urban design brief 410/420 bathurst street...2016/10/19 · 410/420 bathurst street urban design...

URBAN DESIGN BRIEF

410/420 Bathurst StreetLondon, Ontario

September, 2016

410/420 Bathurst Street

Urban Design Brief – 410/420 Bathurst Street

Table of Contents

Section 1 – Land Use Planning Context

1.1 Subject Lands1.2 Proposed Development1.3 Design Goals and Objectives1.4 Design Response to City Documents1.5 Spatial Analysis1.5.1 Community Context - 400 m1.5.2 Community Context - 800 m

Section 2 – Design Principles and Design Responses

2.1 Conceptual Design2.2 Landscape Design2.3 Public Realm2.4 Sustainability

Section 3 – Supporting Images

3.1 Site Location3.2 Community Context - 400 M Radius3.3 Community Context - 800 M Radius3.4 Concept Drawing3.5 Site Plan3.6 Landscape Plan3.7 Bathurst Street Elevation3.8 Colborne Street Elevation3.9 View of Bathurst Street and Colborne Street Corner3.10 View of Proposed Corner at Bathurst and Colborne Streets3.11 Facade Details3.12 Sun Study


SECTION 1 - Land Use Planning Context

1.1 Subject LandsThe subject lands are located at the Northwest corner of Colborne Street and Bathurst Street, directly to the South of the CN railway tracks. The street address encompasses 410 & 420 Bathurst Street. The area is zoned as Light Industrial (LI1 & LI7).

The subject lands are currently vacant and are located across Colborne Street from Veresen’s existing district energy facility. These lands were previously used as a rail yard and more recently were used for storage of excess fill and construction debris.

To the immediate West is a London Hydro distribution yard, with a series of self-storage warehouses further West. To the South on the opposite side of Bathurst Street, there are a number of residences that pre-date the area’s industrial zoning along with some commercial properties. There are also some existing city metered parking spots along Bathurst Street directly adjacent to the subject lands. To the East is the existing London District Energy Facility, which is of a similar nature to the proposed development. To the immediate North are the CN rail tracks and associated right of way. Across the railway is a parking lot.

1.2 Proposed DevelopmentThe proposed development is a district energy facility that will supply electric power to London Hydro and Hydro One, as well as steam and chilled water to buildings connected to the existing London District Energy System.

Most of the mechanical and electrical equipment will be contained in a building that also includes some storage and maintenance space. There is also some outdoor equipment that will be screened from street view by a decorative façade that blends in with the building wall.

As the building is only occasionally occupied by a small number of operations and maintenance staff, a small parking lot with an entrance from Bathurst Street is intended to accommodate four parking spots. A zoning variance will be sought in regards to the lower number of spots provided relative to the building footprint.

1.3 Design Goals and ObjectivesThe design objectives of the proposed development include a building and site design that:

• Visually strengthens and improves the streetscape along Bathurst Street;• Significantly marks the corner of Bathurst Street and Colborne Street;• Creates a gateway into the downtown core;• Screens the equipment of the energy facility from the public realm;• Responds to the surrounding various contextual scales and uses through

massing; rhythm; materials; landscaping; and lighting.

1.4 Design Response to City DocumentsThe following relevant Urban Design Policies are set out under Section 11.1 of the Official Plan and are addressed as follows:

11.1. i) Natural FeaturesThere are no significant existing natural features on the site. The site servicing design is such that it is focused inwards and will not affect any surrounding natural features.

11.1. iii) Open ViewsThe design is such that it will not interrupt the views of existing natural features. In fact, it will screen views of the railway, buffering the adjacent residential neighbourhood, and improve the current streetscape views.


11.1. iv) High Design StandardsAn emphasis has been placed on the quality of design, through the rhythm of design features, selection of materials, and landscaping for this project. The material palette is a careful composition of brick, metal siding, aluminum composite panels, windows, and planting beds to provide a textured and articulated response to the surrounding community.

11.1. vii) StreetscapeA significant effort has been made through building placement and landscaping to improve the definition of the Bathurst and Colborne streetscapes at this site, and introduce an anchor at the corner, defining a gateway into the downtown.

11.1. ix) Access to SunlightThe design and positioning of this building is such that it will not have any shadow impact on the adjacent properties to the south, east, or west.

11.1. x) LandscapingLandscaping is used to reinforce the pedestrian scale of the site along Bathurst Street and Colborne Street. It responds to the rhythm of the architectural elements along the façade and reinforces the entrances and gateways through the site.

11.1. xii) Parking and LoadingParking and loading is designed to allow for easy maneuverability and navigation on site by consolidating it to the east side of the site and providing the minimum number of parking spaces required to serve the function of the building.

11.1. xix) Waste ManagementProvisions for waste management and recycling have been provided within the building.

1.5 Spatial AnalysisThe site is within a highly developed area that includes a diverse range of building types and uses.

1.5.1 Community Context - 400 mThe 400m area surrounding the subject lands, while predominantly light industrial and commercial use in the immediate vicinity, does include some residences, as well as a fire hall, N’Amerind Friendship Centre, and high rise apartments.

1.5.2 Community Context - 800 mThe 800m area surrounding the subject lands, overlaps with a significant part of the downtown core to the Northwest and some residential zones further South.


View of site from South access, London Hydro fence and equipment on the right.

View of site from East. Existing LDE facility in the background across Colbourne Street.

View of Site from West.

View towards downtown from site.

View of residences on the South of Bathurst Street with city diagonal parking in the foreground.


SECTION 2 - Design Principles and Design Responses

2.1 Conceptual DesignDriving the design is the function and performance of the district energy facility, which includes locating the Heat Recovery Steam Generator Stack to the west of the main building. However, special provisions have been made to visually and acoustically buffer the neighbours from equipment by locating the Cooling towers and HVAC equipment on the north side of the building.

Architecturally, an emphasis has been placed on screening the equipment area, and appropriately scaling the building façades to respond the surrounding streetscapes, while marking the corner and defining a gateway into the downtown. This is done through the following:

• Creating large brick frames, reflecting the scale and material of historical industrial buildings along the railway track, built on the rhythm of the structure within the proposed building;

• Introducing smaller scaled wall elements within the brick frames, responding to the scale of the residential neighbourhood to the south, differentiated from the main building through colour and texture;

• Lining the pedestrian realm around the facility with low planting boxes, built on the rhythm of the brick frames; responding to the pedestrian scale of the surrounding sidewalks;

• Extending the brick frames beyond the edge of the screened equipment courtyard to highlight this site as a gateway by creating a visual and physical gateway at this corner;

• Weaving between the brick frame a horizontal canopy at the corner, to emphasize the gateway component of the site; respond to the pedestrian scale of the area; and reflect the canopies which can be seen further south down Colborne street;

• Use signage and lighting on Colborne Street to brand the project, while breaking down its large industrial scale;

• Adding a feature detail at the corner: 5 angled columns anchored in the planting bed, reflecting in colour the existing power generation plant across the street; reflecting in rhythm the railway tracks to the north of the site; and reflecting in number the letters: COGEN (cogeneration, which is the function of this facility).

2.2 Landscape DesignThe landscaping is comprised of three major elements:

• Street Trees: located every 12m along Bathurst Street; and anchoring each side of the property on Colborne Street

• Planting Beds: 3m long boxes, placed within the rhythm of architectural elements along Bathurst Street; and a continues bed along the signage wall on Colborne Street

• Sidewalks and sod: the intention is to retain the existing sidewalks around the site, and insure sod is located on all remaining areas.

The lighting strategy is a three pronged approach:

• Column lights: locate feature up-down fixtures on each brick pier, extending the length of Bathurst Street

• Signage Lights: locate up lighting within the planting bed on Colborne Street to illuminate the wall mounted sign above

• Feature lights: built into the 5 angled columns, which are anchored in the planting bed, reflecting in colour the existing power generation plant across the street; reflecting in rhythm the railway tracks to the north of the site; and reflecting in number the letters: COGEN (cogeneration, which is the function of this facility).

The lighting will be low-power LED lighting. The lighting on Bathurst Street will focus downwards on the pedestrian sidewalk and upwards on the brick piers - limiting the disruption to the residential neighbours across the street and reducing overall light pollution.


2.3 Public RealmThis project addresses the public realm by creating a strong streetscape on Bathurst Street and Colborne Street, marking the corner and clearly defining a gateway into downtown. The existing sidewalks will remain and access will be provided into the build as required for operation and maintenance. Public access into the building is not required. The existing abandoned power pole on the west side of the site will be removed.

Pole to be removed. Pole in the foreground will be removed.

2.4 SustainabilityThe proposed development includes several initiatives on sustainability as primary objectives. In particular, the use of recovered waste heat to provide heating and cooling to the district energy system will allow our users to significantly reduce greenhouse gas emissions. In addition the following strategies will be implemented:

• LED lighting;• Water efficient landscaping; • On site storage for recycling;• Utilize recycled content in building materials;• Use regional materials;• Reduce light pollution.


SECTION 33.1 Site Location

PROJECT SITE


SECTION 33.2 Community Context - 400 M Radius

LEGEND

ARTERIAL CORRIDOR

PRIMARY COLLECTOR

RAILWAY CORRIDOR

BIKE ROUTE

TRANSIT ROUTE

DOWNTOWN LONDON BOUNDARY

GATEWAY

SECONDARY COLLECTOR


SECTION 33.3 Community Context - 800 M Radius

LEGEND

ARTERIAL CORRIDOR

PRIMARY COLLECTOR

RAILWAY CORRIDOR

BIKE ROUTE

TRANSIT ROUTE

DOWNTOWN LONDON BOUNDARY

GATEWAY

SECONDARY COLLECTOR


SECTION 33.4 Concept Drawing

ENERGY FACILITY

INDUSTRIAL SCALE

RESIDENTIAL SCALE

PEDESTRIANSCALE

SIGNAGE

GATEWAY


SECTION 33.5 Site Plan

RAILWAY TRACKS

PARKING / LOADING

COGEN ENERGY FACILITY

SECURE COURTYARD

EXISTING STREET PARKING


SECTION 33.6 Landscape Plan

COGEN ENERGY FACILITY

PARKING / LOADING

EXISTING STREET PARKING

SECURE COURTYARD

FEATURE PLANTING BED

SOD (TYPICAL) BOULEVARD TREE (TYPICAL) PLANTING BED (TYPICAL)


SECTION 33.7 Bathurst Street Elevation


SECTION 33.8 Colborne Street Elevation


SECTION 33.9 View of Bathurst Street and Colborne Street Corner


SECTION 33.10 View of Proposed Corner at Bathurst and Colborne Streets


SECTION 33.11 Facade Details

CANOPY ABOVE ENTRANCESUP/DOWN LIGHTING IN COLUMNS

GATEWAY CANOPY

FEATURE LIGHTING

PROVIDE SIGNAGE UP LIGHTING IN PLANTER

METAL SIDING (LIGHTER COLOUR)

CLERESTORY GLAZING

METAL SIDING (DARK COLOUR, FINER TEXTURE)

BRICK PIER


SECTION 33.12 Sun Study

JUNE 21 AT 3:00PM SEPT 21 AT 3:00PM

DEC 21 AT 3:00PM MAR 21 AT 3:00PM