Westminster Woods (Phase 10) Victoria Road South & Clair Road East Westminister Woods Ltd. City of Guelph Official Plan Amendment Zoning By-law Amendment
Contents Background 1 1. Contextual Analysis 2 1.1 Location and Site Attributes 2 1.2 Neighbourhood Context 4 2. Design Goals and Objectives 5 3. Response to Policy Context 6 3.1 Guelph Official Plan (2001) 6 3.2 Guelph Official Plan Update (OPA 48) 7 3.3 Consistency with Policy Context 8 4. Design Concept 15 4.1 Concept Plan 15 4.2 Integration with the Public Realm 22 4.3 Sustainable Urban Design 23
Background Westminister Woods Ltd. is proposing the final phase, known as Phase 10, of the Westminster Woods Community at a site at the corner of Victoria Road South and Clair Road East in Guelph. Phase 10 is proposed to include a 4-storey multi-unit residential building with 101 dwelling units as well as a neighbourhood commercial plaza containing two buildings. Photo: Phase 10 of the Westminster Woods neighbourhood will continue the general pattern of medium density residential established along Victoria Road South as well as complementary commercial uses. To permit the development of Phase 10, Westminister Woods Ltd. has applied for an Official Plan Amendment and Zoning By-law Amendment. The Official Plan Amendment would redesignate the Commercial Block of the Site from General Residential to Neighbourhood Commercial to implement the adopted, but not yet approved land use designation in Official Plan Amendment 48. The Zoning By-law Amendment would rezone the Site from A (Agricultural Zone) under the former Township of Puslinch Zoning By-law No. 19/85 to a Specialized R4.A (General Apartment Zone) for the residential building and a NC (Neighbourhood Commercial Zone) for the commercial buildings. This Urban Design Brief has been prepared in support of the applications to evaluate the proposed development s consistency with the relevant design policy framework as well as outline the elements of the proposed development. It reflects the modified design direction for the site, further to the original submission, and replaces the Urban Design Brief dated March 2015 for the site. 1
1. Contextual Analysis 1.1 Location and Site Attributes The site is a 1.44-hectare property (3.56 acres) located at the northwest corner of Victoria Road South and Clair Road East in the City of Guelph. The site is generally rectangular in shape and approximately 160 metres wide by 121 metres deep. The site will be comprised of two development blocks. The eastern residential block is 1.08 ha (2.67 acres) in size and has approximately 72 metres of frontage along Victoria Road South and 92 metres along Clair Road East, not including the intersection sight triangle. The western commercial block is 0.36 hectares (0.89 acres) in size and has approximately 38 metres of frontage on Victoria Road South and 88 metres of frontage on Samuel Drive. The site s physical attributes present little in the way of design challenges or constraints. The site is currently an undeveloped field that is currently used for construction staging for the Westminster Woods neighbourhood. The site is generally flat, recognizing there are some piles of fill on the site associated with construction. There is minimal grass cover on the site and no trees. The surrounding street pattern for the site s development has been established by Victoria Road South, Clair Road West and Samuel Drive bounding the site. The streetscape treatment pattern has been established along Victoria Road South for the abutting apartment buildings, which including consistent building setbacks, sidewalk location, decorative open fencing with brick pillars, and supporting landscape treatment. Image: Location of subject site recognizing the current build-out of the surrounding area not shown on the aerial photography. 2
Site Photo: view of the subject site looking to the south, showing built-up multiple residential to the north of the site, detached dwellings to the west and north, estate residential lots to the south, and open agricultural fields to the east. 3
1.2 Neighbourhood Context The site forms the last phase of the Westminster Woods neighbourhood. The site forms part of the urban/rural interface of Guelph with agricultural and estate residential land to the east and south with the more intense residential corridor that has been planned along Victoria Road South. The site is prominently located at the intersection of two significant transportation corridors in Guelph and does perform an entrance function, although more minor in nature to other principal gateways. The site s immediately surrounding context includes the following: North: a residential condominium development of 2-storey cluster townhouses and 4-storey apartment buildings, as well as detached dwellings, access from Samuel Drive. East: agricultural land across Victoria Road South (Township of Puslinch) owned by the Agricultural Research Institute of Ontario. South: larger estate residential lots on the south side of Clair Road East as part of the Rolling Hills neighbourhood. The corner lots on Megan Place providing an interface to the site although they are significantly set back from Clair Road East and visually screened by berms and landscaping. West: 2-storey detached dwellings on the west side of Samuel Drive facing the site. The site s contextual attributes do not present any significant design challenges or constraints for the proposed development, particularly given the development continues the established pattern to the north, although recognizing that considerations of height transition and edge treatment to abutting and facing properties is needed. Photos: apartment form of development located along the Victoria Road South frontage to the north of the site (above) and the agricultural fields to the east of the site (below). 4
2. Design Goals and Objectives The design objectives for the site, formulated in response to the relevant policy context from the Guelph Official Plan and Update, are to: 1. Facilitate a compact urban form at this significant intersection that completes the denser residential fabric established by the development immediately to the north of the site. 2. Orient buildings towards the street and have front façades with entrances and windows that respect the rhythm and frequency of the prevailing neighbourhood pattern. 3. Incorporate building entrances for commercial and residential buildings that are directly connected to public sidewalks on the bounding public streets. 4. Align buildings with the established setback pattern along Clair Road East and Victoria Road South. 5. Accentuate the corner of Victoria Road South and Clair Road East through signature building and landscape treatments that emphasize this prominent location. 6. Integrate the proposed residential and commercial components of the development while recognizing they will function under separate ownership. 7. Implement architectural design criteria that contribute to the established community character while providing variation in design. 8. Design parking areas in a manner that contributes to an attractive streetscape by providing screening and landscaping. 5
3. Response to Policy Context 3.1 Guelph Official Plan (2001) 3.1.1 General Residential Designation Section 7.2.7 of the Guelph Official Plan for the General Residential designation identifies criteria for assessing the merits of a rezoning application to permit new multiple unit residential buildings on sites that are presently not zoned to permit these particular housing forms, in respect to the eastern residential portion of the site subject to the proposed OPA. Design criteria for evaluating a development proposal for multiple unit housing from 7.2.7a) includes that the building form, massing, appearance and siting are compatible in design, character and orientation with buildings in the immediate vicinity. 3.1.2 3.1.3 General Urban Design Policies The relevant general urban design policies of Section 3.6 of the Guelph Official Plan generally apply to both portions of the site. This section provides design direction generally related to the following relevant aspects for the site: Sense of place and character (3.6.1 and 3.6.9); Gateway locations and signature buildings (3.6.5 and 3.6.6); Street orientation for buildings (3.6.10); Informal surveillance of activity areas (3.6.12 and 3.6.21); Screening of parking and service areas (3.6.15 and 3.6.16); Non-residential site and building design (3.6.20); and, Universal accessibility for developments (3.6.22). Neighbourood Commercial Designation Sections 7.2.40 through 7.2.45 of the Guelph Official Plan for the Neighbourhood Commercial designation provide urban design policies for commercial developments, in respect to the western commercial portion subject to the proposed OPA. These sections provide design direction generally related to the following relevant aspects for the site: Site and building design along street edges (7.4.41); Driveway entrances, internal vehicular circulation, and parking (7.4.42); Site Internal pedestrian systems and building entrances (7.4.43); and, Compatibility with nearby residential uses (7. 4.45). Image: land use schedule of existing Official Plan. 6
3.2 Guelph Official Plan Update (OPA 48) Although OPA 48 is not in full force and effect as yet given it is currently before the Ontario Municipal Board, its policies provide the direction for urban design in Guelph once approved. Section 8 of OPA 48 provides the relevant general urban design policies for both portions of the subject site, generally related to the following relevant aspects for the site: Driveway entrances and internal vehicular circulation (8.13.1 and 8.13.3); Location and screening of service areas (8.13.6); Pedestrian walking system (8.13.14 and 8.3.15); Lighting and informal surveillance (8.18.2). Energy efficiency and water conservation (8.1.1); Integration with surrounding neighbourhoods (8.2.2); Pedestrian-oriented streetscapes (8.2.11); Gateway locations and buildings (8.4.1, 8.4.5, 8.4.5 ); Buildings addressing, oriented, and situated to street edges (8.6.1, 8.6.2, 8.6.3); Corner buildings and prominent locations (8.6.4, 8.5.5, 8.6.6); Screened rooftop equipment (8.6.7); Minimized mass of long building facades (8.6.8 and 8.6.11); Commercial building design in keeping with context (8.6.9); Encouragement of a minimum building height of 2 storeys (8.6.13); Accommodation of future intensification and redevelopment (8.6.14); Site Compatibility of commercial development with nearby residential uses (8.7.1 and 8.11.1); Design of mid-rise building forms (8.8.1); Location, screening, division, and crossings of parking areas (8.12.4); Image: land use schedule of OPA 48 which the proposed OPA is implementing with the creation of the commercial portion of the site. 7
3.3 Consistency with Policy Context The following provides a summary of the relevant policies of the 2001 Official Plan and the Official Plan Update for the subject site and a description of how the proposed development responds to the policies. The relevant policies are organized by design themes with references to the applicable policies of the both documents. Policy Theme 1. Sense of place and character 2. Compatibility of multiple residential forms Official Plan 3.6.1 3.6.9 7.2.7 a) OPA 48 8.6.9 8.8.1 (v) 8.11.1 Design Response The proposed residential form completes the fabric of the Westminster Woods neighbourhood and follows the form and character established along Victoria Road South. The design of the residential building will take its cue from these existing residential buildings, including the main building materials, rhythm, size and shape, while tailoring the articulation to its prominent location at the corner. The design of the commercial buildings will complement this character while recognizing the commercial function of the buildings, in terms of supporting details of ground floor window transparency, signage, and canopies, as appropriate. The residential building design is similar to the surrounding context of multiple residential buildings to the north as part of the Westminster Woods neighbourhood, and the architectural character will take reference from the palette of materials, colours, and articulation on the immediately surrounding buildings. The residential building has the same height as the multi-unit residential buildings to the immediate north along Victoria Road South. The residential building is situated tight (6 metres) to both the Victoria Road South and Clair Road East street edges, similar to existing residential buildings along Victoria Road South, with the principal building entrance located at the corner and carrying through the building. 8
Policy Theme Official Plan 3. 7.4.45.1 Compatibility of commercial forms 4. Street-oriented building placement and design 3.6.21 b) 3.6.16 7.4.41.2 7.4.41.3 7.4.41.4 OPA 48 8.7.1 8.11.1 8.2.11 i) 8.6.4 8.8.1 i) 8.12.1 Design Response The angled portion at the corner will minimize the perceived bulk and length of the building at vantage points along Victoria Road South and Clair Road East. The commercial building mass is broken up into two shorter buildings (25 metres long) rather than a continuous building. Significant setback of closest commercial building (approximately 26 metres) to the northern property line shared with residential uses. Detailed design will ensure that blank, featureless walls do not face the units on the west side of Samuel Drive, including consideration for windows and doors. Planted and landscaped areas will define the site s northern boundary and the Samuel Drive streetscape. Lighting fixture types and locations on the building and site will be selected at detailed design to minimize glare on abutting residential properties, including consideration of full cut-off fixtures. Residential building is situated close (6 metres) to the Victoria Road South and Clair West street right-of-way edges, which provides an appropriate balance of street presence and space for landscaping similar to the other buildings on Victoria Street South to the north. The two wings of the residential building address both streets and will be articulated in a similar fashion, while the angled portion provide relief to the corner with an attractive, open landscape area as well as a distinct supporting architectural treatment that unifies the building but provides distinction from the wings. The southern commercial building is situated close to the Clair Road East (6 metres) and Samuel Drive (3 metres) right-of-way edges, while the northern commercial building is situated close to the Samuel Drive (3 metres) right-of-way edge. There is no surface parking is located between a public street and a building edge, recognizing smaller parking pods situated between the sides of the two commercial buildings. 9
Policy Theme 5. Internal road and driveway system Official Plan 7.4.42.2 OPA 48 8.2.2 8.13.1 8.13.3 Design Response The proposed residential building is accessed from the existing private condominium road (Kingsbury Square) to the north of the site. Commercial buildings will share a common vehicle access from Samuel Drive with a single crossing of the public sidewalk. Commercial and residential parking areas will be separated with landscaped areas from vehicular connection in the interests of avoiding flow-through traffic. Principal drive routes from Samuel Drive and Kingsbury Square will be supported by landscaped islands and areas. 6. Pedestrian walkway system 7. Street edge landscape treatment 7.4.43.1 7.4.43.2 7.4.43.3 7.4.43.4 7.4.43.5 3.6.21 b) 7.4.41.1 7.4.42.1 8.2.2 8.8.1 iii) 8.12.4 8.12.5 8.13.4 8.13.5 8.18.2 v) 8.12.1 Multiple site walkways provide direct access to building entrances from Clair Road East (2 walkways including intersection access), Victoria Road South (2 walkways including the intersection access), and Samuel Drive (3 walkways). A continuous north-south pedestrian connection will be provided through the site from the intersection, through the residential building, and north through landscaped centre island. A continuous east-west pedestrian will be provided through the site from the Victoria Road South sidewalk to the Samuel Drive sidewalk. Visually distinct surface markings will be provided for walkway crossings of internal vehicular routes. Main building entrances on the residential and commercial buildings will include weather protection canopies at the time of detailed design. Setback space along Clair Road East and Victoria Road South provides sufficient space for street edge plantings, which may include trees, shrubs, and low decorative walls/fencing. Landscape treatments along Samuel Drive will appropriately edge and screen visible surface parking area between sides of commercial buildings. 10
8. Parking areas 7.4.42.3 8.8.1 ii) 8.12.3 Parking for the residential building is contained entirely behind the building and away from the intersection of Clair Road East and Victoria Road South. Parking for the two commercial buildings is contained between the sides of the buildings and away from the Clair Road East frontage, and plantings would define the parking areas edges along Samuel Drive. The interior parking area for the site is divided into smaller sections with wide landscaped areas between the parking areas for the residential and commercial portions; through planted parking islands in the residential parking area; and, through the wide landscaped area with pedestrian walkway connecting through the residential parking area. 9. Bicycle parking 7.4.42.4 8.12.7 Short-term bicycle parking areas (commercial and residential) as well as long-term bicycle parking area (residential) can be accommodated during the detailed design stage in locations close to building entrances on the site. 10. Garbage, loading and service areas 3.6.15 8.13.6 Loading for the commercial buildings would be through parking spaces in the parking area, given the size of the commercial units. Garbage areas for the commercial buildings would be provided by enclosed garbage units, situated internally to the site away from the Clair Road East street edge and screened as necessary. Loading and garbage areas for the residential building will be internalized near the ends of the building, accessed from the north/west face of the building screened from the Clair Road East street edge. 11. Gateway treatment and signature building 3.6.5 3.6.6 8.2.11 ii) 8.4.1 8.4.5 8.4.6 8.6.6 Mid-rise, 4-storey apartment building sited to enhance the corner and run parallel with the adjacent streets, wrapping the corner with building presence. Residential building situated close (6 metres) to the Victoria Road South and Clair Road East street right-of-way edges, providing an appropriate balance of street presence and space for landscaping similar to the other buildings on Victoria Street South. The central portion of the residential building is pulled back at an angle to create a forecourt landscaped area at the corner. 11
The residential building s principal entrance is located on the angled portion, allowing pedestrian access from the corner through the building and to the site s interior. Architectural treatments will define the prominent central portion on the site and divide the length into smaller segments, accentuated with distinct architectural treatments to give a more distinctive presence in relation to the two wings that run parallel to each street. 12. Streetscapeoriented front facade design 13. Corner building treatment 3.6.10 7.4.43.5 3.6.6 8.2.11 i) 8.2.11 ii) 8.2.11 iii) 8.2.11 v) 8.6.1 8.6.2 8.6.5 8.2.11 ii) 8.6.13 A continuous street wall is established along Victoria Road South and Clair Road East with building placement and driveway locations. The residential building is situated tight (6 metres) to both the Victoria Road South and Clair Road East street edges, with the principal building entrance located at the corner and carrying through the building. Architectural design of the residential building takes its cue from these existing residential buildings, including the main building materials, rhythm, size and shape, while tailoring the articulation to its prominent location at the corner. The two wings of the residential building address both streets and will be articulated in a similar fashion, while the angled portion provide relief to the corner with an attractive, open landscape area and accentuated with distinct architectural treatments to give a more distinctive presence in relation to the two wings that run parallel to each street. The design of the commercial buildings will complement the residential character while recognizing the commercial function of the buildings, in terms of supporting details of ground floor window transparency, signage, and canopies, as appropriate. Main building entrances on the residential and commercial buildings will include weather protection canopies. The residential building s principal entrance is located on the angled portion facing the corner, allowing pedestrian access through the building and to the site s interior. The commercial building at the corner of Samuel Drive and Clair Road East will have each street-facing elevation given equal prominence and designed in a similar fashion in to terms of materials, colour and rhythm of architectural features. 12
14. Large buildings and long façades 3.6.10 8.2.11 iii) 8.6.8 8.6.11 8.8.1 iv) The principal entrance for the corner commercial building faces internally on the site and provide direct walkway connections to the public sidewalk along Samuel Drive and Clair Road East. Street-facing or street-oriented entrances will be considered through the Site Plan process, depending on future tenants The residential building is 4 storeys in height, while the commercial buildings will be 2 storeys or designed to appear as 2 storeys in height. Visual depth on the residential building s elevations will be created by the use of balconies sand supporting columns. The selection and placement of the different materials will delineate areas on the facade and develop a rhythm of use expressed on the exterior. The base brick material will unify the building elevations. Supporting accent materials of different colours will accent the ground and fourth floors. A regular pattern and rhythm of window openings will be used on all floors. Variations in the roofline shape will be used to break up the roof mass. Architectural treatments will define the prominent central portion on the site and divide the length into smaller segments, accentuated with distinct architectural treatments to give a more distinctive presence in relation to the two wings that run parallel to each street. 15. 3.6.12 Safety and casual 3.6.21(a) surveillance 8.18.2 i) Open viewlines will be maintained through the proposed placement of buildings along the public frontages and unobstructed views across the site s interior. A regular rhythm and pattern of windows on the residential building elevation will provide visibility to front areas abutting the public streets and rear areas to the parking area. Landscape design at the detailed design stage will address balancing desire for delineation of public versus private space and need for maintaining appropriate sight lines (such as low decorative walls into corner forecourt. Lighting plans at the detailed design stage will address lighting emphasis points and appropriate lighting levels for safety purposes. 13
16. Roof-top equipment 7.4.41.5 8.6.7 Roof-top equipment will be situated, and screened where necessary, to minimize views from the abutting public streets at the time of detailed design and through the Site Plan Approval process. 17. Commercial signage and lighting 3.6.20.1 8.6.9 All commercial signage will be at a consistent height throughout the commercial parcel, and designed to keep with the character of the surrounding community. Colours and themes will have an integral on with the architectural elements of the site. Lighting plans at the detailed design stage will address lighting emphasis points and appropriate lighting levels. 18. Energy efficiency and water conservation None 8.1.1 Conservations measures to be included at the time of detailed design include: o Low flush toilets, low flow faucets and showerheads. o Drain water heat recover systems to help reduce energy consumption. o Incorporation of low VOC (volatile organic compounds) materials. o Dwellings constructed to meet ENERGY STAR standard. o Automated controls for street lights that turn off with sufficient natural lighting. o Street trees plantings to help create a cooler microclimate. o Locally sourced construction materials to reduce environmental impact on the transportation system. 14
4. Design Concept 4.1 Concept Plan 4.1.1 Site Design The proposed concept plan translates the design goals and objectives to the site with a mixed-use development containing a mid-rise, 4-storey apartment with a range of unit sizes and two small 2-storey commercial buildings transitioning into the neighbourhood for neighbourhood-serving commercial tenants. The key design elements of the proposed site layout include the following elements: a) A continuous signature mid-rise residential building positioned parallel to both Victoria Road South and Clair Road East. The building is pulled back at an angle from the intersection to provide relief to the streetscape given its long mass. The building will be articulated to define its prominent corner location and assist in further breaking up the mass and defining the principal through-connection of the building. The design of the building will fit with the established surrounding character and materials established by buildings to the north. b) Positioning of the residential building along the adjacent public streets for a consistent streetwall (6 metres) with the other perimeter buildings to the north along Victoria Road South, as well as carried to the commercial buildings on the site. c) A landscaped forecourt in the space created by the residential building s angle and the intersection of Victoria Road South and Clair Road East. With a residential scale and character, this space would balance the need for a sense of enclosure to define public and private boundaries while ensuring the desire for visibility and interface to the public streetscape. Its design would include opportunities for landscape forms and treatments that create a visually attractive space, a modest amenity space connected to indoor space, commemoration of the site s heritage (Adams Farm link to the past uses on and around the site) through material treatment and art pieces, and visual and physical connection to and through the building. d) A connected pedestrian system with connections in all directions. This includes multiple connections from the buildings to the abutting public street edges; a central connection leading from the corner intersection, through the residential building, and to the north; and, a connection between the commercial and residential portions on the site. e) Surface parking for all buildings that is entirely contained behind the building mass, and away from the edges of Victoria Road South and Clair Road East. f) Driveway connections limited to a single access to Samuel Drive for the commercial portion and two residential accesses to the Kingsbury Square condominium road to the north. g) Landscaping that reinforces the street edges, internal site edges, and internal site connections. Further to the landscaped forecourt, street edge plantings along building fronts will continue the pattern that exists along Victoria Road South and carry it along Clair Road East. Landscaping planting will define the boundary lines to the neighbourhood to the north. The central north-south connection will be a generous width to accommodate walkways, landscape plantings, and potential small amenity space. 15
Proposed Concept Plan 16
4.1.2 Access, Accessibility and Circulation Vehicles will access the site from Samuel Drive for the commercial buildings or from the existing private condominium road (Kingsbury Square) at the north portion of the site for the residential building. Pedestrians can access the commercial buildings from multiple walkway connections along Samuel Drive or an internal walkway to the residential building. Principal pedestrian access residential building is from the central corridor which leads directly to the parking area and corner intersection, and has walkway lining the building leading to Clair Road East and Victoria Road South. This exterior corner facing the intersection will be made to be as a visual entry to the building and to emphasize the corner of Victoria Road South and Clair Road East. 4.1.3 Loading and Storage Loading for the commercial buildings would be through parking spaces in the parking area, given the size of the commercial units. Garbage areas for the commercial buildings would be provided by enclosed garbage units, situated internally to the site away from the Clair Road East street edge, and with opportunities for landscape screening. Loading and garbage areas for the residential building will be internalized within the ends of the building, accessed from the north face of the building screened from the Clair Road East street edge. 4.1.4 Parking All parking, including visitor s spaces will be behind the buildings when viewed from Clair Road East or Victoria Road South. The parking areas for the commercial and residential portions of the site will be physically divided to vehicular connections to limit commercial through-traffic, but will provide pedestrian connections to facilitate walking on the site. The parking areas are divided into smaller pods of parking where practical by landscaped islands and spaces to visually break-down the space. The surface parking areas will be buffered from the residential building by surrounding landscaped green spaces and amenity areas at grade. 4.1.5 Landscaping and Amenity Areas Landscape features such as tree plantings, shrubs, decorative walls, and potential public art will be used to articulate an environmentally vibrant streetscape. The corner forecourt will be a combination of space for a walkway, small scale amenity space, public art, and decorative walls, designed as a visible, attractive private open space. The front face of the buildings will be landscaped along the two streets to continue the landscaping pattern that already existing along Victoria Street South and carry it along Clair Road East. The central island through the residential parking provides opportunities for significant space for plantings as well as opportunities for amenity space for occupants. 4.1.6 Public Views and Vistas There are no views or vistas through this site from Victoria Road South or Clair Road East. The residential building is situated so that many of the units, including those on the end and along the 45 portion, will take advantage of views of the open land to the east and morning sunrise. 17
4.1.7 Massing and Form The proposed apartment building will be designed to be consistent with the height and form of the other buildings along Victoria Road South as part of the Westminster Woods neighbourhood. The massing of the 4-storey residential building will be designed to pick up the lines and proportions of the existing apartment buildings along Victoria Road South. The perceived length of the building will be broken by the angle wrapping the corner intersection as well as distinct architectural treatments (see below). The 2-storey commercial buildings are arranged to help to soften any potential impacts of the 4-storey residential building to the 2-storey residential buildings on the west side of Samuel Drive. Photo: General massing pattern established by residential building immediately to the north along Victoria Road South. 18
4.1.8 Architectural Treatment The architecture of the proposed residential building will seek to extend the visual continuity of the existing buildings along Victoria Road South, and serve to unite Clair Road East with Victoria Road South. As the site is at the corner of Victoria Road and Clair Road, the south facing corner will be marked as an important intersection within Guelph. Each façade along the two streets will be given equal prominence, while the corner itself will be emphasized by the buildings angled portion and the landscaped forecourt at the corner that will indicate the building s front yard. The existing apartment buildings along Victoria Road South ( Kingsbury A and B ) sets the general architectural character for the proposed development, which will be followed at the Site Plan stage as the architectural reference for the proposed building. This includes the following treatments: Visual depth on the elevations created by balconies sand supporting columns; Selection and placement of the different materials that delineates areas on the facade and develop a rhythm of use expressed on the exterior; Base brick material that unifies the building elevations; Supporting accent materials of different colours that accent the ground floor and fourth floor; Regular pattern and rhythm of window openings on all floors; and, Variations in the roofline shape to break up the roof mass. The longer form and mass of the proposed residential building will be mitigated through attention to the building s central, angled portion. While a specific design has not been completed for the building as yet, there is a commitment to three specific architectural design objectives for the corner segment, as follows: (1) A distinct central portion that is architecturally distinguished from the wings that run parallel to the abutting streets; (2) An emphasized entrance to the building that recognizes the prominent location and acts as a visual entry point to the site and building, as well as the neighbourhood at this intersection; (3) A linear reflection on the building elevation that seamlessly leads to a unique landscaped forecourt at the corner intersection through and leading through the building. These objectives may be achieved through the following elements on the central, angled portion that will be explored through detailed design at Site Plan Approval: Additional building materials and/or colours over and above, yet complementary, to the baseline palette; A higher proportion of glass to reinforce the openness of the linear connection through the building as well as used in a vertical fashion to accentuated the entrance; Variation in the roofline shape and pitches; Accentuated height along the roofline, such as through a taller architectural element or differing roof heights; Variations to the depth and patterns of projections, recessions, and fenestration; and, A more pronounced weather protection canopy and additional accent lighting around the main entrance. 19
4.1.9 Materials The use of materials for the proposed residential buildings will continue the pattern of rhythm, size and shape established by the surrounding 4-storey apartment buildings along Victoria Road South within the Westminster Woods neighbourhood, in the interest of continuity for the streetscape. The project will contain masonry elements as the main building material, and will be complemented by other materials including stone and siding. The angled portion of the building facing the corner intersection will receive a distinct treatment (per Section 4.1.8 above) to define its prominent role on the elevation and further break up the mass of the building. Photos: Palette of materials on existing residential buildings along Victoria Road South as the reference for the proposed development. Brick (base) Stone (ground accent) Asphalt (roof) Vinyl (upper accent) 20
4.1.10 Signage All commercial signage will be at consistent height throughout the commercial portion and will be designed to keep with the character of the surrounding neighbourhood. Colours and themes of commercial signage will be integrated with the architectural elements of the site and buildings. 4.1.11 Lighting Lighting plans at the detailed design stage will address lighting emphasis points and appropriate lighting levels. These emphasis points include building entrances, the corner forecourt area, the abutting streetscapes, the central parking median, and walkways through the site. 4.1.12 Shadow Impacts Given the low-profile height of the proposed buildings at 4 storeys and less, extensive or long-lasting shadow impacts on the sidewalks and public realm of Clair Road West or Victoria Road South are not expected from the proposed development. Photos: Commercial development (Westminster Square) that serves as a project reference for the proposed commercial in respect to building form, scale, architecture, materials, lighting and signage. 21
4.2 Integration with the Public Realm The continuity of the streetwall along Victoria Road South and wrapping around Clair Road East contributes to a more pedestrianoriented streetscape, allowing for an enhanced streetscape vibrancy. Architectural elements such as balconies will help to establish interesting forms and visibility along the entire length of the buildings, particularly highlighting the corner intersection. The landscape corner forecourt will be designed as an attractive visual marker for the corner that leads directly to the building entrance and continues in a linear fashion through the building and building architecture in a cohesive manner. Street edge landscape treatment features along Victoria and Clair will continue the pattern along Victoria Road South, including decorative fencing and pillars, trees, and foundation plantings. Multiple walkways on the ends and through the building as well as other walkways through the site provide strong connections between the public and private realms, thus enhancing accessibility. Photo: Established landscaping pattern along Victoria Road South sets the precedent for the proposed development, coordinated with the distinct corner landscape treatment, above right. 22
4.3 Sustainable Urban Design The proposed development provides a considered compact urban form that lends to a sustainable lifestyle. With the concentration of diverse activities, this will result to more efficient use of energy and achieve more sustainable urban form. Also contributing to this is the transportation. The #5-Gordon bus route runs through Westminster Woods with a stop at Waterford Drive and Frederick Drive, directly serving the site within a short walking distance (as well as the #56Victoria Express route that provides service through September to April). These transit routes will provide residents with alternative transportation options to reduce transportation on energy use. This development is not seeking a LEED certification, however, conservation measures towards the City s Community Energy Initiative will be implemented in the proposed development. Some of these features include dwellings that are equipped with low flush toilets, low flow faucets and showerheads; drain water heat recover systems to help reduce energy consumption; and, incorporation of low VOC (volatile organic compounds). Dwellings will be constructed to meet ENERGY STAR standard. Furthermore, street lights will have automated controls that turn off with sufficient natural lighting, and street trees will be planted to help create a cooler microclimate. Construction materials will be locally sourced to reduce environmental impact on the transportation system. Photo: Tree plantings to be used as part of sustainability measures for cooling purposes. 23
Summary This Urban Design Brief demonstrates that the envisioned urban design strategies of the proposed development are consistent with the design framework established by the current Official Plan and the approved Official Plan Update. While a detailed design has not been undertaken at this time, commitments in this Urban Design Brief ensure that the proposed development: Continues the established built form pattern along Victoria Road South and extending along to Clair Road East; Frames the abutting public streets with the same setback pattern established by the residential development to the north along Victoria Road South; Incorporates articulated facades with windows and entrances facing the public streets and with direct connections to the public sidewalks on the bounding public streets; Accentuates the corner through a signature building treatment for the neighbourhood with a coordinated architectural treatment and landscaped forecourt facing the intersection; Integrates the residential and commercial components of the development through building placement, pedestrian connectivity, and architectural treatments; Provides architectural design treatments that will contribute to the established neighbourhood character in terms of materials and treatments, while providing distinction at the corner; and, Continues the pattern of street orientation with parking areas contained behind the buildings and streetscape plantings and other landscape treatments to reinforce the streetscape. 24