urban design brief - london, ontario › business › planning-development › urban...2013/08/21...

$: URBAN DESIGN BRIEF - London, Ontario › business › Planning-Development › urban...2013/08/21 · File: Z:\AA-Projects\2010\1007-89 York St\1-General\1 .3 Design Report\YORK ST-$
Endri Poletti Architect Inc. 355 Oxford Street East London, Ontario N6A 1V6

Tel: [519] 850-9408 Page 1 of 24 File: Z:\AA-Projects\2010\1007-89 York St\1-General\1.3 Design Report\YORK ST- BRIEF - 2013-07-30.docx

89 YORK STREET – Urban Design Brief August 2013

URBAN DESIGN BRIEF

89 YORK STREET

PROPOSED A2, ANY HEIGHT, ANY AREA, SPRINKLERED C, ANY HEIGHT, ANY AREA, SPRINKLERED D, ANY HEIGHT, ANY AREA, SPRINKLERED E, ANY HEIGHT, ANY AREA, SPRINKLERED F2, ANY HEIGHT, ANY AREA, SPRINKLERED




TABLE OF CONTENTS Section 1: LAND USE PLANING CONTEXT 1.1. Subject of Land…………………………………………………….. 3-4 1.2. Purpose……………………………………………………………... 4 1.3. Design Goals……………………………………………………….. 5 1.4. Design Response to City Documents……………………………. 5-7 1.5. Spatial Analysis…………………………………………………….. 7-8 1.6. SWOT Analysis…………………………………………………….. 9

Section 2: DESIGN PRINCIPLES & DESIGN RESPONSES 2.1. Conceptual Design & Built Form Principles

2.1.1. Site Design…………………………………………………. 10 2.1.2. Built Form…………………………………………………… 11 2.1.3. Massing and Articulation………………………………….. 11 2.1.4. Character and Image……………………………………… 11 2.1.5. Architectural Treatment…………………………………… 11 2.1.6. Lighting…………………………………………………….. 12 2.1.7. Signage…………………………………………………….. 12 2.1.8. Servicing…………………………………………………… 12

2.2. Sustainability Techniques………………………………………… 12 Section 3: DRAWINGS, FIGURES AND SUPPORTING PICTURES OF SURROUNDING AREAS




Section 1 - LAND USE PLANING CONTEXT 1.1. Subject Land :

The proposed lot redevelopment consists of a gross building area of 5830.9M², plus below grade gross area of 1440.3M² nine storeys, mixed use with major occupancies group A2, D, C, E & F2 with the following breakdown per floor; Sub-Basement (P2) F2 Parking Garage & Storage 717M² Basement (P1) D Office 167M² F2 Parking Garage & Storage 550M² First Floor A2 Restaurant, Take Out & 669M² Restaurant Retail Second Floor E Retail 693M² Third Floor D Medical Suite 693M² Fourth Floor C Residential Apartments 4 - 2 Bedrooms Fifth Floor C Residential Apartments 4 - 2 Bedrooms Sixth Floor C Residential Apartments 4 - 2 Bedrooms Seventh Floor C Residential Apartments 4 - 2 Bedrooms Eighth Floor C Residential Apartments 3 - 2 Bedrooms 1- Studio




Ninth Floor C Residential Apartments 1 – 1 Bedroom A2 Lounge & South Patio 407M² The proposed site has a lot frontage of 17.8 meters and a depth of 41.7 meters. 1.2. Purpose :

Property owner Jing for Jing Ltd. is proposing the redevelopment of the previous empty and ever increasing derelict building at 89 York Street. This existing building has now been demolished and the site is currently vacant land. The purpose of this Brief is to demonstrate that the proposed redevelopment will meet the requirements of the City of London, and to provide documentation that this project will respond to the City’s current design polices of the Downtown Master plan.

Tel: [519]File: Z:\AA-Pr

89 YOR

1.3. D

The desoverall s

It will besteward City of L 1.4. D The 89 YFigure 2 Figur

EnArc355 OLondo

] 850-9408 rojects\2010\100

K STREET –

Design Goa

sign objectivsite design w

Is aes Imple Has a

elemethe qu

Maint Has a

to the

e essential tof the envi

London.

Design Res

York Street2 below.

re 1.4: Down

dri PchitecOxford Stron, Ontario

07-89 York St\1-G

– Urban Des

als:

ves of the pwhich;

sthetically pements safean enhanceents. Respoualities of ttains a sensa dramatic ae downtown

that the newironment an

sponse to C

t redevelop

ntown Bound

Poletct Inceet East

o N6A 1V6

General\1.3 Design

sign Brief

proposed re

pleasing e design aned sense ofonds to thehe surroundse of safetyand engagi

n re-densific

w redevelopnd commun

City Docum

ment is loc

dary

ti c.

n Report\YORK ST

edevelopme

nd constructf entry with e unique chading buildiny and securing design, cation plan

pment reflenity; as well

ments:

ated within

T- BRIEF - 2013-07

ent include

tion practicthe use of aracter of tngs rity to all usand will off

ect Jing for Jl as comply

the Downt

Pa7-30.docx

establishin

ces elevations he site whil

sers fer more se

Jing’s philoy with the re

town bound

ge 5 of 24

Augus

ng a building

and landscle complem

ervices in re

osophy as aequirement

dary as sho

t 2013

g /

cape menting

esponse

a s of the

own in




The design of the proposed redevelopment will provide an infusion of community vitality and visual radiance; while adhering to the requirements of the Downtown Master Plan policies as dictated in Section 20 Downtown area DA2, Section 3.8.(2) (d) holding Provisions and Zoning Map.

ii) Height: The proposed development is 41 meters in height. As it is over 3 storeys, application for removal of holding provisions has been completed and there are currently no holding provisions on the site.

Section 11.1.1 of the City of London Downtown Master Plan provides the policy framework to ensure that urban design principles are utilized. The design of the proposed development is consistent with the relevant polices as follow:

vii) Streetscape: The proposed site is situated within an existing service commercial corridor that is characterized by a variety of architectural styles, land uses and building locations/orientations. The proposed redevelopment features a prominent building facade. The building is brought near the front property line which is consistent with the adjacent properties along the streetscape.

x) Landscaping: Given the proposed building has 95% coverage on the site, all

landscaping will be on the rooftop patio area. The ninth floor South patio area is landscaped around the perimeter forming a safety buffer from edge of the building. The patio and balcony floors are finished with a synthetic wood decking.

xii) Handicapped Use: The main entrance of the building is designed to provide

easy access to all of the internal amenities through the use of an elevator. All levels are connected and offer barrier free washrooms. 10% of the residential suites will also be barrier free

xiv) Privacy: There are no residential uses adjacent the proposed site. The

adjacent uses are parking lots and commercial uses which are less sensitive to privacy issues (see Figure 1).

xviii) Noise Attenuation: The proposed redevelopment does not include any

significant noise generating activities.




xx) Resource Conservation: The building’s envelope, along with mechanical

and electrical design will consider the importance of reducing energy and water consumption.

The design of the proposed redevelopment is in conformity with all of the relevant design related provisions of the Downtown Master Plan. 1.5. Spatial Analysis (Design Response Plan) The existing building which was vacant has now been demolished. It was previously used as a food supply store and warehouse. Neighboring developments include the Grey Hound Canada terminal to the east and south; Print Three and Impark to the west. On the north side of York Street there is a new multi-storey residential development with commercial on the street level. Immediately opposite there is a three storey existing commercial facility. Transit routes are also available on York Street. Although York Street has a high volume of traffic due to its downtown location, the subject site has a limited area of active frontage. Every opportunity will be made to maximize the York Street frontage.

Figure 1.5: Spatial Analysis




The 400m and 800m review areas are shown on figure 1.5. The proposed site is in an area surrounded by many of the main downtown access roads as well as many existing commercial properties. (Section 3 of this brief illustrates the commercial uses around the property). In both the 400m and 800m review areas, the property is surrounded by commercial, institutional and high rise residential properties which make this a diverse and busy area. Due to the large amount of commercial property surrounding the area, there is also a large amount of parking available to future building users. City landmarks surrounding the proposed site area:

1. Grey Hound Bus Terminal 2. Covent Garden Market 3. Budweiser Gardens 4. Labatt’s Brewery 5. Via Rail Train Terminal 6. Citi Plaza 7. Thames River 8. Victoria Park

The downtown re-densification and revitalization increases the necessity to reinforce services like those proposed in this project. The Asian inspired cuisine of the restaurant will provide another cultural alternative into the existing commercial corridor. As well, a specialty retail store would fulfill the need for a small grocery store within this area.




1.6. SWOT ANALYSIS Strengths

Close to transit – both inner city and out of town travel. Close to new residential high-rise, institutional and commercial areas The proposed use provides a service to nearby and future residents as

contemplated by the Downtown Master Plan Weaknesses

The site has minimal street frontage making the distinction between the public and private entrances pronounced in their own right. .

Restricted parking is provided only as required by zoning. Opportunities

The proposed redevelopment makes use of the site while providing a street friendly elevation by incorporating the restaurant to animate the street level interaction.

Provides services that complement the ones currently offered in the downtown area. Street Enhancement. Encourage surrounding revitalization.

Threats Security Concerns




Section 2 – DESIGN PRINCIPLES AND DESIGN RESPONSES 2.1. Conceptual Design 2.1.1 Site Design

The proposed building will be placed, respecting the new property line due to the York Street road widening. The project will be nine storeys in height with large rooftop patio and balcony areas. This will allow for total development of the site while providing maximum use of the outdoor areas for the tenants, while keeping the building mass at the streetscape as requested previously by the Urban Design Peer Review Panel.

The building has been placed to take advantage of as much of the York Street frontage as possible.

The site measures 17.8 meters along York Street and is 41.7 meters deep. With an overall area of 757 square meters. The proposed building footprint is 715 square meters, with a building area of 5830M².

The proposed building will utilize sloped roofs in the design to add a residential element to the building form.

The lot coverage of the project is 95%. The landscaped area consists of the lot area remaining around the perimeter of the building. In addition, some landscaping will be included on the roof-top patio.

The required landscape area is 5% as required by the Zoning. The building will utilize one main entrance / exit leading to all components of

the building. A separate second emergency exit is provided along the street and a separate secure entrance is provided for residential access.

The entire building has been designed to be barrier-free, including 10% of the residential units.

The majority of the building will have a 10’ finished floor to finished ceiling height, with 8’ floor to ceiling heights where this is not feasible due to building structure.

The underground parking will be accessed directly from York Street via a car elevator. There will be signage and lights to warn pedestrians of vehicles using the elevator. A mirror and signage will be utilized to warn vehicles of pedestrian traffic




2.1.2 Built form

A nine storey building mass will front the streetscape with the amenity of rooftop patios. All of the building’s entrance will be off York Street which creates easy access for users. The single storey platform on the West side of the building that was previously designed to prevent snow loading on the adjacent building, has been removed. A snow study has been conducted that concludes this “platform” is not required. The full report will be submitted to the City with the revised Site Plan Application. 2.1.3 Massing and Articulation

The facade of the proposed redevelopment directly fronts York Street, and has the closest relation to pedestrians. The building articulation is such that the material and colour used breaks the mass. The elevation redevelopment directed previously by the Urban Design Peer Review committee has remained on this building. 2.1.4 Character and Image

The character of the building is modern clean reflecting the revitalization of a site that had fallen into complete disrepair. Picking up on the new high-rise towers under construction which reflect the clean lines if a new development. 2.1.5 Architectural Treatment The exterior of the building will contain the following:

Metal Cladding Panels Concrete Panels and Planks Glass curtain wall incorporating spandrel panels which will visually be the

same as the vision panels. A composition of metal and concrete finishes in red and earth tones.




2.1.6 Lighting Lighting will be provided on the building to enhance the building image at night. Consideration will be taken to avoid off-site lighting and night sky pollution. Higher lighting levels will be offered within the rooftop patio to allow for safe and comfortable evening usage. 2.1.7 Signage The existing building sign on metal post will be removed. An illuminated building identification and tenant signage will also be incorporated in the facade. 2.1.8 Servicing The service entrance of the building will be provided at north elevation. People with disabilities will access the building through the main entrance which will be barrier-free. The garbage will be brought up to the street from the basement collection area with a sidewalk lift. Bulk garbage will be collected from York Street with a private contract. Deliveries may be made to the basement with this lift as well. Both public and out-of-city transit are readily available within walking distance of the site.

2.2 Sustainable Techniques The proposed redevelopment will make use of the “best-practice” techniques of current construction practices to ensure the resulting building is energy efficient. No LEED or other certification is currently anticipated.




URBAN DESIGN BRIEF

SECTION 3




SUPPORTING PICTURES & FIGURES SITE PLAN, ELEVATION AND DESCRIPTIVE DRAWINGS

Photo Inventory Map




F3.1 Previous 89 York (Facade) F3.2 Previous 89 York (Partial East Elev.)

F3.3 Previous 89 York (Rear Elevation) F3.4 Previous 89 York (West Elevation)

F3.5 Talbot and York St intersection F3.6 Ridout and York St intersection




F3.7 York Street facing East F3.8 York Street facing West

F3.9 View North from 89 York Street F3.10 Current 89 York (Facade)




F3.

11 8

9 Y

ork

Str

eet (

Nor

th E

leva

tion

– F

acad

e)




F3.

11 8

9 Y

ork

Str

eet (

Nor

th E

ast P

ersp

ectiv

e




F3.14 89 York Street (Pedestrian and Vehicle Entrances)

F3.12 89 York Street (North West




F3.15 89 York Street (Site Plan)




F3.16 89 York Street (North Elevation) F3.17 89 York St. (Exterior Cladding Colours) Colour 1 - Maroon Metal

Colour 2 - Glass & Spandral Colours 3&4 - Concrete Panels and Planks

F3.18 89 York Street (East Elevation)




F3.19 89 York Street (South Elevation) F3.20 89 York Street (West Elevation)




F3.21 89 York Street (Building Longitudinal Section)




F3.22 89 York Street (Building Cross Section) F3.23 89 York Street (Building Cross Section)