.5. Architectural Treatment
4.6. Lighting
4.7. Signage
4.8. Servicing
5. Public Realm
6. Sustainability Techniques
7. Heritage Initiatives
Appendix “A” – Proposed Plans
L1 – Landscape Plan
SP1 – Architectural Site Plan
SP2 – Site Servicing & Grading
A1 – Floor Plan (existing)
A2 – Floor Plan (addition)
A4 – Elevations
P1 – Coloured Perspective Elevations
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Urban Design Brief
1705 Wharncliffe Road – Hully Gully
September 4, 2015
Section 1:
1. Design Goals and Objectives
1.1.
Project Description
Hully Gully, The Ultimate Toy Store, located at 1705 Wharncliffe Rd (corner of Wharncliffe Rd
and Wonderland Rd) is proposing an addition to the existing structure. The proposed addition
will be attached to the existing east façade. The addition will be constructed on existing paved
area that is currently used for parking and storage.
Site Area = 19,023.68 M²
Lot Frontage = 242.68 M
Existing Building Area = 2,340 M²
Proposed Addition Area = 1,393.55 M²
Existing Gross Area = 2,525.8 M²
Proposed Gross Area = 1,393.55 M²
Lot Coverage = 27.30%
Height = less than 12.0 M (match existing)
Parking = 172 spaces (req’d 172)
1705 Wharncliffe Rd
An Image of existing site limits. (1705 Wharncliffe Rd)
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Urban Design Brief
1705 Wharncliffe Road – Hully Gully
September 4, 2015
Proposed Site Plan:
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Urban Design Brief
1705 Wharncliffe Road – Hully Gully
1.2.
September 4, 2015
Site History and Existing Uses
Hully Gully has been an established business in London since 1986. With an increased need to
carry more products to meet the client’s needs, Hully Gully, The Ultimate Toy Store moved to
its current location at 1705 Wharncliffe Rd in 2001.
The Building currently occupied at 1705 Wharncliffe was originally built as a Cashway Building
Center in 1988.
This building was ideal for Randy and Audrey Collins business expansion. The existing open
concept design allowed for large “showroom” displays of products, while the existing lumber
yard served as secure storage area for new and used “toys”.
Photo of 1705 Wharncliffe Rd.
1.3.
Planning Regulations
The current zoning for 1705 Wharncliffe Rd. is Restricted Service Commercial (RSC). This
zoning allows for a wide variety of uses including; “Automobile rental establishments,
Automobile repair garages, Automobile sales and service establishment, Automobile supply
stores, etc…” (Zoning By-law No. Z.-1, Section 28).
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Urban Design Brief
1705 Wharncliffe Road – Hully Gully
September 4, 2015
City of London Zoning Map – Sept. 12 2014
The North property limit abuts the existing LTC Satellite facility which is located in a Light
Industrial zone. The property located to the West (across Wonderland Rd) is Associated
Shopping Area Commercial, which is currently undeveloped. The properties to the South
include: Urban Reserve Zone, Highway Service Commercial, and Restricted Service Commercial.
The site directly to the east shares the same zoning classification. All setback requirements
have been meet with the proposed addition to 1705 Wharncliffe Rd.
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Urban Design Brief
1705 Wharncliffe Road – Hully Gully
1.4.
September 4, 2015
Goals and Objectives
Goals and objectives for the proposed addition and façade upgrades to Hully Gully, The
Ultimate Toy Store include:
• Integration of the new structure with the existing structure to create a visual balance
through the use of similar materials / finishes and building heights.
• Design a facility that maximizes functionality while maintaining required security (limit
openings)
• Comply with the “Southwest Area Plan – Wonderland Boulevard Neighbourhood”.
• Added square footage to a growing business that serves the city and surrounding area.
• Functional design that meets current code standards which allows Barrier-Free access to
all publicly served areas.
• Re-design the existing entrance (protrusion from façade) to look modern and revitalized.
Photograph of original structure from parking lot (partial south elevation)
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Urban Design Brief
1705 Wharncliffe Road – Hully Gully
September 4, 2015
2. Design Response To City Documents
2.1.
Southwest Area Plan – Wonderland Boulevard Neighbourhood
1705 Wharncliffe Rd is located in the Wonderland Rd Community Enterprise Corridor.
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Urban Design Brief
1705 Wharncliffe Road – Hully Gully
2.2.
September 4, 2015
Urban Design Policies
A review of the applicable Urban Design Policies in section 4.8 and 11.1.1 of the City of London
Official Plan is provided.
4.8 Urban Design Objectives – Wonderland Road Community Enterprise Corridor
•
The Wonderland Road Community Enterprise Corridor is intended to provide a wide range
of uses. Include in the list is large scale commercial, which is the intention of Hully Gully.
The addition does not have any impact on the Wonderland Rd street scape, as it is
orientated to the south east proportion of the site, adjacent to Wharncliffe Rd. The
addition is designed to blend in with the existing development.
11.1 Design Principles
Natural Features:
Currently there are no river valleys, ravines, wooded area or parklands in
the immediate area. Storm water management is designed to utilize the
existing site services.
Trees:
The proposed addition will be installed on land that was formally used for
parking and storage. There are few trees that will be in conflict with the
addition location and new laneway (Wonderland Rd). These trees will be
re-located to new locations with the site.
Open Views:
The proposed structure has been designed to match the heights of the
existing building. Both the addition and the existing structure are set
back from the property which allows views to remain undisturbed along
the street scape.
Architectural:
Continuity
The proposed addition has been designed to blend into the existing
structure. The intent is to have a finished product that appears a one
mass. Neighbouring buildings to the North (LTC Satellite) and East
(Tracker Boat Centre) are both designed as large mass facilities. The
exception is the building immediately East (previously seven dwarfs); this
structure has been condemned with potential for future demolition, and
should not have any influence on architectural continuity.
Redevelopment:
The current development located on 1705 Wharncliffe Rd has had many
years of success at this location, and redevelopment of the property is
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Urban Design Brief
1705 Wharncliffe Road – Hully Gully
September 4, 2015
not intended. An addition to the current development will allow this
local business to continue to serve the City of London.
Streetscape:
The existing street scape will remain unchanged, as the addition does not
project past the existing façade location. The addition has been designed
to emulate the existing angle of Wharncliffe Rd.
Pedestrian Traffic:
Area
All pedestrian traffic is internal currently on this site. Wonderland Rd
and Wharncliffe Rd. is a vehicle-oriented corridor. There are currently no
sidewalks. Pedestrian travel is therefore not encouraged, so pedestrian
features are not applicable.
Landscaping:
There is a very minimal amount of landscaping alterations being
proposed. The existing vehicle entrances at Wharncliffe Rd will be
utilized for the addition. Armor stones will be added along the property
line adjacent to Wharncliffe Rd, and to the east of the existing driveway.
This is intended to provide a screen between the parking and the public
street. The existing access drive on Wonderland road is being relocated
to the north of the site. Any trees that may cause a conflict with the
addition and laneway will be proposed relocated along the street scape
to further screen the parking area.
Enhances:
Accessibility
Standards
Our proposal has incorporated all Barrier Free standards required in the
2012 OBC.
Parking and:
Loading
Parking and internal circulation has been redesigned to accommodate
the addition.
Waste:
Management
The existing waste management storage bins are located within the
fenced storage compound.
Resource:
Conservation
The addition to 1705 Wharncliffe Rd has been deigned to meet SB-10
energy efficiency standards.
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1705 Wharncliffe Road – Hully Gully
September 4, 2015
3. Spatial Analysis
Below is a drawing identifying the community context at 800m and 400m radius from the site.
An enlarged 400m radius is also included below.
Nodes:
400M Radius
•
•
•
•
•
•
TSC Store
Motel (Casa Blanca)
LTC Satellite Facility
Tracker Boat Centre
Fishing Touches
Wonderland Mini Storage
800M Radius
•
•
•
•
•
•
•
•
•
•
•
Bob’s Range
519 Cars (used car dealer)
London Landscape (supplies)
Wonderland Business Park
Tootsies (Shoe Store)
Retail Plaza
Petro Canada
Hollandia Pool and Spa
Carmix (used car dealer)
Ultra Auto Care (repair garage)
Doug’s Auto Repair (garage)
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Urban Design Brief
1705 Wharncliffe Road – Hully Gully
September 4, 2015
Major Transportation and Transit Routes:
•
•
•
Pubic busses are accessible from our site.
12 Wharncliffe Rd has stops within walking distance of our site located on both
Wonderland Rd and Wharncliffe Rd.
28 Lambeth has a shared stop with the 12 bus at Wonderland Rd.
The 28 Lambeth route is available
from 6am – 6pm (Monday to
Friday only)
The 12 Wharncliffe route is a
standard available route during
regular LTC hours of operation.
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Urban Design Brief
1705 Wharncliffe Road – Hully Gully
September 4, 2015
Photographs of site and surrounding area:
North View on Wonderland Rd at Wonderland Rd and Wharncliffe Rd.
East View on Wharncliffe Rd at Wonderland Rd and Wharncliffe Rd.
West View on Wharncliffe Rd towards Wonderland Rd and Wharncliffe Rd.
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1705 Wharncliffe Road – Hully Gully
September 4, 2015
South View on Wonderland Rd towards Wonderland Rd and Wharncliffe Rd.
South Elevation
West Elevation
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Urban Design Brief
1705 Wharncliffe Road – Hully Gully
September 4, 2015
Section 2:
4. Conceptual Design
4.1.
Site Design
The focus of the site design was to successfully provide adequate customer parking, vehicle and
pedestrian circulation, and storage (large merchandise). The main entrance will remain in the
current location; therefore the internal design of the site is based on the building’s functional
use.
See Appendix “A” (L1, SP1, & SP2)
4.2.
Built Form
The built form was designed to blend into the existing elevations. This will be accomplished by
matching existing building heights, materials, and colour selection. The addition is intended to
be an extension of the existing showroom, with the customers entering through the existing
main entrance. A section on the addition was created to mimic the existing entrance on a
smaller scale. This area consists of a glazed overhead door that will be used for new purchase
deliveries (customer pick-up only). The existing entrance is being renovated to create a fresh
appearance to the company image. The current entrance was designed for the original lumber
store.
See Appendix “A” (A1, A2, & A4)
4.3.
Massing and Articulation
The addition complies with all the required municipal setbacks. The building location was
determined based on the location of the existing structure. The height of the addition is
designed to match the existing structure. A feature that mimics the proposed revised entrance
(on a smaller scale) was incorporated into the addition; its intent is to break up the mass of the
addition, while adding architectural articulation.
4.4.
Character and Image
Wonderland Road is designated as an arterial road. Existing development near the site are
primarily highway commercial or light industrial uses. The proposed addition to Hully Gully will
have a character similar to larger buildings located in the business park developments located
in south London. There are no cosmetic changes to the façade facing Wonderland Rd.
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Urban Design Brief
1705 Wharncliffe Road – Hully Gully
4.5.
September 4, 2015
Architectural Treatment
The addition is constructed of materials to match the existing structure; prefinished metal
siding.
South Elevation
4.6.
Lighting
The exterior of the building site will be lit with wall mounted fixtures and pole lighting with
deflectors and lenses so that the lighting will be focussed on the site and have no impact on the
neighbouring sites.
4.7.
Signage
New signage will be installed on the addition and existing structure. The signage is used to
represent the products that are available at Hully Gully. The signs have been integrated in to
the design of the building by placing them on the upper proportion (above the horizontal metal
banding) of the building façade.
4.8.
Servicing
There are a few alterations to the site circulation that are being proposed. The existing vehicle
entrance located on Wharncliffe Rd will be utilized for customer service. Vehicular circulation
has been re-designed to accommodate the addition.
The building will continue to be serviced by the existing loading doors at the rear (north) of the
building for deliveries.
The existing barrier free access to the main entrance is to be maintained, and access to the
addition by the public will be internal only.
Two bus routes are located in walking distance to the site, but have limited availability in stop
times and days.
Bicycle racks will be provide for the use of customers.
Garbage and recycling will be store in the enclosed rear storage yard, not visible to the public.
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Urban Design Brief
1705 Wharncliffe Road – Hully Gully
September 4, 2015
5. Public Realm
As mentioned previously Wonderland Road is designated as an arterial road. Existing
development near the site are primarily highway commercial or light industrial uses currently.
As this area begins to re-develop and have a more pedestrian friendly access, Hully Gully will
add the required features that will benefit increased pedestrian traffic. Currently there is a
storage yard adjacent to the existing structure (location of proposed addition). Due to the
location of the addition, the storage is being condensed to the rear yard only. The addition will
provide a screen to the storage yard from Wharncliffe Rd.
6. Sustainability Techniques
The proposed addition will incorporate current energy saving techniques that are in accordance
with the Building Code and are cost-effective. The addition will meet the required SB-10 energy
standards for London, Ontario.
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Urban Design Brief
1705 Wharncliffe Road – Hully Gully
September 4, 2015
South & South East Elevations:
17
EXISTING TWO
STOREY BUILDING
3
1,
93
.5
5
D
SE N 0s.f.)
O
.0
OP TIO 00
PR DDI (15,0
A m²
L1
155 york street - london - N6A 1A8
phone : (519) 672-4100
fax : (519) 433-9351
e-mail : [email protected]
5
3.
39
PEDESTRIAN DOOR
(BARRIER FREE)
PEDESTRIAN DOOR
PEDESTRIAN DOOR (NO
EXTERIOR HARDWARE)
OVERHEAD DOOR
DOOR LEGEND
Restricted Service Commercial
Restricted Service Commercial
PERMITTED USES
Automotive Sales & Service
1 space per 30m2
6,000sq.m. (MAX)
PARKING REQUIREMENTS:
12.0m
TOTAL GROSS FLOOR
30%
15%
HEIGHT
MAXIMUM
LOT COVERAGE
(%) MAXIMUM
LANDSCAPED OPEN
SPACE (%) MIN.
4.5m
FRONT - 8m SETBACK (MIN)
FRONT AND EXTERIOR
SIDE YARD DEPTH
REAR YARD DEPTH
INTERIOR YARD DEPTH
242.68m
30.0m (MIN.)
LOT FRONTAGE
TOTAL REQUIRED = 172 spaces
TOTAL PROVIDED = 172 spaces
5,335.8 sq.m.
6.12m
27.30%
17.12%
EXISTING
14.7m
19,023.68m
N/A
LOT AREA (m )
2
RSC1
RSC1
PROPOSED
ZONE
REQUIRED
CITY OF LONDON ZONING BY-LAW REGULATIONS FOR ZONE
1,
G TWO
EXISTIN
G
BUILDIN
STOREY
PR
AD OPO
D
I
TIO SED
N
²
5m
00
5,
(1
)
.f.
0s
0.
0
Occupant Load Based On X m / person
14.
15.
21.
20.
19.
17.
18
16.
Standpipe required
Fire Alarm required
Water Service / Supply is Adequate
High Building
Construction Restrictions
X Combustible
permitted
Actual Construction
- Combustible
Mezzanine(s)
Area m2
9.
10.
11.
12.
13.
X Yes
No
No
No
No
Non-combustible
required
Non-combustible
Load
Load
Load
Load
X No
Hours
Minutes
Minutes
Hours
Minutes
Roof
Mezzanine
- Both
Listed Design No. or
Description (SG-2)
Listed Design No. or
Description (SG-2)
persons
persons
persons
persons
X Both
X Part 3
NORTH
Other:
Occupancy
1st. Floor: Occupancy
Occupancy
Basement: Occupancy
Male / Female Count @
except as noted otherwise
%/
Plumbing Fixture Requirements
WEST
EAST
SOUTH
% Occupant OBC Table Fixtures
Load
Number Required
Fixtures
Provided
X Part 3
- Part 9
NonComb.
Const.
- Part 9
Spatial Separation - Construction of Exterior Walls
Wall
L.D.
Permitted Proposed FRR
L/H
Listed
Area of
Comb.
Comb.
Max. % of
(Hours) Design or Const. Const. Nonc.
or
EBF (m 2) (m)
% of
Description
Openings Openings
Cladding
H/L
Minutes
Floors
X
X
- Part 11
References are to Division B unless noted
[A] for Division A or [C] for Division C.
O.B.C.
REFERENCE
The architect noted above has exercised responsible
control with respect to design activities. The architect's
seal number is the architect's BCDN
in lieu of roof rating
- Design of building
-
-
Yes
Yes
Yes
Yes
basement not required
selected floor areas
selected compartments
Mezzanine
FRR of Supporting
Members
Total :
Total :
Below Grade :
entire building
- No
(explain)
X
X
X
-
Roof
Hazardous Substances
- Yes
Required Fire Horizontal Assemblies
Resistance FRR ( Hours )
Rating (FRR)
Floors
Barrier - free Design
Occupancy
Occupancy
Occupancy
Occupancy
2
Number of Streets / Fire Fighter Access
Building Classification
Sprinkler System Proposed
6.
7.
8.
Basement:
1st. Floor
2nd. Floor
3rd. Floor
Major Occupancy (s)
Building Area (m2)
Existing :
Existing :
Gross Area
Above Grade :
Number of Storeys
2.
3.
4.
5.
New :
New :
PROJECT DESCRIPTION
1.
- New
X Addition
- Change of Use - Alteration
Location:
1705 WHARNCLIFFE ROAD S, LONDON, ON N6L 1A7
Name of Project:
HULLY GULLY BUILDING ADDITION
The Certificate of Practice Number
of the holder Is the holder's BCDN
FIRM NAME:
SPRIET ASSOCIATES LIMITED ARCHITECTS
155 YORK STREET
LONDON, ONTARIO
N6A 1A8
CERTIFICATE OF PRACTICE NUMBER: 1307
ONTARIO BUILDING
CODE CHECKLIST
SP1
155 york street - london - N6A 1A8
phone : (519) 672-4100
fax : (519) 433-9351
e-mail : [email protected]
EXISTING TWO
STOREY BUILDING
O
55 FL
3. ED
9
3
1, NISH
FI
D
SE N 0s.f.)
O
.0 55
OP ITIO ,000 265.
R
P D D (15 =
A m² OR
SP2
155 york street - london - N6A 1A8
phone : (519) 672-4100
fax : (519) 433-9351
e-mail : [email protected]
1705 WHARNCLIFFE RD, LONDON ONTARIO
HULLY GULLY
PROPOSED CONCEPT ELEVATIONS
T/O SLAB
0'-0"
T/O HIGH PARAPET
23'-4"
T/O PARAPET
20'-1"
T/O SLAB
0'-0"
T/O HIGH PARAPET
23'-4"
T/O PARAPET
20'-1"
T/O SLAB
0'-0"
T/O HIGH PARAPET
23'-4"
T/O PARAPET
20'-1"
T/O SLAB
0'-0"
T/O HIGH PARAPET
23'-4"
T/O PARAPET
20'-1"
T/O SLAB
0'-0"
T/O HIGH PARAPET
23'-4"
T/O PARAPET
20'-1"
SEPTEMBER, 4 2015
JOB # 215107