urban design brief - london, ontario...2015/09/16 · urban design brief september 2, 2015...
TRANSCRIPT
Urban Design Brief
1600 & 1622 Hyde Park Road
Proposed Commercial Development
September 2, 2015
Urban Design Brief September 2, 2015 Gainsborough Road & Hyde Park Road
Zelinka Priamo Ltd. i
TABLE OF CONTENTS
Page No.
INTRODUCTION ............................................................................................................. 1
SECTION 1 – LAND USE PLANNING CONCEPT.......................................................... 1
1.1 The Subject Lands ................................................................................................ 1
1.2 The Proposal ........................................................................................................ 3
1.3 Design Goals and Objectives ................................................................................ 8
1.4 Design Response to City Documents ................................................................... 8
1.4.1 Official Plan Urban Design Principles ......................................................... 9
1.4.2 Commercial Urban Design Guidelines (1999) .......................................... 12
1.4.3 Hyde Park Community Plan ..................................................................... 14
1.5 Spatial Analysis .................................................................................................. 17
CONCLUSIONS ............................................................................................................ 20
2.0 DESIGN PRINCIPLES AND DESIGN RESPONSES ......................................... 20
2.1 Concept Design .................................................................................................. 20
2.2 Public Realm ...................................................................................................... 22
3.0 COMPATIBILITY REPORT ................................................................................ 22
3.1 Built Form Elements ........................................................................................... 22
3.2 Massing and Articulation ..................................................................................... 22
3.3 Architectural Treatment ...................................................................................... 23
Urban Design Brief September 2, 2015 Gainsborough Road & Hyde Park Road
Zelinka Priamo Ltd. 1
INTRODUCTION
On behalf of HLH Developments, Zelinka Priamo Ltd. has prepared this Urban Design
Brief to provide design details of a proposed development on the subject lands, as
required by a Site Plan Approval application for the property.
SECTION 1 – LAND USE PLANNING CONCEPT
1.1 THE SUBJECT LANDS
The subject lands are comprised of four parcels, located at the northwesterly corner of
Hyde Park Road and Gainsborough Road, extending from Gainsborough Road to North
Routledge Park (Figure 1). The lands comprise 1600, 1622, 1648, and 1656 Hyde Park
Road, 1480 North Routledge Park, and 1069 Gainsborough Road. The subject lands
surround 1634 Hyde Park Road, which is not part of the subject lands. The lands have
an area of 1.9ha (4.84ac), with a total frontage along Hyde Park Road of approximately
143m (470ft), and a frontage along Gainsborough Road and North Routledge Park of
approximately 56m (184ft).
Figure 1 – Subject Lands
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The lands are occupied by a one-storey, multi-unit commercial building, a one-storey
dwelling converted to commercial uses (Figure 2), a two-storey dwelling converted to
commercial uses (Figure 2), and a one-storey storage building (Figure 3).
Figure 2 – 1648 and 1656 Hyde Park Road
Figure 3 – 1480 North Routledge Park, looking south
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1.2 THE PROPOSAL
The proposal consists of the removal all existing buildings and the construction of two,
two-storey, mixed-use commercial buildings, and one single-storey commercial building.
The proposed site plan (Figure 4) shows the buildings placed close to the street edge,
providing an enclosed streetscape at the corners of Hyde Park Road, at North Routledge
Park and Gainsborough Road. Parking is located internal to the site and is screened
from the north, south, and east by proposed buildings and landscape treatments.
Figure 4 – Proposed Development
Building A, located along the Gainsborough Road frontage, will contain ground floor
retail at the corner of Gainsborough Road and Hyde Park Road, completing this portion
of the intersection with commercial uses. The remaining ground floor area, south of the
retail corner, is proposed to contain a pharmacy and general retail uses. The second
floor of Building A will be occupied by medical offices catering to the expanding
population in the community. Building A is proposed to have a gross floor area (GFA) of
3,671m2 (39,520ft2) and is placed at a 1.4m and 1.5m setback from the ultimate road
allowances, placing a strong emphasis on walkability and street presence.
Conceptual elevations for Building A (Figures 5-6) show a high degree of urban design
through utilization of extensive glazing, building articulation, awnings, and cladding
materials. The first floor makes use of horizontally oriented face-brick and architectural
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masonry that juxtaposes the adjacent vertically oriented windows. A variety of high-
quality signage types are proposed. The second floor will utilize decorative composite
panels to be visually distinct from the first floor. The roof line is accented by a metal
cornice line with flashing, and parapets above entrance locations. Awnings, both canvas
and aluminum varieties are provided above entrance points for shade and weather
protection. This design approach provides visual interest above the second floor and
contributes to building articulation. The east (Figure 6) and south (Figure 7) elevations
are particularly articulated at the intersection of Hyde Park Road and Gainsborough
Road in order to address the community focal point.
The focal point at the southeasterly corner of the building interfaces with the intersection
of Hyde Park Road and Gainsborough Road. The first floor architectural masonry
cladding material is extended to the second floor at this location to provide visual
interest, and a hung aluminum awning is provided for both decoration and weather
protection. This corner of the building works in tandem with the large road widening
provided at the northwesterly corner of Hyde Park Road and Gainsborough Road.
Figure 5 – Building A – Conceptual north (facing internally) and east (facing Hyde Park Road) elevations
Each elevation has been designed consistently to preserve the character of the building
as viewed from all angles.
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Figure 6 – Building A – Conceptual south and west elevations
A large pergola is proposed between Building A and Building B (see Figure 5), creating a
breezeway effect between the two buildings. The pergola will also act to screen the
parking area from Hyde Park Road and extend the perception of building massing
between Buildings A and B.
Building B, located adjacent to the north of Building A along the Hyde Park Road
frontage, is proposed to be a 185m2 (2,000ft2) stand-along commercial retail unit (CRU)
(Figures 7-8). The building has been positioned close to the street edge in order to
strengthen the Hyde Park Road streetscape. The building also serves to screen the
parking area from view, in conjunction with the adjacent pergola, from Hyde Park Road.
Architectural design is consistent with the style, cladding materials and features of
Buildings A and C, including parapets, vertical and horizontal elements, and extensive
glazing. Equal attention has been paid to all elevations on Building B, producing a
design that interfaces well with the public realm. Building B also includes gooseneck
lamps to provide signage lighting.
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Figure 7 – Building B – Conceptual east elevation (facing Hyde Park Road)
Figure 8 – Building B – Conceptual south elevation
Building C, located along the North Routledge Park frontage, will contain ground floor
retail with multiple units and second floor offices for a total GFA of 3,307m2 (35,599ft2).
The building is arranged to address the northeasterly corner of the intersection, and
provides an enclosed, urban streetscape. It accomplishes this by being placed close to
the street line and providing an articulated corner feature and entrance location, utilizing
a change in cladding materials, a large hung aluminum awning, articulated second
storey windows, and a distinct parapet. Like Building A, Building C is an elongated,
multi-unit building with multiple entrance points, and includes architectural features to
denote entrance locations, as is evident on the south elevation. Extensive glazing on
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both floors allows vision and sunlight into the building, and views out into the abutting
streets and internally to the parking area.
Figure 9 – Building C – Conceptual south (facing internally) and north (facing North Routlege Park) elevations
Four driveways, one each on North Routledge Park and Gainsborough Road, and two
on Hyde Park Road, provide vehicular access to the site. Some of the existing Hyde
Park Road driveways are maintained while the other driveways will be
new/reconstructed accesses.
Loading facilities are located at the westerly end of Buildings A and C and are oriented
towards the centre of the site as to be screened from public view as much as possible.
Buildings A and C are two-storeys in height, with cornices and decorative parapets to
articulate the roof line. Building B is one-storey, but utilizes an extended roof line to be
more consistent with Buildings A and C. A height of two storeys is consistent with other
residential and commercial buildings in the Hyde Park community. The buildings have
flat roofs, consistent with contemporary commercial roof designs.
Landscaping for the proposed development is shown in Figure 10. Street trees are
provided along all frontages and additional trees are provided in parking islands and
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along the westerly property line. Additional plantings are provided at strategic locations
to soften the look of the buildings and provide an inviting site design.
Figure 10 – Landscape Plan
The overall site design creates a cohesive, well designed commercial development that
is well positioned to become a major hub in the Hyde Park community. The proposed
design addresses all frontages to create a high quality urban environment.
1.3 DESIGN GOALS AND OBJECTIVES
The subject lands are located at a prominent intersection in the Hyde Park community
and are considered to be part of a gateway to the City of London from the north. As
such, the proposed development strives to create a high-quality, main street style urban
environment that will enhance the community as a whole.
1.4 DESIGN RESPONSE TO CITY DOCUMENTS
The subject lands are designated Main Street Commercial” on Schedule ‘A’ – Land Use
(Figure 11). Both Hyde Park Road and Gainsborough Road are identified as arterial
roads according to Schedule ‘C’ – Transportation Corridors. The subject lands are zoned
“Business District Commercial (BDC)” with holding provision “h-17” in Zoning By-law Z-1.
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Figure 11 – City of London Official Plan
1.4.1 Official Plan Urban Design Principles
The City of London Official Plan includes design principles 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 outlined as follows;
ii) Trees
Landscaping, including street trees, will be provided on site.
iv) High Design Standards
The proposed development provides a strong architectural presence that provides a true
focal point to the Hyde Park community. A variety of cladding materials are utilized, and
strategic architectural elements are included in the building design, including recessed
areas, building articulation, modern parapets, cornice lines, extensive use glazing on all
floors and elevations, and use of visually distinct vertical and horizontal elements. The
effect of the overall site design is a high quality commercial development that will
complement the surrounding uses and complete the Hyde Park Road and Gainsborough
Road intersection.
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v) Architectural Continuity
The proposed building maintains a low-rise (two-storey) massing, with a similar height as
the surrounding commercial buildings, and incorporates contemporary architectural
features to establish this location as a focal point in the Hyde Park community.
vi) Redevelopment
The proposed commercial intensification project on the subject lands makes more
efficient use of land and existing infrastructure.
vii) Streetscape
The proposed buildings have been positioned to create a strong street edge at the
northeasterly and southeasterly corners, and establish an urban streetscape along Hyde
Park Road. The southeasterly corner is at a prominent intersection in the Hyde Park
community and, as such, the building has been positioned as close to the lot line as
possible. A large City boulevard at this corner also has the potential to create a public
gathering place, enclosed by the positioning of the proposed Buildings A and B, and the
proposed pergola.
Buildings A and C are positioned close to the Gainsborough Road and North Routledge
Park frontages, and will create a strong, defined street edge. Internally located parking is
screened from the north and south by the three new buildings, existing building, and
pergola. The combination of buildings placed close to the lot line with parking located
internal to the site out of street view, creates an urban streetscape that is desirable for
this area.
viii) Pedestrian Traffic Areas
A direct pedestrian connection has been provided to the main entrance of the proposed
buildings from the public sidewalk. On-site sidewalks provide for internal pedestrian
circulation.
ix) Access to Sunlight
Generous amounts of glazing are provided on the all elevations, allowing light
penetration to the interior areas.
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x) Landscaping
Plantings will be incorporated into the site design where possible to soften the look of
buildings and parking areas and enhance the overall development.
xi) Building Positioning
The proposed commercial buildings are placed close to the street edge and provide
focal points at the northeasterly and southeasterly corners of the site, and an urban
streetscape along Hyde Park Road. This positioning also screens parking from the north,
south, and east.
xiii) Parking and Loading
All required parking spaces are located internal to the site, screened from the north,
south, and east. Loading spaces are located at the westerly end of the proposed
buildings and are not visible from off site.
xiv) Privacy
A 6-foot wood privacy fence is proposed along the westerly lot line to provide privacy
screening for existing buildings to the west.
xv) Outdoor Space
The southeasterly corner of the site features a landscaped outdoor area for site users,
and is intended to be a focal point for the community.
xix) Waste Management
Waste and recycling are to be stored within the enclosed loading areas, out of public
view.
xx) Resource Conservation
Where practical, the proposed building will make use of appropriate sustainability
techniques.
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xxi) Gateways
The subject lands are located at a gateway intersection to the westerly portion of the City
of London and have the opportunity to create a notable and recognizable feature at this
location. Having the buildings placed close to the street line, particularly at the northwest
corner of the Hyde Park Road and Gainsborough Road intersection, contribute to a main
street style development pattern and enclosed streetscape. The proposed height of the
buildings (two storeys) is consistent with other buildings in the immediate vicinity and will
contribute to defining the intersection as a gateway to the City.
Conceptual elevations show high quality building design that is intended to create a
landmark building for this site.
1.4.2 Commercial Urban Design Guidelines (1999)
The City of London Commercial Urban Design Guidelines (1999) provides guidance for
commercial building and site design. Relevant policies are addressed as follows:
i) Building Design
a) Long Facades
Long facades have been broken up by building articulation where possible.
Notable building articulation is provided at the southeasterly corner of the site to
provide visual interest and hardscaped space at the corner of Hyde Park Road
and Gainsborough Road.
b) Ground Floor Facades
Ground floor facades are highly articulated and make extensive use of glazing
both to allow sunlight penetration into the building and to allow views off-site and
to the internal parking area. A variety of cladding materials are utilized to provide
visual interest in the ground floor facades, including use of brick and decorative
stone. Awnings over main entrance points add to the visual cues and rhythm of
the building.
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c) Building Entrances
Each building contains multiple entry points, facing towards the street and also
internal to the site. Entrance locations facing the street encourage walking and
active transportation to the site, while entrances facing internally cater to
vehicular traffic and provide access to additional commercial units. Architectrual
features denote building entrance locations.
d-e) Outdoor Storage
Only waste bins, which are screened from view, are proposed as outdoor storage
on the site.
f-g) Parapets
The proposed building elevations show parapets at strategic locations on the
buildings to denote notable features such as main entry points. The parapets are
of a modern commercial design standard, rising above the flat roof design.
h) Principal Entrances
Principal entrances to the buildings are denoted by a change in cladding
materials and a parapet above the main principal entrance point. Buildings A and
C have principal entrance points on their corner frontages in order to properly
address Hyde Park Road. Building A has a notable hardscaped area in front of its
principal entrance, and a large hardscaped area is proposed between Buildings A
and B in conjunction with a proposed pergola. Awnings accentuate each principal
building entrance.
ii) Pedestrian and Parking Orientation
a-b) Parking Areas
Parking is proposed to be located internal to the site. Multiple landscaped islands
and walkways are proposed to break up the internal parking area and facilitate
the pedestrian circulation movements within the site.
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c) Setbacks
The proposed buildings are all placed close to the street frontage with no parking
in front.
d) Joint Parking Areas
The proposed development provides for a shared parking for the entire site. The
proposed parking design is fully accessible from any of the 4 entrances.
e-f) Sidewalks
Internal and external sidewalks are proposed to facilitate pedestrian access to,
and within the site, including in front of all entrance locations. Sidewalks are to be
constructed of concrete.
g) Loading
Loading spaces are located on the westerly end of the building and are enclosed
as to be screened from all external locations and public view.
h) Landscaping
Landscaping has been provided where feasible to soften the look of buildings
and parking areas.
1.4.3 Hyde Park Community Plan – Community and Urban Design Guidelines
(1999)
The Hyde Park Community Plan (developed in 1999) contains community and urban
design guidelines that are intended to guide the overall design of the Hyde Park
community and the development of individual sites. The subject lands are identified as a
commercial node and business district, featuring streetscaping and building orientation
to create a pedestrian friendly, mixed use area where people can live, shop, and work.
Relevant policies in the document are addressed as follows:
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3.2 General Streetscape Guidelines
1. Building Placement and Orientation
Proposed buildings are oriented towards, and positioned close to, the street to
define the public space, achieve an urban streetscape character and screen the
internally located parking area. Building A has been set back from the corner of
Hyde Park Road and Gainsborough Road to provide more prominence at this
notable intersection.
3. Blank Walls
There are no blank walls proposed on any of the building elevations.
4. Building Design at Prominent Locations
The proposed buildings’ design features include extensive articulation and a
variety of high quality cladding materials that produce an overall site design
which complements the surrounding area and provides a community commercial
focal point.
6. Sidewalks
Sidewalks will be provided within the public right-of-way as well as internal
walkways to facilitate pedestrian movement throughout the site.
3.3 Arterial Roads
3. Landscaped Boulevard
The proposed development will provide landscaped boulevards abutting Hyde
Park Road and Gainsborough Road, and includes a hardscaped area in the
southwest corner of the side, abutting the main commercial intersection of the
Hyde Park community, and along Hyde Park Road under the proposed pergola.
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3.8 Gateways
2. Landscaping
Landscaping will be provided around the perimeter of the site, as well as a
hardscaped area at the northwesterly corner of Hyde Park Road and
Gainsborough Road, which will be a focal point in the community. The proposed
site design establishes a strong sense of place at this gateway location.
4.1 Building Design Guidelines
2. Building Orientation
The proposed site design places buildings at the periphery of the site, with
minimal setback, facing out towards the public realm.
4-5. Corner Buildings
Special attention has been paid to the corner locations on the subject lands. High
quality design and notable architectural features have been provided that
address corners, including hardscaped areas, parapets, building articulation, and
high quality cladding materials.
All elevations have been designed with a consistent theme to provide a coherent
architectural style throughout the site. Frontage elevations have been designed
to engage the street.
8. Roofs
The proposed roof lines are articulated through the use of parapets denoting
main entrance locations, and area decorated with cornices.
11. Building Articulation
All buildings provide a high degree of articulation, considering the use and design
goals for the subject lands. In particular, the southeasterly corner of Building A is
articulated to provide a large hardscaped area in front.
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12. Building Details
The proposed building elevations show a high degree of detail, including
contemporary glazing and architectural features that provide visual interest in
each façade.
14. Main Entrances
Main entrances to the buildings are denoted by a change in cladding materials,
parapets, and awnings.
6.1 Streetscape Design Guideline
1-4. Urban Orientation
The proposed site design is intended to provide an inviting, pedestrian-oriented,
urban streetscape by placing buildings close to the street edge, placing parking
internal to the site, and providing a pedestrian friendly commercial environment.
6.3 Hamlet Building Design Guidelines
1. Building Placement
The proposed buildings are placed close to the street edge in order to define the
public street space with building walls. Buildings occupy the majority of frontage,
thereby enclosing and animating the street and creating a consistent street edge.
1.5 SPATIAL ANALYSIS
Figure 12 shows the subject lands and notable features and land uses within 400m and
800m radii. The two radii represent approximate walking distances of approximately five
and ten minutes.
The subject lands are located at the intersection of two arterial roads (Hyde Park Road
and Gainsborough Road), at the central node of the Hyde Park commercial area. The
area is served by one main bus route (19 Oakridge) and one community route (55). Due
to the proximity of residential land uses, the proposed development is well suited to
active transportation.
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Amenities within 400m include a variety of commercial establishments within the Hyde
Park commercial area along Hyde Park Road and Gainsborough Road.
Land uses within 400m are predominantly commercial, light industrial and
commercial/industrial, and low density residential. Lands to the north and northwest of
the subject lands, along North Routledge Park are mainly light industrial and commercial
recreation uses.
Hyde Park Road is currently undergoing road improvements to an ultimate four-lane
urban cross section with sidewalks on each side. Gainsborough Road is currently four-
lanes wide east of the subject lands, and two-lanes (plus turning lane) east of the subject
lands, with sidewalks on the north and south sides of the road in both directions.
Additional land uses within the 800m radius include commercial/industrial lands to the
north, west of Hyde Park Road, high density residential uses to the south, open space,
institutional (West Park Baptist Church), and agricultural lands. A regional commercial
node lies to the north of the subject lands just beyond the 800m radius.
The City of London Urban Growth Boundary is located approximately 550m to the west
of the subject lands
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Figure 12 – Spatial Analysis (400m and 800m)
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CONCLUSIONS
The proposed development meets the City’s Urban Design requirements by
complementing the existing built form in the area while creating a landmark commercial
development that will also serve as a community focal point. High quality building design
and building placement close to the lot line provides a strong and positive building edge,
which in turn contributes to the desired elements of a main street streetscape. The site
has been designed to encourage walkability from off-site areas and is highly walkable
itself. The internally located parking areas are screened from view by the placement of
buildings around the periphery. Appropriate screening has been provided for loading
areas.
Overall, the proposed redevelopment of the subject lands is a good addition to the
neighbourhood, maintains a high degree of urban design, and is desirable for the Hyde
Park community.
2.0 DESIGN PRINCIPLES AND DESIGN RESPONSES
2.1 CONCEPT DESIGN
The proposed development provides for a visually stimulating two-storey building design,
making use of modern cladding materials and extensive glazing (Figures 12-13).
The ground floor, which is to be occupied by retail uses, contains brick-face,
architectural masonry, and E.F.I.S. cladding which have been used to correspond to
each commercial unit’s internal area; cladding materials change with each unit’s exterior
facade. Horizontal wood paneling is used extensively, in conjunction with vertical
fenestration to create regular geometric lines in the building’s design. Changes in
cladding materials also denote main entrance locations.
Awnings and cornice lines are utilized to great effect to denote entrance locations and to
provide visual interest in the ground floor.
Glazing, consisting of mainly spandrel glass, is used extensively on the ground floor in
order to allow views into, and out of, the building, and to allow sunlight penetration. In
areas where clear windows are not appropriate (i.e. window would open into an internal
storage area), artwork is utilized in place of windows.
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Figure 12 – Building A – Conceptual north (facing internally) and east (facing Hyde Park Road) elevations
Figure 13 – Buildings B and C – Conceptual east (facing Hyde Park Road) and south elevations
The overall site and building design creates a cohesive, high quality commercial
development that is appropriate for the subject lands.
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2.2 PUBLIC REALM
The public realm surrounding the subject lands has already been defined by the existing
buildings at Hyde Park Road and Gainsborough Road and at 1634 Hyde Park Road.
Generally, buildings are set back several metres from the street, providing a well defined
street edge at some points. Other segments of the existing public realm are loosely
defined, including along North Routledge Park and Gainsborough Road, opposite the
subject lands, and some not defined by buildings at all. Lands on the east side of Hyde
Park Road are not considered to provide an urban streetscape, as buildings are
positioned well back from the street, and do not form a consistent building line.
The proposed building will create a strong street edge and urban style streetscape along
the westerly side of Hyde Park Road, as well as North Routledge Park and
Gainsborough Road. The extensive glazing proposed on exterior elevations will allow for
informal surveillance of the public realm, while encouraging views into the buildings.
Placing the buildings close to the street, with entrances facing the public realm, also
creates a more inviting public streetscape.
3.0 COMPATIBILITY REPORT
3.1 BUILT FORM ELEMENTS
The proposed development has been designed to be compatible with the surrounding
buildings in the Hyde Park community while maintaining a distinct architectural design in
order to become a landmark development in a gateway location. Building massing and
height are consistent with commercial buildings in the area.
3.2 MASSING AND ARTICULATION
Although the proposed development contains buildings that are notably larger than the
majority of buildings in the Hyde Park community, the massing of the buildings is
consistent for the desired form and function of this main-street area. The two-storey
height of the buildings is comparable to many of the buildings in the area, and the
elongated facades along street frontages will enhance the public streetscape and create
an inviting pedestrian environment. The massing and height of the proposed
development is compatible with the existing buildings in the area and is desirable for this
highly visible location.
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The proposed buildings are articulated where possible to break up long facades. This is
mainly accomplished through changes in cladding materials and parapets. The overall
effect of building articulation is that the proposed development remains visually
interesting and human scale.
3.3 ARCHITECTURAL TREATMENT
Architectural treatments for the proposed development include a variety of distinct
cladding materials such as face-brick and architectural masonry, building articulation,
cornice lines, hung awnings, and parapets above main entrance locations. Many of the
design features of the proposed development are not evident in the Hyde Park
community, but are desirable to establish the subject lands as a gateway location with a
contemporary design.
BUILDING 'A'
UNIT 1
BUILDING 'A'
UNIT 2
BUILDING 'B'
EXISTING
BUILDING
BUILDING 'C'
1 STOREY BRICK
BUILDING
KEY MAP
LANDSCAPE PLAN