January 17, 2018 Urban Design Committee Report UDC-18-02
Report to: Town of Niagara-on-the-Lake Urban Design Committee Subject: 493-507 Line 2 Road – medical centre – preliminary review 1. RECOMMENDATION Planning staff recommends that with respect to the consent application: As this proposal is coming before the Committee for preliminary review, recommendations will be limited to preliminary comments on for the site plan. Staff note that when an application has been submitted and circulated for review, the applicant will return to the Committee for formal review. 2. PURPOSE / PROPOSAL Applications for an Official Plan Amendment, Zoning By-law Amendment and Site Plan Approval will be submitted at a later time for a medical centre to be located on the property known municipally as 4983-507 Line 2 Road. The purpose of this report is to provide preliminary comments on the submitted materials, which include a site plan and floor plans. 3. BACKGROUND 3.1 Site description and surrounding land uses The subject property is located within the urban area of Virgil, immediately abutting Crossroads Public School. The property is located on the corner lot that is bound by Line 2 Road to the north and Niagara Stone Road on the south. The surrounding land uses are institutional, and residential to the west of Niagara Stone Road, and industrial and commercial to the east of Niagara Stone Road. 4. DISCUSSION / ANALYSIS The applicant has submitted the following for the Committee to review:
• Site plan • Floor plans
4.1 Site plan 4.1.1 Building location and orientation The site plan indicates that a commercial building will be built towards the southern property line, adjacent to the parking lot of
Department of Community & Development Services 1593 Four Mile Creek Road P.O. Box 100, Virgil, ON L0S 1T0 905-468-3266 • Fax: 905-468-0301
www.notl.org
Figure 1: Location map
Cross Roads Public School. Staff encourage buildings, at corner lots, to be oriented at the two public roads with architecturally articulated elevations at these two roads. Staff seek clarity from the applicant as to the rationale behind locating the building where it is. Staff also seek the Committee’s advice on the location of the building. Building elevations should be included in the formal submission for the Committee to review.
4.1.2 Parking A parking area is located at the northern and eastern portions of the property. A total of 178 spaces are provided. Staff recommend that parking be oriented towards the rear of the property and screened from view along Niagara Stone Road. Staff seek the Committee’s advice on the parking configuration. 4.1.3 Landscape The landscaping, as shown on the site plan, provides street trees along Line 2 Road with smaller plantings along Niagara Stone Road. Staff recommend that landscaping should be emphasized along Niagara Stone Road to 1) provide visual interest from a pedestrian perspective and 2) to screen the parking area. Staff seek the Committee’s advice on the types of plantings that should be recommended along Niagara Stone Road. A landscape plan should be included in the formal submission for the Committee to review. 4.2 Floor plans The floor plans provided show that a two-storey building is proposed. The first floor for both floor plan options is the same. Therefore, the only difference is the layout for the second floor. Staff seek clarity from the applicant as to what the large central open area is in option 2. Judging from what is indicated in option 1, it may be a waiting area for patients. Staff do not have a preference for which option is selected, however seek the Committee’s advice on a preferred option. 5. FINANCIAL IMPLICATIONS Fees will be collected upon receipt of planning applications. Additional fees will be collected at building permit stage. There are no cost implications to the Town associated with this proposal.
7. CONCLUSION Staff recommend that the urban design materials generally be supported, subject to the advice of the Committee. Once a formal application has been submitted, the applicant will return with more materials for the Committee to review.
Submitted by:
Figure 2: Site plan
Written by:
Reviewed by:
Raymond Tung Urban Design Specialist
Eric Withers, MCIP, RPP Senior Planner
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Do not scale drawings. Report any discrepancies to Quartek Group Inc.
before proceeding.
Drawings must be sealed by the Architect and / or Engineer prior to the
use for any building permit applications and / or government approval.
Seals must be signed by the Architect and / or Engineer before
drawings are used for any construction.
All construction to be in accordance with the current Ontario Building
Code and all applicable Ontario regulations.
All drawings and related documents remain the property of Quartek
Group Inc., all drawings are protected under copyright and under
contract.
init.dateissued forissue
seal
T 905 984 867689 - 91 St. Paul Street, Suite 100,St. Catharines, ON, L2R 3M3www.quartekgroup.com
Architects Project Managers Engineers Planners
VIRGIL MEDICAL CLINIC
DEVELOPMENT
NIAGARA ON THE LAKE
CONCEPT PLAN
RM LW
1:400 06 JULY 2017
17184 D
17184-CP4
B CLIENT REVIEW 20 JULY 2017 RM
C CLIENT REVIEW 28 NOV 2017 RM
D CLIENT REVIEW 18 DEC 2017 RM
UP
VESTIBULEELEV.OFFICE ELEV.
4841 SF
PHARMACY
OFFICEOFFICERECEPTION
PHYSIO PHYSIO PHYSIO
PHYSIO
PHYSIO
CLOSETW/R
STERILATIONLAB
2362 SF
IMAGERY2057 SF
LIFE LAB
1257 SF
RECEIVING
PHYSIO2534 SF
Seal
Do not scale drawings. Report any discrepancies to Quartek Group Inc. before proceeding.
Drawings must be sealed by the Architect and / or Engineer prior to the use for any building permit applications and / or government approval. Seals must be signed by the Architect and / or Engineer before drawings are used for any construction.
All construction to be in accordance with the current Ontario Building Code and all applicable Ontario regulations.
All drawings and related documents remain the property of Quartek Group Inc., all drawings are protected under copyright and under contract.
Project Title
Drawing Title
Drawn by Designed by
Scale
Job Number
Drawing Number
Date Created
Issue
Plotted on
1 : 100
2017-12-22 5:34:39 PM
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A
GROUND FLOOR SPACEPLAN
VIRGIL MEDICAL CLINICDEVELOPMENT
17 NOV 2017
DesignerAuthor
A1-1
17184
NIAGARA ON THE LAKE
1 : 100A1-1
1 GROUND FLOOR PLAN
Issue Issued for Date Init.
A Client Review 25OCT2011 LC
UP
129 SF
UNIVERSALB.F. W/R
106 SF
MD EXAM
104 SF
MD EXAM
104 SF
MD EXAM
106 SF
MD EXAM
55 SF
W/R
55 SF
W/R
410 SF
LUNCH ROOM
100 SF
MD OFFICE
80 SF
NURSE PRAC.OFFICE
100 SF
MD OFFICE132 SF
MD OFFICE
80 SF
NURSE PRAC.OFFICE
100 SF
MD OFFICE
100 SF
MD OFFICE
102 SF
MD EXAM
102 SF
MD EXAM
OPEN TOBELOW
102 SF
MD EXAM
120 SF
WET ROOM
101 SF
MD OFFICE
101 SF
MD EXAM
100 SF
MD EXAM
360 SF
EDUCATIONROOM
80 SF
NURSE PRAC.OFFICE
100 SF
MD OFFICE102 SF
MD EXAM
109 SF
NURSE PRAC.OFFICE
121 SF
COUNSEL.
121 SF
COUNSEL.
121 SF
COUNSEL.
121 SF
COUNSEL.
121 SF
COUNSEL.
121 SF
COUNSEL.
220 SF
LUNCH ROOM
MECH
110 SF
FHTMEETING
102 SF
MD EXAM
102 SF
MD EXAM
51 SF
W/R
143 SF
MD RECEPTION
180 SF
COUNSEL
180 SF
COUNSEL
ELEV. ELEV.
100 SF
FHTMEETING
100 SF
MD OFFICE
120 SF
FHT NURSE
120 SF
FHT NURSE
133 SF
MENS W/R
146 SF
WOMENS W/R
140 SF
FHT NURSE
RENTABLESPACE
Department Legend
ADMIN OFFICE
COUNSEL
EDUCATION ROOM
FHT ADMIN
FHT EXAM
FHT MEETING
FHT NURSE
GROUP EXAM
LUNCH ROOM
MD EXAM
MD OFFICE
NURSE PRAC OFFICE
PALLIATIVE CARE
RECEPTION
SUPPLY
W/R
WET ROOM
100 SF
MD OFFICE
100 SF
MD OFFICE
274 SF
ADMIN OFFICE
130 SF
UNIVERSALB.F. W/R
150 SF
SUPPLY
200 SF
GROUPEXAM
100 SF
Room
100 SF
Room
47 SF
W/R
80 SF
NURSE PRAC.OFFICE
153 SF
SUPPLY
120 SF
WET ROOM
110 SF
FHT EXAM
51 SF
W/R
120 SF
MD OFFICE
70 SF
FHT ADMIN
131 SF
FHT RECEPTION
NURSE STATION
NURSE STATION
NURSE STATION
WAITING AREA 968 SF
200 SF
PALLIATIVECARE
274 SQUARE FEET
6 UNITS = 726 SF 2 UNITS = 360 SFTOTAL: 1082 SF
274 SQUARE FEET
70 SQUARE FEET
110 SQUARE FEET
2 UNITS = 210 SF
2 UNITS = 280 SF, 1 UNIT = 140 SFTOTAL: 320 SF
200 SF
2 UNITS = 630 SF
14 UNITS = 1433 SF
11 UNITS = 1133 SF
5 UNITS = 429 SF
200 SF
2 UNITS = 274 SF
2 UNITS = 300 SF
2 DOCTOR'S UNITS = 279 SF, 5 UNITS = 259 SF, 2 UNIV. B.F. UNITS = 259 SF TOTAL: 797 SF
(PROCEDURE ROOMS) 2 UNITS = 240 SF
Seal
Do not scale drawings. Report any discrepancies to Quartek Group Inc. before proceeding.
Drawings must be sealed by the Architect and / or Engineer prior to the use for any building permit applications and / or government approval. Seals must be signed by the Architect and / or Engineer before drawings are used for any construction.
All construction to be in accordance with the current Ontario Building Code and all applicable Ontario regulations.
All drawings and related documents remain the property of Quartek Group Inc., all drawings are protected under copyright and under contract.
Project Title
Drawing Title
Drawn by Designed by
Scale
Job Number
Drawing Number
Date Created
Issue
Plotted on
1 : 100
2017-12-22 5:35:29 PM
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SECOND FLOOR SPACEPLAN OPTION 1
VIRGIL MEDICAL CLINICDEVELOPMENT
17 NOV 2017
RMDS
A1-2
17184
NIAGARA ON THE LAKE
1 : 100
SECOND FLOOR1
Issue Issued for Date Init.
UP
VESTIBULEELEV.OFFICE ELEV.
4841 SF
PHARMACY
OFFICEOFFICERECEPTION
PHYSIO PHYSIO PHYSIO
PHYSIO
PHYSIO
CLOSETW/R
STERILATIONLAB
2362 SF
IMAGERY2057 SF
LIFE LAB
1257 SF
RECEIVING
PHYSIO2534 SF
Seal
Do not scale drawings. Report any discrepancies to Quartek Group Inc. before proceeding.
Drawings must be sealed by the Architect and / or Engineer prior to the use for any building permit applications and / or government approval. Seals must be signed by the Architect and / or Engineer before drawings are used for any construction.
All construction to be in accordance with the current Ontario Building Code and all applicable Ontario regulations.
All drawings and related documents remain the property of Quartek Group Inc., all drawings are protected under copyright and under contract.
Project Title
Drawing Title
Drawn by Designed by
Scale
Job Number
Drawing Number
Date Created
Issue
Plotted on
1 : 100
2017-12-22 5:45:04 PM
P:\2017 P
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GROUND FLOOR SPACEPLAN
VIRGIL MEDICAL CLINICDEVELOPMENT
17 NOV 2017
DesignerAuthor
A1-1
17184
NIAGARA ON THE LAKE
1 : 100A1-1
1 GROUND FLOOR PLAN
Issue Issued for Date Init.
A Client Review 25OCT2011 LC
OPEN TOBELOW
ELEV. ELEV.
Department Legend
ADMIN OFFICE
COUNSEL
EDUCATION ROOM
FHT ADMIN
FHT EXAM
FHT MEETING
GROUP EXAM
LUNCH ROOM
MD EXAM
MD OFFICE
NURSE PRAC OFFICE
RECEPTION
SUPPLY
W/R
WET ROOM
W/R
MD EXAM
MD EXAM
W/R
142 SF
MD RECEPTION
100 SF
MD OFFICE
100 SF
MD OFFICE
100 SF
MD OFFICE
100 SF
MD OFFICE
100 SF
MD OFFICE
115 SF
NURSE PRAC.OFFICE
104 SF
NURSE PRAC.OFFICE101 SF
MD OFFICE
264 SF
GROUPEXAM
117 SF
FHTMEETING
119 SF
FHTMEETING
MD EXAMMD EXAMMD EXAM
MD EXAM MD EXAM MD EXAM
MD EXAM MD EXAM MD EXAM
MD EXAM MD EXAM MD EXAM
130 SF
NURSE PRAC.OFFICE
100 SF
MD OFFICE
100 SF
MD OFFICE
100 SF
MD OFFICE
100 SF
NURSE PRAC.OFFICE
100 SF
MD OFFICE165 SF
SUPPLY
119 SF
WET ROOM
120 SF
WET ROOM
166 SF
FHT RECEPTION
UNIVERSALB.F. W/R
UNIVERSALB.F. W/R
FHT NURSENURSE OFFICEW/R
COUNSEL. COUNSEL.
168 SF
COUNSELCOUNSEL.
COUNSEL. COUNSEL. COUNSEL.
168 SF
COUNSEL
295 SF
LUNCH ROOM
342 SF
EDUCATIONROOM
WOMENS W/R
MENS W/R
405 SF
LUNCH ROOM
268 SF
ADMIN OFFICE
68 SF
FHT ADMIN
151 SF
SUPPLY
58 SF
W/R
101 SF
MD OFFICE81 SF
NURSE PRAC.OFFICE
93 SF
ADMIN OFFICE
94 SF
MD OFFICE
NURSE STATION
NURSE STATION
NURSE STATION
Seal
Do not scale drawings. Report any discrepancies to Quartek Group Inc. before proceeding.
Drawings must be sealed by the Architect and / or Engineer prior to the use for any building permit applications and / or government approval. Seals must be signed by the Architect and / or Engineer before drawings are used for any construction.
All construction to be in accordance with the current Ontario Building Code and all applicable Ontario regulations.
All drawings and related documents remain the property of Quartek Group Inc., all drawings are protected under copyright and under contract.
Project Title
Drawing Title
Drawn by Designed by
Scale
Job Number
Drawing Number
Date Created
Issue
Plotted on
1 : 100
2017-12-22 5:45:08 PM
P:\2017 P
roje
cts
\17184 V
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Medic
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PD
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SECOND FLOOR SPACEPLAN OPTION 2
VIRGIL MEDICAL CLINICDEVELOPMENT
17 NOV 2017
RMDS
A1-2
17184
NIAGARA ON THE LAKE
1 : 100
SECOND FLOOR1
Issue Issued for Date Init.