URBAN DESIGN BRIEF .. on behalf of the owner ..Sunningdale Commercial Inc.

…. in support a Site Plan Approval Application to permit a “Shopping Areas” commercial centre

…. at 1830 Adelaide Street North, in the City of London. March 2018

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SECTION 1 - LAND USE PLANNING CONTEXT

1.1 Subject Lands

Municipal Address: Owned by “Stoney Creek Commercial Inc.” is

the subject 1830 Adelaide Street North at Sunningdale Road –

southeast quadrant. SEE Location Plan.

Site Dimensions: regular rectangular shaped site, with a total land

area of 2.17 ha with 141.15m frontage along Adelaide Street North,

and 152.64m of frontage along Sunningdale Road. It is currently

undeveloped and vacant.

Official Plan land use designation: Schedule A, Land Use designates

the lands as NEIGHBOURHOOD COMMERCIAL NODE. The policy on

FUNCITION reads, “Neighbourhood Commercial Nodes are intended

to provide for the daily or weekly convenience shopping and service

needs of nearby residents and, to a lesser extent, passing motorists.

They should contain uses that are convenience-oriented and unlikely

to draw customers from beyond the local area.”

The FORM is also set out in policy as it reads, “Neighbourhood

Commercial Nodes generally have a strip plaza focus with a

combination of small free-standing uses or small uses in a plaza

format but can be applied to a collection of small stores intended to

serve the surrounding neighbourhood. Free-standing structures

along the street frontage should be developed to improve the design

of the street edge, provide access to transit stops and reduce the

visual impact of large open parking lots. The design, appearance and

scale shall be in harmony with the surrounding residential area with

adequate screening and buffering between uses. Parking areas

should be carefully designed and shared parking areas should be

accommodated where possible.”

London Plan place type is SHOPPING AREA. Map 3 – Street

Classifications designates Sunningdale and Adelaide Street North as

an CIVIC BOULEVARDS. Clause 876 sets out that a Plan is provided

“ … for a distribution of Shopping Area Place Types across the city to

service neighbourhoods and collections of neighbourhoods….”.

Permitted uses are set out as well providing for (clause 877) … a

broad range of retail, service, office, entertainment, recreational,

educational, institutional, and residential uses.

Current Zoning: The City of London zones the subject lands as

NEIGHBOURHOOD SHOPPING AREA (NSA1, NSA2 AND NSA5), which

in its GENERAL PURPOSE STATEMENT provides for and regulates a

range of neighbourhood-scale retail, personal service and office

uses which are primarily intended to provide for the convenience

shopping and service needs of nearby residents. Shopping centres

are the permitted form of development, however, stand-alone

buildings may also be permitted at appropriate locations normally

near the perimeter of the property to satisfy urban design goals to

create a street edge and screen parking lots.

Site Characteristics:

Topography – the subject lands are generally flat and cleared

with the grades flowing to the north. A large drainage ditch

with UTRCA regulation is located along the north – Sunningdale

Road frontage.

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Layout – the site is regular in shape and has significant street

frontage along both Sunningdale dale and Adelaide Street.

Vegetation and Landscaping – There is no significant natural

heritage resource or hazards. Previous uses were cash crop

agricultural.

Existing Buildings – There are no existing buildings on site.

See photos below

Site viewed from Adelaide Street looking northeast.

Site viewed from Sunning dale Road looking southeast and

showing the UTRCA drainage area in the foreground centre .

Viewing site from Adelaide Street looking east SHOWING THE

YM-YWCA on left.

3

Surrounding Land Uses:

North – Sunningdale Road and north of the road are vacant and

cleared lands designated for commercial development. See photo

below.

East – medium density townhouse development and zoned

Residential R5 and R6. See photo upper right.

South – medium density townhouse development and zoned

Residential R5, R6 and R8. Also, a group home use in a

Neighbourhood Facilities zone. See two photos below.

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Viewing the site from Adelaide showing southern boundary.

West– Adelaide Street North and existing commercial development

(gas bar, car wash and TH restaurant) and similarly zoned

Neighbourhood Shopping Area and Service Station. Also, some

lands are under construction for medium density multi-family

apartment development (left) in a combination Residential R6 and

R7 zone. See photo below.

1.2 Proposed Development

Sunningdale Commercial Inc. is proposing a retail office centre on

2.17 ha of land, comprising the following. See SITE PLAN IN

Appendix.

1. Four commercial buildings of 1 storey and a total of 5416 m2 of

gross floor area comprising 25% Lot Coverage, specifically:

a. Building 1 - A multi-tenant commercial building of

808 m2 gfa, in the northwest front corner of the site

at the major intersection, which is estimated to

have tenants of 112 m2 to 204 m2 unit sizes;

b. Building 2 - A commercial building of 217 m2gfa

intended to be occupied by a restaurants with drive

a through.

c. Building 3 - A large commercial building at the rear

of the site for two major tenants (retail and food

stores) totaling 3242 m2 gfa;

d. Building 4 - A large commercial building at the rear

of the site along the Adelaide Street frontage for

one major tenants ( Pharmacy) totaling 1122 m2

gfa;

In all, 9 different commercial tenants are proposed.

2. Two vehicular access points, one at the east limits along

Sunningdale Road and one at the south limits along Adelaide Street

North. The Environmental Assessment is currently underway for

the Sunningdale / Adelaide intersection. The location of two access

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points was determined based on the need for the site to provide full

turns access to the property.

3. A Landscape total area of 3620 m2 which is 16.7% coverage that

focuses on the perimeter and at the end of parking modules.

4. A parking and drive aisle area of 12,677 m2 which is 58%

coverage.

5. Parking spaces of 288 spaces including 10 barrier free spaces, and

20 bicycle spaces. Zoning requires 271 spaces.

6. A pedestrian grid network of sidewalks and walkways through the

site providing for east-west and north-south connections. Of note is

the pedestrian walkway at the south east corner of the site that

connects to Thistlewood Drive part of the Stoney Creek South

residential community and is illustrated below by City Map.

Walkway extending from Thistlewood Drive to the southeast corner

of the site. Upper – typical view of walkway. Lower – viewing to

south easterly corner of site where walkway terminates onto the

site.

Subject

lands

Public

walkway

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1.3 Design Goals & Objectives

The design objectives for commercial development of the

commercial proposal arise primarily from :

1. the 1989 Official Plan, section 4.2 COMMERCIAL LAND USE

DESIGNATIONS (urban design principles), section 4.3.8.

NEIGHBOURHOOD COMMERCIAL NODE, and section 11. URBAN

DESIGN PRINCIPLES

2. London Plan - City Design Section and Shopping Area Policies

to provide an attractive and quality commercial development

that is economically viable, to serve the local area and beyond.

is compatible with the scale and form of surrounding existing medium density residential uses, existing and future commercial uses and intensities;

visually enhances the streetscapes along the Civic Boulevards;

compliments the open space area to the south, south east and west.

1.4 Design Response to City Documents

1989 OFFICIAL PLAN

Section 4.2.2 sets out Urban Design Objectives to promote “an

aesthetically pleasing form of commercial development … ….

encourage commercial development located along arterial roads,

which serve as major entryways into the City, to meet a higher

design standard; and, … Discourage large, front yard surface

parking areas; encourage street-oriented development; introduce a

higher standard of landscaping; incorporate accessible pedestrian

connections to transit facilities, to adjacent neighbouring residential

areas and within large commercial developments; require joint

access and the co-ordination of internal and external traffic

movements.

RESPONSE: From section 1.2 above and the design shown on the

SITE PLAN and LANDSCAPE PLAN , the objectives are met.

Section 11 of the Official Plan sets out Urban Design Policies for and

the following is an explanation of how the relevant policies are

satisfied.

Notwithstanding the national tenants and their specific brand

requirements, every effort has been made through site and

building design to produce and attractive and aesthetically

pleasing commercial centre with architectural harmony, by:

The use of high quality materials comprising brick,

block, stone, stucco and longboard siding together

with appropriate glazing, geometric simple front

door/prominent singular identification signage deign

composition (High Design Standards iv);

The architectural consistency of all four buildings for

materials and composition, as shown on the elevations

with the use of parapets to individualize tenants

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(Architectural Continuity v) (Clause v) amended by

Ministry Mod. Dec. 17/09);

Street oriented development with front doors, glazing,

landscaped setbacks and sitting areas (Pedestrian

Traffic Areas viii);

Well setback buildings from property lines and their

height at 5 to 6 m so as to not adversely impact

adjacent properties for sunlight access (Sunlight ix);

A comprehensive Landscape Plan that has been

designed to enhance the appearance of building

setback and yard areas, screen parking, loading,

garbage and service facilities from adjacent properties

and streets ( Landscape Design x);

Ensuring all components are handicap accessible and

with barrier free parking ( Accessibility Standards xii);

Providing Parking and Loading facilities to facilitate

maneuverability on site, and to reduce the traffic flow

disruption to and from the property. (xiii Parking and

loading facilities);

Noise Attenuation xviii) Where residential

development is affected by adverse noise conditions,

the use of urban design features such as building

orientation, location of outdoor open space relative to

the noise sources and noise attenuation measures will

be encouraged;

Incorporating waste reduction facilities in order to

encourage the reduction, re-use and recycling of waste

(Waste Management xix);

Recognizing the Gateway location through the

placement of buildings, landscape features, or the

design and architecture of the buildings as described in

section 1.2 with street orientation of some of the

buildings and significant landscaping along the

frontages. (Gateways xxi)

LONDON PLAN

In substance the policies of the London Plan are similar to the 1989

Official Plan. The following is an explanation of how the relevant

policies are satisfied.

INTENSITY parameters are satisfied of encouraging greater

intensity, not exceeding 4 storeys (proposing 1 storey but

facades appearing as two storeys), providing adequate off-

street parking (271 required and 288 provided), and

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creating sufficient buffers to create compatibility. ( Section

878 of SHOPPING AREAS)

FORM parameters are satisfied by “creating a grid of

driveways, having smaller scale commercial uses develop

on pads along the street front with front entrances onto the

public street as much as possible, having a well landscaped

context and screening of interior parking areas from the

public realm, including wide tree lined pedestrian facilities

for comfortable, convenient connection within the site and

to external facilities to the site such as transit stops, and

creating central seating areas and parkette features to

create public meeting places.” (Section 879).

The site design and building architecture have been developed

within the context of the LONDON PLAN CITY DESIGN section. City

Design objectives are set in the following:

1. Character 2. Street Network 3. Streetscapes

4. Public Space 5. Site Layout 6. Buildings Site Layout and Buildings are the focus of this analysis. SITE LAYOUT The proposed commercial development respects the physical and

planned neighbourhood context based on Stoney Creek Plan and

existing residential development. Proper landscaped and built form

interfaces with adjacent land uses (sections 252-254) can be seen in

the landscape and site design and architectural elevations.

The pedestrian system facilitating movement within the site and

connection to adjacent sites and the surrounding neighbourhood

(Section 255) establishes connectivity and safe movement between,

and within, sites for pedestrians, cyclists, and motorists. Of note is

the pedestrian access to the south east corner of the site.

The placement of 4 buildings within a highly landscaped context

(sections 256 and 259) speaks to creating an edge for a street wall,

gaining a sense of enclosure and comfortable pedestrian

environment.

The drive through facilities is located away from front and exterior

side yards and maintain direct pedestrian access to a building from

the public sidewalk, and at the same time with the abundant

landscaping enhance the streetscape amenity (Sections 263 and

264).

Loading, garbage and other service areas are located at the

southern area of the site. Garbage enclosures are provided. The

use the “enviroworxs” below grade containment system is proposed

so as not to detract from pedestrian connections nor have a

negative visual impact from the street (section 266).

BUILDINGS No blank walls are proposed along the street edges ( sections 285

and 286) The 1 and 2-like -looking storey buildings (section 286)

achieve scale relationships that are comfortable for pedestrians, are

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proportional to the width of the abutting public right-of-way to

achieve a sense of enclosure.

The corner sites should (sections 290 and 291) address the corner

through building massing, location of entrances, and architectural

elements, with principal building entrances and transparent

windows located to face the public right-of-way and public spaces,

reinforcing the public realm, and establishing an active

frontage and convenient pedestrian access.

Rooftop utility equipment would be screened from view (section

296) with equipment through facades or to be enclosed within the

structure of the buildings and integrated into the overall

building design.

A diversity of materials is intended in the design of buildings to

visually break up massing, reduce visual bulk and add interest to the

building design (sections 301 and 302). Transparent glass is used

abundantly on the majority of the ground level façades facing a

public right-of-way to provide views into and out of the space and

enhance the pedestrian environment (section 304).

1.5 Spatial Analysis

The proposed development is located in a newly urbanizing area of

the City, although a fair amount of development has taken place.

The undeveloped lands are designated for future contemplated

residential and commercial development.

1.5.1 Community Context - 400m & 800m

The spatial analysis maps below show the community context.

The 400 m radius Map shows the roads and streets with sidewalks.

The notable features are the complimentary commercial uses on

the southwest quadrant, the new multi- family apartment

development to the lands also westerly, the YM-YWCA and Public

Library to the north and east. The existing townhouse development

to the south and east is apparent and the walkway leading into the

residential Neighbourhood to the south and east at the southeast

corner of the existing site.

The 800 m radius map shows more of the same type of low and

medium density forms of housing, extending to the west and

northwest as well as east and north east. The larger Stoney Creek

community to the east shows an Elementary School, Neighbour-

hood Park and Secondary School.

The two Spatial Analysis Maps are shown on the

following two pages.

1.5.2 SWOT ANALYSIS

A brief account of strengths, weaknesses, opportunities and threats

(SWOT) analysis of the site/proposal and its relation to the

surrounding neighbourhood is outlined below:

STRENGTHS

The proposed commercial development would contribute to the

commercial infrastucture of Stoney Creek and Uplands

communities which is considered to be two very desirable

communities in London.

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The site is of a good size, shape and area to accommodate the

intended commercial uses.

WEAKNESSES

None

OPPORTUNITIES

Build on the above mentioned strengths

The proposed commercial development is part of a commercial

node on three corners of the Sunningdale and Adelaide

intersection, as well as a gateway from the north into the City.

Provide functional and aesthetic landscaping and fencing that

will screen parking areas and protect the privacy and residential

amenity adjacent to the subject site

THREATS

none.

SECTION 2 - DESIGN PRINCIPLES & DESIGN

RESPONSES

2.1 Site Design -- In addition to the design objectives stated

earlier, general design principles that were regarded for the

proposed development include the following.

A BALANCE of street front oriented site locations with rear

oriented site locations.

Pedestrian circulation has been well thought out in terms of

connections of entrance doors both front and rear to the edges

to significant features external to the site, such as the walkway

to the south east;

Ensuring landscape design is complimentary and unifies other

urban design objectives including building form, pedestrian and

vehicular access points, and parking location;

Ensuring landscape design properly screens the parking areas

from the easterly residential lands;

Locating utilities underground wherever feasible to minimize

streetscape clutter; and

Utilizing suitable lighting that will not create light glare, help

increase the attractiveness and safety at the site at night. See

the Photometric Plan.

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Full turn accesses are proposed to the site on both major

streets to simplify numbers and turning movements into the

site;

The Ditch fronting Sunningdale is regulated area by UTRCA.

Minimal interventions are proposed, and approval of UTRCA

is required;

The EA for the possible round-about is likely to require an

additional 6m widening along the east side of Adelaide

Street. The precise widening is yet to be determined by the

EA process. We have agreed with City Transportation to site

the building behind this widening. However, parking areas

may encroach into this area pending finalization of the EA;

Truck circulation through the site has been assessed.

Noise walls will be addressed during site plan application

process and provided accordingly;

2.2 Building Design -- Four commercial buildings of 1 storey and a

total of 5416 m2 of gross floor area are proposed. In all, 9

different commercial tenants are proposed.

Materials comprise, Brick, Smooth and Split stone, Brick

veneer, Longboard siding and Exterior Insulation Finish System

– EIFS. See elevation plan in Appendix.

Signage location and area has been provided for on the

elevation plans.

The “Corner” location context has been recognized and

designed to have abundant glazing and entrance doors.

Overall it is treated with the similar detail as the front

elevation.

The broad face of the front elevation has been scaled through

the use of a variety of architectural materials in a vertical

fashion that corresponds with the commercial space

users/tenants.

The Developer's efforts in providing uniform design for the

plaza are based mainly of the use of same materials and

providing highly articulated with similar concept.

2.3 Landscape Plan

The landscape plan has been designed to tie the site together

with generous paving treatments around the building on all

sides, as well as abundant plantings in terms of quantity and

choice of plantings.

Sidewalks and ‘boulevard’ trees are provided on primary

driveways through the development. Around the permitted of

the site major large trees have been planted. More treatment

has been added along Sunningdale Road to enhance the major

drainage ditch.

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2.4 Sustainability - A number of environmental and sustainability

measures are being considered for the proposed development. The

most feasible measures being considered include: water efficient

landscaping; reduced energy requirements through efficient

building systems; using high-efficiency glazing which is higher in

efficiency and sealing capacity; utilizing recycled content in building

materials (re-claimed brick, etc.); using regional materials and

services; using low V.O.C. emitting materials; and using renewable

materials wherever feasible.

Appendix – Plans and Drawings follows.

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14361 Medway Rd., PO Box #29, Arva, OntarioTel: (519) 471-6667 Fax: (519) 471-0034

Email: sbm@sbmltd.ca

PRELIMINARYNOT FOR

CONSTRUCTION

SUBJECTSITE

·········

·········

PERMITTED USES

PARKING REQUIREMENTS

BUILDING CLASSIFICATION

WASTE REMOVAL

TYP. BIKE RACK

LEGEND:

BARRIER FREE S/W ACCESSCURB RAMP

REFERENCE DOCS:

TYP. BARRIER FREE PARKING SPACE INTERNATIONALSYMBOL OF ACCESS

NO STOPPINGSIGN

TYPE 'A' TYPE 'B'

BY PERMITONLYBY PERMIT

ONLY

VANACCESSIBLE

ZONING DATA CHART

CANADA POST

LEGAL INFORMATIONLOT 12, CONCESSION 5

BLOCK 2, 3, 4, & 7, 33M-554

CITY OF LONDONCOUNTY OF MIDDLESEX

14361 Medway Rd., PO Box #29, Arva, OntarioTel: (519) 471-6667 Fax: (519) 471-0034

Email: sbm@sbmltd.ca

PRELIMINARYNOT FOR

CONSTRUCTION

LAYOUT DIMENSION IS 10FT X 22FT

BETWEENOD LINER

TO LINER

TO CONCRETERING

FENCE, WALL OR BUILDING

2 ENVIROWORXS UNITS INSTALLED STRAIGHT ON

FR-1

SIGN POST ELEVATION

SIGN POST SECTION

TYPICAL SIGN DETAILS

FR-2

FR-3

TYP. BOARD FENCE DETAIL

LIST OF DRAWINGS

TYP. BOLLARD DETAIL

LIST OF COMMON STAND.:

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BUILDING 4

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RETAIL STORE

BUILDING 5

PROPOSED

PHARMACY

LOADING

LOADING

LANDSCAPE PLAN

KEY MAP

MATERIAL LEGEND

DESCRIPTIONMARK HATCHCOLOUR DESCRIPTIONMARK HATCHCOLOUR

BUILDING 1 - SOUTH ELEVATIONSCALE:

3

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"=1'-0"

SCALE:

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BUILDING 1 - WEST ELEVATIONSCALE:

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BUILDING 1 - EAST ELEVATIONSCALE:

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PROPOSED COMMERCIALDEVELOPMENT

A1.0

BUILDING 1 - ELEVATIONS

MATERIAL LEGEND

DESCRIPTIONMARK HATCHCOLOUR DESCRIPTIONMARK HATCHCOLOUR

SCALE:

3

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"=1'-0"

BUILDING 2 - SOUTH ELEVATION

BUILDING 2 - NORTH ELEVATIONSCALE:

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BUILDING 2 - ELEVATIONS

SCALE:

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BUILDING 3 & 4 - AREA 'A' NORTH ELEVATION

SCALE: N.T.S.

BUILDING 3 & 4 - NORTH ELEVATION KEY PLAN

AREA 'A'

MATERIAL LEGEND

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SCALE:

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BUILDING 3 & 4 - AREA 'B' NORTH ELEVATION

SCALE: N.T.S.

BUILDING 3 & 4 - NORTH ELEVATION KEY PLAN

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SCALE: N.T.S.

BUILDING 3 & 4 - SOUTH ELEVATION KEY PLAN

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SCALE:

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SCALE: N.T.S.

BUILDING 3 & 4 - SOUTH ELEVATION KEY PLAN

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PROPOSED COMMERCIALDEVELOPMENT BUILDING 3 & 4

AREA 'B' SOUTH ELEVATION

MATERIAL LEGEND

DESCRIPTIONMARK HATCHCOLOUR DESCRIPTIONMARK HATCHCOLOUR

BUILDING 5 - WEST ELEVATIONSCALE:

3

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"=1'-0"

BUILDING 5 - NORTH ELEVATIONSCALE:

3

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A4.0

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PROPOSED COMMERCIALDEVELOPMENT BUILDING 5 - NORTH & WEST ELEVATION

MATERIAL LEGEND

DESCRIPTIONMARK HATCHCOLOUR DESCRIPTIONMARK HATCHCOLOUR

BUILDING 5 - EAST ELEVATIONSCALE:

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PROPOSED COMMERCIALDEVELOPMENT BUILDING 5 - SOUTH & EAST ELEVATION

LOW DECORATIVE WALL

RETAINING WALL

RETAINING WALL

CITY SIDEWALK

DRIVE THRU

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