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Urban Design Brief January 27, 2015 462-472 Springbank Drive
Urban Design Brief Proposed Medical Office Building 462-472 Springbank Drive
February 17, 2015
TABLE OF CONTENTS
Page No.
INTRODUCTION ............................................................................................................... 1 SECTION 1 – LAND USE PLANNING CONCEPT .......................................................... 1 1.1 The Subject Property .............................................................................................. 1
1.2 The Proposal .......................................................................................................... 1
1.3 Design Goals and Objectives ................................................................................. 3
1.4 Design Response to City Documents ..................................................................... 3
1.5 Spatial Analysis ...................................................................................................... 6
SECTION 2 – DESIGN PRINCIPLES AND DESIGN RESPONSES ................................ 9 2.1 Conceptual Design ................................................................................................. 9
2.1.1 Site Design .................................................................................................. 9
2.1.2 Built Form .................................................................................................. 10
2.1.3 Massing and Articulation ........................................................................... 10
2.1.4 Character and Image ................................................................................. 11
2.1.5 Architectural Treatment ............................................................................. 12
2.1.6 Lighting ...................................................................................................... 12
2.1.7 Signage ..................................................................................................... 13
2.1.8 Servicing .................................................................................................... 13
2.2 Public Realm ........................................................................................................ 14
2.3 Sustainability Techniques ..................................................................................... 14
APPENDIX A – SITE PLAN AND ELEVATION DRAWINGS
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Design Brief 72 Springbank
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Urban Design Brief February 17, 2015 462-472 Springbank Drive
Zelinka Priamo Ltd. Page 2
also been provided on the subject lands with 113 spaces provided at grade and 99
spaces provided in an underground parking structure. Access to the parking structure is
provided via an entrance ramp in the southeast corner of the property. A staircase to the
underground parking area has also been located at the southeast corner of the site.
One loading space and two molok garbage containers have been accommodated at the
southwest corner of the building.
Access to the subject lands has been provided in the centre of the street frontage with a
full turns access proposed onto Springbank Drive.
Uses proposed within the building include a range of specialized medical offices and
clinics, family physicians and accessory uses.
Figure 2 – Proposed Development
Urban Design Brief February 17, 2015 462-472 Springbank Drive
Zelinka Priamo Ltd. Page 3
1.3 DESIGN GOALS AND OBJECTIVES
The overall goal of the project is to redevelop the subject site in an existing built up area in a manner that makes good use of frontage on a major roadway, helps improve neighbourhood stability and enhances the streetscape environment.
The design objectives of the project include establishing a built form and site design which;
• is functionally integrated into the larger community; • improves the quality of the existing pedestrian street environment; and • uses landscaping to reduce visibility of the parking area from Springbank Drive.
1.4 DESIGN RESPONSE TO CITY DOCUMENTS
Strategic Priorities
The City’s Vision as detailed the Strategic Priorities are;
“1. Economic Prosperity
2. Infrastructure Renewal and Expansion
3. Community Vitality
4. Environmental Leadership
5. Creative, Diverse and Innovative City
6. Progressive Transportation System
7. Managed and Balanced Growth
8. Financial Stability”
The design of the proposed development is consistent with these priorities. It would have the most noticeable effect of improving community vitality through the redevelopment of an underutilized site for uses identified by the Official Plan as appropriate and important to the ideal functioning of the surrounding residential community.
Urban Design Brief February 17, 2015 462-472 Springbank Drive
Zelinka Priamo Ltd. Page 4
Official Plan
The City of London Official Plan includes design criteria that are to be applied to new developments. Section 11.1.1 lists the design principles that are to be promoted in the preparation of development proposals. The individual principles listed do not always apply to each specific development, and are dependent upon the location and characteristics of the proposal. The design principles relevant to this proposed development and how they are addressed is described in the following;
ii) Trees
A tree preservation plan will be required through the Site Plan process, and will ensure that the existing trees will be incorporated into the landscaping plan to the extent feasible. A landscape plan has been prepared depicting new plantings as part of the proposed development.
iv) High Design Standards
The subject lands are along a major entryway into the Downtown area. As such the buildings have a high standard of design through the placement of the buildings and the finishing materials proposed on the elevations.
v) Architectural Continuity
The proposed building compliments the existing medical office building adjacent to the site.
vi) Redevelopment
The proposal represents the redevelopment of the several derelict residential buildings and replaces legal non-conforming residential uses.
x) Landscaping
The proposed site plan includes landscape areas around the perimeter of the property. Plant materials are included along the street frontage to screen the views of the parking area. The westerly and southerly landscape areas provide a buffer around the rear parking and loading area on the site from the adjacent public school.
Urban Design Brief February 17, 2015 462-472 Springbank Drive
Zelinka Priamo Ltd. Page 5
xii) Enhances Accessibility Standards
As shown on the site plan drawings, accessible parking spaces will be provided at the main entrance of the building, and the design will be consistent with the City of London Facility Accessibility and Design standards from the arterial road.
xiii) Parking and Loading
The proposed parking facilities have been designed to facilitate maneuverability on the site, with one access proposed to Springbank Drive to minimize traffic flow disruptions on the arterial road. A traffic report has been prepared confirming the proposed development will have no undue impacts on the existing traffic network.
xiv) Privacy
The proposed landscape strip together with the entrance driveway to the adjacent public school provide adequate buffering to maintain the privacy of the residential units within the adjacent apartment building. Moreover, the existing apartment building is six-storeys in height while the proposed office building is only four storeys.
xix) Waste Management
All waste material is to be stored in a discrete, molok garbage containers.
Urban Design Brief February 17, 2015 462-472 Springbank Drive
Zelinka Priamo Ltd. Page 6
1.5 SPATIAL ANALYSIS
The subject lands are located along a major arterial corridor (Springbank Drive), an entryway to the downtown. The south side of the roadway contains a variety of land uses, including neighbourhood commercial and arterial commercial uses, medium and high density residential uses and office conversions. The north side of the Springbank Drive corridor, is comprised of a large cemetery as well as office buildings, office conversions and low density residential uses (Figure 3).
Figure 3 – Site Spatial Analysis
Lands along the north side of Springbank Drive are Open Space and Low Density
Residential, with a High Density Residential area located at the northeast corner of
Wonderland Road and Springbank Drive. On the south side of Springbank Drive, there
are a variety of designations including Neighbourhood Commercial Node, High Density
Residential, Office Area and Auto-Oriented Commercial Corridor.
The site slopes down towards the rear of the property, with the south property line being
the low point of the site.
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Design Brief 72 Springbank
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Urban Design Brief February 17, 2015 462-472 Springbank Drive
Zelinka Priamo Ltd. Page 8
Figure 5 – Regional Spatial Analysis
The 400 metre area surrounding the subject property includes the commercial and high density residential areas along the south side of Springbank Drive, and the cemetery and low density residential areas along the north side of Springbank Drive.
Given the range of uses along the Springbank Drive corridor, existing landscaping in the
area ranges from large planting areas associated with newer commercial developments
to grassed yards associated with various residential uses.
Urban Design Brief February 17, 2015 462-472 Springbank Drive
Zelinka Priamo Ltd. Page 9
SECTION 2 – DESIGN PRINCIPLES AND DESIGN RESPONSES
2.1 CONCEPTUAL DESIGN
2.1.1 Site Design
The building has been located on the site to have a strong presence on Springbank
Drive while screening the parking to maintain the street edge. This has been
accomplished by lining up the proposed building with the adjacent medical office facility,
in a location close to the street. The face of the building has also been oriented parallel
to the arterial road, creating a ground level pedestrian zone between the building and the
street.
A full turns access to the site is provided off of Springbank Drive, which provides good
accessibility for vehicular traffic. Sidewalks are provided throughout the site connecting
pedestrian traffic to the main entrance of the building, as well as out to the City’s
sidewalk along the street. These pedestrian linkages also provide connectivity from the
City’s bus route to the site.
The main, barrier free entrance to the building is located on the east elevation, although
the main podium housing the entrance wraps around the north elevation, making the
entry location to the building clear from both directions on Springbank Drive. Service and
loading entrances are located on the south elevation of the building.
Surface parking has been located to the side and rear of the site, while a large portion of
parking spaces are located in an underground parking structure. The ramp to the parking
structure is located in the southeast corner of the site, out of view from the street. All
surface parking spaces are screened from Springbank Drive through a combination of
landscape materials and decorative fencing. Fences are also strategically located
around the perimeter of the site to define the boundaries of the site and contribute to the
character of the street while preventing pedestrian traffic from crossing landscape
plantings.
A lay-by has been incorporated into the site design at the main entrance to
accommodate patient drop-offs. To the south of this area, directly adjacent to the main
entrance, are several barrier free parking stalls. Barrier free parking stalls have also
Urban Design Brief February 17, 2015 462-472 Springbank Drive
Zelinka Priamo Ltd. Page 10
been provided close to the building in the underground parking structure. Bicycle parking
is located in convenient locations both at-grade and below-grade.
A continuity of the street edge with the adjoining commercial property creates the
concept for the screen of the parking and nesting of the building. A combination of
woody and perennial plants define the edge of the property and develop a palate of
colour for the site. The information sign is nested in evergreen shrub beds for a year
round statement. The generous curved planting bed between the street and building
reflects the building shape above the first storey.
2.1.2 Built Form
The building is aligned parallel to the westerly lot line while the front elevation splays to
also follow the street line along Springbank Drive. The overall elevations are broken up
into a number of building components using various materials. At the lowest level, the
splay turns the corner of the building and faces the street at a pedestrian level. At the
upper levels, the curtain wall curves to provide a softer face to the street. The four-storey
building height allows it to mediate between the existing three storey office building to
the east and the six storey apartment is to the west. The metal panels wrap the curtain
wall to provide a top edge to the building. At grade level, the rough masonry base
grounds the building. This lower rough masonry extends as high as the 2nd floor on
some portions of the building.
2.1.3 Massing and Articulation
A hierarchy of forms have been used to highlight the entry consisting of a canopy, a four-
storey masonry wall and glazing. The canopy with ‘full’ glazing along with an accent
column at the street line have been incorporated to emphasize the entrance and the
front door of the building. Its orientation to the east, along with the spayed one-storey
elevation provides a weather protected area for pedestrians waiting to be picked up.
The lobby provides waiting areas that have good views to the drop off area. The canopy
extends out to the street and wraps the one-storey elevation to invite people into the
building. The entry connects to both the street and the parking zone through the
inclusion of sidewalk connections. Other grade level windows provide views to offices
around most of the remaining perimeter of the building.
Urban Design Brief February 17, 2015 462-472 Springbank Drive
Zelinka Priamo Ltd. Page 11
The building uses the same setback as the neighbouring medical office facility to provide
a consistent built form along the streetscape.
Pedestrian related items include a sidewalk connection out to the street along the
driveway into the site, the weather protected entrance, the bicycle parking and
landscaping to soften the building edge. The windows animate the building on all
facades.
The proposed building height allows the building to fit within the context of the
surrounding larger scale buildings found along the south side of Springbank. The
building transitions from the existing three- storey office building on the east to the six-
storey apartment building to the west. The cemetery across Springbank Drive and the
school to the south of the subject lands property are not affected by the building massing
given their separation from the proposed building. There are no shadowing concerns to
the neighbouring properties given that the proposed building is of similar height or lower
than existing buildings in the area.
2.1.4 Character and Image
The proposed medical office building continues the tradition of commercial and larger
scale building activity on the south side of Springbank Drive, by providing a design that
fits well within this context. New tree plantings have been incorporated around the
perimeter of the property to define the boundary of the parcel. New coniferous plantings
contribute to the screening effect of the parking area. A shrub border is added to the
west perimeter to help nest the building into the site.
All HVAC units are concealed above the roof parapet and are set back from the
perimeter of the roof. Since the building is at the height of land, these will not be visible
from a distance.
A wood sculpture has been retained at the northeast corner of the property. The
underlying perennial plants provide dynamic change through the growing season while
the grasses will be retained in the winter to complement with a sculptural form.
Urban Design Brief February 17, 2015 462-472 Springbank Drive
Zelinka Priamo Ltd. Page 12
2.1.5 Architectural Treatment
The building design incorporates discrete forms to break up the façade and uses a rich
palate of durable materials that portray a feeling of both solidity and welcome. The
materials and colours on the building consist of Ashlar masonry (two colours), smooth-
faced masonry, curtain-wall glazing and prefinished metal paneling. These materials are
consistent with the neighbouring building, but with a slight variation to include additional
colour. The two buildings will look like “sister” buildings.
A metal faced canopy wraps the ground floor splay to draw attention to the entry doors
which are further demarcated by the accent column. A four-storey accent stone wall,
parallel to the street, accents the entrance and separates the masonry clad offices from
the curtain wall street face. The curtain wall is also used at the southeast corner of the
building to break up the masonry forms.
Masonry creates a foundational base, grounding the building, with the “lighter” materials
(glazing and metal panels) floating above. This lower rough masonry extends as high as
the second floor with smooth masonry above. At the west elevation, the service core is
made obvious by the rough masonry from grade to cornice. Bull-nosed masonry banding
defines the window areas within the masonry façade and breaks up the stone massing
with detailing. Curtain-wall glazing, in conjunction with spandrel glazing panels, defines
larger areas of “window” giving an appearance of less mass to the building.
2.1.6 Lighting
The site lighting has two major emphases. The first is safety to ensure the parking areas
and pedestrian routes are properly lit. The second aspect of the lighting is to provide a
clear indication of the entrance to the building with the under-canopy lighting.
At night, the exterior glazing allows the office areas in use to provide reverse massing
and show the transparency of the building.
All lights, both pole and wall mounted, are cut-off, LED lighting.
Urban Design Brief February 17, 2015 462-472 Springbank Drive
Zelinka Priamo Ltd. Page 13
2.1.7 Signage
Signage for the building has been carefully placed on the unit masonry façade above the
canopy. Street addressing is located on the second floor, on both sides of the north-west
corner to identify the building for those accessing the site from both the east and west.
A ground sign, similar to the adjacent office facility, is also contemplated for the site.
2.1.8 Servicing
This will be a site with significant vehicular and pedestrian traffic. The frequency of entry
and exit for this building requires that these potential conflicts are understood. For
safety, two islands in the parking area have been provided as refuge for pedestrians
exiting their vehicles and crossing the vehicular aisle. A common entrance with
connection to the street and parking allows for all users to safely access the building. An
accessible lay-by drop off area has also been provided at the main entrance to the
building
Parking, including barrier free parking, is provided both above grade and below grade,
proximate to the building entrance. Bicycle parking is provided both above grade and
below grade to facilitate and encourage users to use alternative modes of transportation.
Springbank Drive provides good accessibility for both cars and public transit.
The planting areas near the building are within raised curbs to discourage pedestrians
from treading on the planting beds.
Snow storage areas at the rear and sides of the parking area have been provided.
These are areas of sod or concrete which are best able to take the compaction of snow
loads.
Loading and garbage (Molok type – waste and recycling) are provided in the rear of the
building with sidewalk access to the west side of the building, separating it from the main
entrance.
Most utilities are being brought in on the west side of the building, including the
placement of the transformer near the loading area.
Urban Design Brief February 17, 2015 462-472 Springbank Drive
Zelinka Priamo Ltd. Page 14
2.2 PUBLIC REALM
The proposed development makes use of public space elements such as the landscaped areas, parking and pedestrian corridors to ensure a positive relationship is maintained between the site, site users and the general public. The landscaping of the main pedestrian entrance is to be mirrored in the enhanced landscape area that defines the limits of the street environment. The existing wood carving currently located at the northeast corner of the site is also proposed to be maintained.
2.3 SUSTAINABILITY TECHNIQUES
The proposed development 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.
As the redevelopment of a an under-utilized site surrounded by a well-established, built-up area, the proposal constitutes infilling. Such development makes good use of existing infrastructure and with a location close to a large residential community; a medical facility at this location should result in reduced travel distances for staff and clients.
Urban Design Brief February 17, 2015 462-472 Springbank Drive
Zelinka Priamo Ltd. Page 15
APPENDIX A – SITE PLAN AND ELEVATION DRAWINGS
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126 WELLINGTONP 519.649.0220
ROAD, LONDON ON N6C 4M8www.aLiNKarch.ca
SPA1
1446
Romex International
Springbank MedicalOffice Building
462 - 472 Springbank Drive, London, ON
SITE PLAN
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WOODLAND HEIGHTS
PUBLIC SCHOOL
WOODLAND CEMETERY
& CREMATORIUM
PROPOSED SITE
462 - 472 Springbank Drive
126 WELLINGTONP 519.649.0220
ROAD, LONDON ON N6C 4M8www.aLiNKarch.ca
SPA2
1446
Romex International
Springbank MedicalOffice Building
462 - 472 Springbank Drive, London, ON
UNDERGROUND SITE PLAN& KEY PLAN
126 WELLINGTONP 519.649.0220
ROAD, LONDON ON N6C 4M8www.aLiNKarch.ca
SPA3
1446
Romex International
Springbank MedicalOffice Building
462 - 472 Springbank Drive, London, ON
ELEVATIONS
126 WELLINGTONP 519.649.0220
ROAD, LONDON ON N6C 4M8www.aLiNKarch.ca
SPA4
1446
Romex International
Springbank MedicalOffice Building
462 - 472 Springbank Drive, London, ON
ELEVATIONS
COPYRIGHT ALL RIGHTS RESERVED. ALL IDEAS, DESIGNS, DRAWINGS AND REPRODUCTIONS ARE THEPROPERTY OF a+LiNK ARCHITECTURE INC. AND ARE NOT BE USED OR REPRODUCED WITHOUTWRITTEN PERMISSION OF THIS OFFICE. 126 WELLINGTON ROAD, LONDON ON N6C 4M8 P:519.649.0220 www.aLiNKarch.ca
DATE: FEB 2, 2015
SCALE: N.T.S.
SPA51446Romex International
Springbank Medical Office Building462 - 472 Springbank Drive, London, ON
SPRINGBANK DRIVE PERSPECTIVE - FACING WEST
COPYRIGHT ALL RIGHTS RESERVED. ALL IDEAS, DESIGNS, DRAWINGS AND REPRODUCTIONS ARE THEPROPERTY OF a+LiNK ARCHITECTURE INC. AND ARE NOT BE USED OR REPRODUCED WITHOUTWRITTEN PERMISSION OF THIS OFFICE. 126 WELLINGTON ROAD, LONDON ON N6C 4M8 P:519.649.0220 www.aLiNKarch.ca
DATE: FEB 2, 2015
SCALE: N.T.S.
SPA61446Romex International
Springbank Medical Office Building462 - 472 Springbank Drive, London, ON
SPRINGBANK DRIVE PERSPECTIVE - FACING EAST
COPYRIGHT ALL RIGHTS RESERVED. ALL IDEAS, DESIGNS, DRAWINGS AND REPRODUCTIONS ARE THEPROPERTY OF a+LiNK ARCHITECTURE INC. AND ARE NOT BE USED OR REPRODUCED WITHOUTWRITTEN PERMISSION OF THIS OFFICE. 126 WELLINGTON ROAD, LONDON ON N6C 4M8 P:519.649.0220 www.aLiNKarch.ca
DATE: FEB 2, 2015
SCALE: N.T.S.
SPA71446Romex International
Springbank Medical Office Building462 - 472 Springbank Drive, London, ON
NORTH-WEST ELEVATIONNORTH-EAST ELEVATION
SOUTH-EAST ELEVATION SOUTH-WEST ELEVATION