Urban Design Manual PART A URBAN DESIGN GUIDELINES. Appeal 1.0 THE CITY S VISION. Built Form. Function. Order. Identity

Size: px
Start display at page:

Download "Urban Design Manual PART A URBAN DESIGN GUIDELINES. Appeal 1.0 THE CITY S VISION. Built Form. Function. Order. Identity"

Transcription

1 PART A URBAN DESIGN GUIDELINES Encourage innovative, high quality design at landmark locations Provide a high quality public realm. 1.0 THE CITY S VISION To create a safe, attractive, stimulating, accessible, and barrier free environment in which to live and work. (Part 2.6, - objective for Urban Design as contained in the City of Kitchener s Official Plan) The following principles will be used in implementing this Vision and in guiding Kitchener s urban form. Function Promote accessibility/usability/safety for all groups. Offer choices and variety in terms of housing, commerce and modes of transport. Appeal Provide functional and attractive design. Provide an appropriate scale and a sense of proportion. Built Form Encourage a compatible built form. Encourage high density. Support compact development in the central neighbourhoods. Promote the protection and sustainability of natural environments. Encourage strong and clearly defined pedestrian connections and linkages. Order Encourage legibility in design i.e. clearly understandable design patterns. Provide a balanced and efficient distribution of activities. Promote the continuity and improvement of established development patterns and streetscape design. Identity Encourage distinctive and recognizable design. Provide a focus for activity. Reinforce neighbourhood character and place making City of Kitchener : Part A Urban A-1

2 INTRODUCTION Urban Design is concerned with the following: Designing buildings and the spaces between them. Managing the resources of the built environment, both new and existing. Meeting the needs of the developers and the users of the urban environment. Coordinating the various design disciplines to achieve a team approach to urban development. Encouraging sustainability Good urban design seeks to create a safe, functional and attractive built environment. An equal partnership among respective professions, including Architects, Landscape Architects, Planners and Engineers is required to achieve this objective. The City of Kitchener is committed to achieving a high standard of urban design in the public and private realm. These guidelines, in conjunction with Council approved Urban Design Briefs, have been adopted by City Council in order to implement the existing urban design policies contained within the Official Plan. Amendments to the content of the Design Manual will be adopted by City Council, with the exception of minor amendments that are technical or editorial in nature which will be approved by the Director of Planning. These Urban represent a framework for establishing Kitchener s future urban form. It sets out a number of positive design principles, which should be followed in the design of new communities, sites and buildings. These guidelines should be reviewed and evaluated with all planning processes and approvals including plans of subdivision and site plan approval. The purpose of the Guidelines is to ensure that new development is consistent with the City s Vision for urban design stated herein. New development should demonstrate conformity with the five guiding principles contained within the Vision: Function, Order, Identity, Appeal and Built Form. The Guidelines are presented in a hierarchical fashion. Community Design and Neighbourhood Design, deal with urban design at a larger scale. Site Design, addresses detailed site planning issues, Building Design and Massing examines specific building design and streetscape issues and Crime Prevention Through Environmental Design addresses safety and security in site design. The Guidelines are intended to be flexible. They are not intended to prescribe specific design solutions but rather to express the preferred design objectives of the City. The development process is viewed as a cooperative venture between the City and the development industry. A successful development will achieve the City s Vision while meeting the individual needs of the proponent. Each section of the document contains a goal and specific design guidelines. The goal establishes the overall aim of the particular subject. The design guidelines set out directions and techniques, which will achieve the stated goal and the City s Vision. The Guidelines are supported by Design Briefs (Part B) and a comprehensive set of Design Standards (Part C). The Design Briefs address specific land uses or types of development and the Standards contain detailed information, definitions and technical criteria. Specific design standards and policies are referenced throughout the Guidelines. Although comprehensive Design Briefs are only available for certain forms of development, the requirements contained in Part A and Part C of the should be regarded at the early design stage of all projects. There may be instances where due to site conditions or unique circumstances, certain guidelines and standards may be in conflict with each other or physically not achievable. In all cases, proponents are encouraged to discuss these conflicts with the appropriate City staff. In the development of City projects, all Departments shall have regard for these Guidelines. 2.1 The Evolution of Kitchener s Urban Form Kitchener s present urban form has been shaped by several factors, including the local economy, transportation and population growth. This form is very much a product of these factors linked together over the last century City of Kitchener : Part A Urban A-2

3 The first land use plan for the present day City of Kitchener was developed by Thomas Adams and Horace Seymour in It was characterized by a comprehensive zoning by-law used largely to protect housing values and help create an orderly development of the City. A total of five zones were created: heavy industrial, light industrial, business, residential and detached private residential. Building height and building lines were also regulated. directed the urban form of the City for many years to follow. In 1949, an Official Plan was adopted by the Kitchener-Waterloo Suburban Planning Board. A ring road was incorporated into the plan, which eventually developed into the present day Conestoga Parkway. Throughout the 1950 s and 1960 s, the preference for ranch-style and split-level homes led to an increasing demand for land. Servicing costs became an important factor in determining how the City would develop i.e. access to water and sanitary sewer facilities. The curvilinear street pattern emerged as the dominant street design, in place of the earlier established grid pattern. Today, there has been a renewed focus on planning issues in the City s downtown and a new commercial policy structure based on a nodes and corridor model. In addition, the preservation of heritage buildings and the creation of heritage districts have emerged as an important component of the planning process. New suburban development design includes the preservation and integration of important natural features and the use of decorative street furniture. All of these issues call for a need to include urban design as a key component of the planning process. Adams-Seymour Plan First City Plan The Adams-Seymour plan was also characterized by a dominance of the grid-iron street pattern. The plan contemplated the growth of Kitchener outside of the established nineteenth century form of Berlin (the former name of the City). In addition, distinct residential districts were created, and business and industrial areas were located along primary arterial roads. After the Second World War, the development of new housing dominated the form of the City. Through the development of the National Housing Act, middle and lower-middle class citizens qualified for a residential mortgage, a factor which greatly increased the demand for new housing. The general thought of the time was that single-family houses were an essential housing form to which Canadians should aspire. The major growth in demand for new suburban housing 2012 City of Kitchener : Part A Urban A-3

4 COMMUNITY DESIGN This section deals with urban design at the planning community scale. The guidelines are intended to create diverse places for living, working and recreation. Local communities include Forest Heights, Stanley Park and Laurentian West. As a general statement, communities should have a mix of land uses including a variety of housing types and park spaces, schools, shopping areas and employment opportunities. Many communities in Kitchener are bound by major streets such as Fisher Hallman Road or large natural features such as the Grand River forming a community edge. Over time, the urban form of communities has changed particularly as it relates to the street network, building types and park space design. Today, a design-based approach is encouraged to create communities that promote a sense of place, have integrated street networks with transit-oriented development, effectively integrate natural and heritage resources and include walkable neighbourhoods with interesting streetscapes, focal points and destinations. The attention to detail is also important to create or strengthen distinct themes or character. In all cases, a high standard of community design will ensure that all elements are integrated with one another and contribute to complete communities. The following guidelines are intended to assist in creating a vision and design principles within a community Plan. This will be further implemented in the neighbourhood concept plan, subdivision design and ultimately the site plan stage. A grid street pattern with transit supportive development is typical for many older communities across the city. 3.1 Creating a Sense of Place To create communities that have a distinctive character, pedestrian-friendly streets and prominent landmarks, views and vistas Community Structure Create a community of identifiable and walkable neighbourhoods and districts. Identify and incorporate existing natural, cultural and built heritage features into new communities. Design urban areas to allow for direct and convenient access to major destinations and focal points. Provide a variety of public spaces for passive and active uses. Provide a variety of focal points at prominent, accessible locations. Incorporate transit supportive development along planned transit routes City of Kitchener : Part A Urban A-4

5 Streetscapes Design streets for various modes of travel with emphasis on pedestrian use, comfort and aesthetics. Create interesting gateway features at prominent community entrances. Establish a distinct theme or character for prominent streets and gateways. Provide consistent streetscape elements to complement and unify the built form (i.e. decorative street lights, tree hierarchy, signage, etc.) and to assist with way finding. Promote activity along streets by locating building entrances and windows close to the street, benches and building entrances at major transit stops and integrate public spaces along street frontages. Promote eyes on the street by minimizing front yard setbacks and providing porches, doors and front windows facing the public street. Plan for active uses such as retail, services and restaurants at the street level to encourage pedestrian activity and movement between private and public spaces. Minimize the use of physical noise attenuation measures. Boulevards with distinctive landscape details and branding, along with the maturing forest area, create an attractive gateway into the Doon Mills community. Active streets are created when front doors face public streets. Ensure garages do not dominate the streetscape. The following design alternatives should be considered: A prominent community focal point can be created through a major landmark feature such as this clock tower located in a roundabout intersection. Limit garage width and projection. Construct garages flush with the front of the dwelling. Develop detached garages to the rear of the dwelling, accessible by either rear lane or front driveway. Locate garages below the ground floor level. Construct tandem garages. Ensure streets are well lit. Coordinate street tree plantings and street lighting to avoid blocking street lighting. Enhance streetscapes through tree planting. Ensure optimal conditions are provided for the maintenance and health of trees. (ie. appropriate 2012 City of Kitchener : Part A Urban A-5

6 topsoil depth and soil chemistry, structural soils for urban conditions and sufficient root zone.) Landmarks, Views and Vistas Use massing and architectural detailing to create a landmark structure in locations that terminate significant views. Provide special attention to heritage resources and public buildings that occupy prominent sites by creating pedestrian scale pubic spaces for residents and informal gathering near the building entrance. Frame prominent intersections by locating buildings or other significant structures close to the property line. Protect existing views and vistas of built and natural landmarks. Create new opportunities for focal points where possible through the location of streets, intersections, walkways, lookouts, built form and site design. Encourage public art in prominent locations to create recognizable features and landmarks. 3.2 Trees and Woodlands To incorporate trees and woodlands of value into new development. Protect larger woodlands and maintain, enhance or restore adequate linkages between natural areas. Creation of new linkages should be considered where none presently exist if ecologically appropriate. Design new development to incorporate, protect and conserve existing healthy trees and woodlands. Avoid the fragmentation of woodlands and maintain or create appropriate buffer areas for conservation of significant natural features and functions. Minimize grading and hydro geological changes to the existing site to avoid disruption to natural systems. Incorporate existing trees into the streetscape, where possible. City Design Standards and Policies Tree Management Policy Storm Water Management Facilities Design Brief for Suburban Development and Neighbourhood Mixed Use Centres Frame prominent intersections by locating buildings close to the property line. Single loaded streets are an effective design strategy to integrate new subdivision development with woodlands City of Kitchener : Part A Urban A-6

7 Conserve significant heritage resources including buildings, structures, district streetscapes and landscapes using strategies such as: Protection of the root zone, soil structure and the understorey growth is necessary to ensure the survival of mature trees and woodlands. Paige wire fencing and signage at a woodland in a new subdivision in the Chicopee area protects trees during construction. Planning and conservation strategies in the Strasburg Creek Watershed and the Huron Planning Community include a vision for an Environmental Education facility and the maintenance of ecological integrity within the 200 hectare Huron Natural Area. 3.3 Heritage Resources To ensure new development complements and, where possible, incorporates heritage resources of natural, historical, architectural or cultural significance. Preservation - maintaining and/or restoring a heritage resource within its context of setting. Adaptive re-use rehabilitation of a heritage resource for a new function. Incorporation integration of individual components of a heritage resource into a new development. Contrast integration of new, contrasting building materials in a way which respects the integrity of the heritage resource. Sensitively rehabilitate heritage buildings where required for persons with disabilities while having the lowest impact on significant heritage features. Identify significant architectural details and features of heritage resources and incorporate similar details and features into new building designs. Design strategies should be sensitive to existing heritage resources, providing for some reproduction of character defining features while maintaining some distinction between old and new. Ensure that the design and location of lighting, streets, signage, parking, public works facilities, grading and other site features respect the integrity and character of the heritage resource. Ensure that new development proposed near significant heritage resources is compatible and incorporates a high level of urban design particularly as it relates to views, streetscape character and building material selection. Ensure all new development is in compliance with the policies and consistent with the guidelines of any applicable Heritage Conservation District Plan and the recommendations of any applicable heritage impact assessment as approved by the City City of Kitchener : Part A Urban A-7

8 City Design Standards and Policies Heritage Conservation Policies, Section 5.3 Official Plan Upper Doon Heritage Conservation District Victoria Park Area Heritage Conservation District Plan St. Mary s Heritage Conservation District Design Brief for Suburban Development and Neighbourhood Mixed Use Centres A typical residential streetscape within the Victoria Park Area Heritage Conservation District. 3.4 Street Network To create a highly connected street network providing for appropriate traffic distribution, safe pedestrian and cycling conditions, barrier free access and efficient public transit. The Shantz Terrace housing development, at the corner of Ottawa Street and Maurice Street, integrates the historic building on this townhouse site through thoughtful site planning and the appropriate use of materials, building form and roof lines. The Bread and Roses housing development demonstrates that additional height can be well integrated through careful consideration of building setbacks, massing and materials. Minimize the impacts on natural environment and cultural heritage features. Ensure the street network, including layout and design, accommodates all intended users including pedestrians, persons with disabilities, cyclists, emergency vehicles and automobiles. Design streets to accommodate all intended functions such as travel lanes, on-street parking, transit, bike lanes, landscaped medians where proposed or required. Some functions may be prioritized. Design the street network based on a hierarchy of streets to accommodate different functions with emphasis on non-motorized travel. Encourage a dedicated bicycle route along a major street or to major destinations. Design the street network with a direct and efficient transit route in close proximity to higher density neighbourhoods and transit supportive uses. Improve access to transit routes by 2012 City of Kitchener : Part A Urban A-8

9 providing multiple local street connections to transit routes. Create an interconnected street pattern that promotes connectivity between abutting neighbourhoods, provides good connections within neighbourhoods and to major destinations. Balance the use of grid and curvilinear street patterns to increase route options. Ensure the local street network is easy to navigate and is well integrated with the arterial road network. Improve connectivity and accessibility by providing multiple local street connections to arterial streets with interval spacing of metres between intersections. Ensure intersection spacing of no more than 60 metres along collector and local roads. Provide direct pedestrian access between arterial streets and adjacent neighbourhoods (walking distances should be minimized and steps or steep grades should be avoided). Discourage street networks that provide limited access between neighbourhoods and are not continuous. Design intersections to balance the needs of automobiles, trucks, buses, cyclists, persons with disabilities and pedestrians. Where necessary or appropriate, incorporate consistent traffic calming measures to moderate vehicle speeds and promote pedestrian and cyclist movement. Design streets to avoid reverse lotting. Where appropriate, a system of service streets and looped local streets located parallel to major streets may be used to avoid reverse lotting on arterial streets. The use of private rear lanes may also be considered. Design street patterns which optimize passive solar gain where possible (i.e. east-west street orientation to maximize south exposure of buildings). Preferred street network which provides continuous connections between neighbourhoods and major streets City of Kitchener : Part A Urban A-9

10 Pedestrian safety and accessibility is improved through mid-block pedestrian connections. City Design Standards and Policies Traffic Calming Policy Transit Supportive Policy City of Kitchener Cycling Master Plan City of Kitchener Subdivision Manual Design Brief for Suburban Development and Neighbourhood Mixed Use Centres 3.5 Transit To ensure new development is transit supportive. Locate buildings in commercial areas close to or at the property line to facilitate pedestrian access and encourage transit use. Provide continuous sidewalks on both sides of roadways to support transit use and walkable communities. Orient higher intensity uses toward existing and planned transit facilities, corridors and planned commercial areas. Ensure transit facilities are easily visible, well lit and integrated with the ultimate landscape design in terms of tree/shrub planting, grading, etc. Coordinate transit stops with major activities, pedestrian routes and building entrance locations. Shade trees should be planted near transit stops to provide shade from the summer sun, but not in a location which blocks street lighting. City Design Standards and Policies Transit Supportive City of Kitchener Sidewalk Policy Design Brief for Suburban Development and Neighbourhood Mixed Use Centres Design for convenient pedestrian access with transit routes. Minimize walking distances between transit stops and primary activity areas. Design neighbourhoods so that transit service can be provided to 95% of all dwelling units within 450 metres walking distance of a transit route. All multiple dwelling units should be located within 300 metres walking distance of an existing or planned stop. A closer location is encouraged for the higher density uses. Location of existing and planned transit stops should be considered early in the design process. Large shopping centres and planned commercial areas serve as nodes in the transit system City of Kitchener : Part A Urban A-10

11 Locate buildings close to the street along transit corridors. Higher density uses, such as stacked townhouse units, are appropriate near transit stops and shopping areas. 3.6 Parks, Open Spaces and Trails To provide a variety of outdoor recreational and amenity opportunities for all age groups. To provide an accessible linked parks and open space system. Coordination with the City s recreational and open space objectives. Monitoring and response program for all parks and natural systems. Create an interconnected open space system with a variety of park spaces located within walking distance to most homes. Provide for a continuous and linked community trail system separate from the street network. Design urban areas to allow for appropriate public access to important natural features, community trails and major park spaces. Provide significant park frontage along streets to improve safety, accessibility, visibility and identity. Locate district and community scale parks as primary focal points which are easily accessible from surrounding neighbourhoods and contain a variety of activities and amenities for all residents. Locate active recreational uses and any associated parking facilities in a manner which minimizes conflict with adjacent residential uses. Provide small-scale parks and sitting areas to encourage community interaction. Provide plazas or urban squares in key commercial areas, which are well lit and well integrated into the immediate area. Consider opportunities to integrate public art features. Provide trail connections leading to park spaces, natural areas and other destinations such as schools, employment and community facilities. Ensure that the following are addressed in the location and design of parks, and the preservation of natural features: The existing ecological characteristics of the natural features, future management strategies, and the timing of construction. Design Standards and Policies City of Kitchener Parks Master Plan City of Kitchener Leisure Facility Master Plan City of Kitchener Public Art Policy Design Brief for Suburban Development and Neighbourhood Mixed Use Centres 2012 City of Kitchener : Part A Urban A-11

12 Pedestrian interest is improved when public art is provided in urban squares. An interconnected open space system can be created through an integrated community trail system that provides accessibility to different neighbourhoods and park spaces. Hibner Park on Ahrens Street is an intimately scaled open space, only 0.2 ha, and includes a fountain, play area, sitting areas, decorative lighting and gardens. It is a visual focal point and gathering spot in this older neighbourhood City of Kitchener : Part A Urban A-12

13 NEIGHBOURHOOD DESIGN This section deals with urban design at the neighbourhood scale, a scale of development which is larger than a city block or individual subdivision development and smaller than a community which includes a variety of neighbourhoods and supporting land uses. Local neighbourhood examples include Cedar Hill, Belmont Village, Forest Hill and Williamsburg. Kitchener has many neighbourhoods that vary in terms of scale, density, built form and character. From a general design perspective, the City has two categories of neighbourhoods, Central and Suburban, which can be defined by their geographic location in the city. The Central Neighbourhoods include Downtown and the immediate surrounding neighbourhoods. They are generally characterized by mature treed boulevards, a grid or modified grid street pattern, shorter block lengths, housing diversity and convenient access to shops, schools, employment and transit. Many Central Neighbourhoods are evolving through adaptive re-use and infill development projects. New development is expected to be compatible with existing neighbourhoods. The Central Neighbourhood guidelines are also supported by the Mixed Use Corridor Design Brief and Downtown Design Policies and Guidelines. The Suburban Neighbourhoods are located at the outer portions of the city outside the central area and include greenfield areas. Compared to Central Neighbourhoods the Suburban Neighbourhoods display a greater variation in terms of scale, form and function. New development within these neighbourhoods will be subject to detailed design guidelines contained in the Design Brief for Suburban Development and Neighbourhood Mixed Use Centres. Specific urban design guidelines apply to two types of neighbourhoods, central neighbourhoods located in the central part of the city, and suburban neighbourhoods, located at the outer portions of the city. 4.1 Central Neighbourhoods To ensure new infill development is compatible with the existing neighbourhood Character Respect the existing neighbourhood character through compatible building massing (building height, scale and location), building design principles and streetscape elements. Contribute to lively, attractive, pedestrian-friendly streetscapes. Promote an urban street relationship by locating buildings close to the street, particularly along transit routes, with parking in the side or rear yards. Vehicular parking should not detract from the character of the neighbourhood City of Kitchener : Part A Urban A-13

14 Use materials that are similar to those found in the existing neighbourhood. Allow opportunity for contrast and variety. Maintain the rhythm of existing building separations, the size and dimensions of existing façade openings, and the proportion of opening to wall. Emphasize the ground floor level facing the street with strong vertical and horizontal articulation, window openings and building entrances. Avoid locating mechanical equipment in public view or facing public streets. Provide effective screening techniques where not possible. Incorporate decorative piers or fencing at prominent site entrances. Sensitively integrate signage into building design with emphasis given to pedestrian-scale signage, artistic design elements and decorative lighting. Transit supportive development is achieved when higher density development is located close to the street with building entrances and windows facing the street. Neighbourhood character is reinforced when new development respects the traditional building line and incorporates similar building materials with creative design solutions such as bay windows Built Form Design buildings at a height and scale which is compatible with the surrounding area. Consider specific massing options that establish an appropriate relationship to the surrounding built form. Locate buildings close to the street particularly at street intersections. Respect the traditional building line. Maintain a human scale of development through a comfortable street enclosure which is created through appropriate building massing in relationship to the street width (the height to street width ratio). Reinforce the pedestrian environment through appropriate building massing technique. Emphasize the base sections of taller buildings through appropriate building setbacks/stepbacks. Provide a change in massing (building heights) for sites with multiple buildings Amenities Strengthen connections to parks, schools, recreational and cultural facilities where possible City of Kitchener : Part A Urban A-14

15 Encourage underground parking for higher density projects. For multiple dwellings, provide on-site amenities such as play spaces, recreational facilities and landscaped outdoor seating areas. Consider alterative amenity spaces for compact development such as rooftop gardens and rooftop decks. Provide opportunities to accommodate short term and long term bicycle parking. Consider opportunities to integrate public art into the site or building design features to enhance identity and public realm quality. Neighbourhood character is reinforced when buildings are located close to the street and frame the intersection. City Design Standards and Policies Mixed Use Corridors Design Brief for Downtown A public art feature was incorporated into the St. Mary s High School redevelopment. 4.2 Suburban Neighbourhoods A comfortable street enclosure is created when buildings are located close to the street and maintains a compatible massing relationship to the street. To create diverse, attractive, walkable neighbourhoods that contribute to complete communities Character Conserve existing site features in a sensitive manner, and incorporate as a neighbourhood focal point where possible or appropriate City of Kitchener : Part A Urban A-15

16 Create a street pattern that contributes to neighbourhood identity and character. Encourage a variety of focal points that contribute to neighbourhood identity and walkability. Design interesting park spaces that contribute to neighbourhood identity or character. Create attractive streetscapes through housing variety, articulated building facades and consistent street tree planting Encourage enhanced and coordinated streetscape elements that contribute to a neighbourhood theme or character. Establish a street hierarchy that is well-connected to the surrounding neighbourhoods and to arterial streets. Encourage higher quality streetscape elements along major streets. Reduce physical barriers to neighbourhood interaction through attention to street design, connectivity and noise attenuation Built Form Create an urban street condition by locating buildings close to the street. Encourage taller buildings along wider streets. Encourage buildings to be located close to the street, particularly along transit routes and street intersections. Consider alternative solutions to accommodate site conditions and use. Provide a change in massing (building heights) for sites with multiple buildings. Existing trees can be conserved through creative street designs and park space features. Neighbourhood character and interaction is improved through interesting park space designs and elements. A strong neighbourhood entrance is created when buildings are located close to the street Amenities Ensure neighbourhoods have direct access to major destinations such as park spaces, areas of employment, shopping and institutions. Provide a variety of park and open space features within walking distance to most homes City of Kitchener : Part A Urban A-16

17 Provide enhanced transit stops at key locations in neighbourhoods. Consider opportunities to provide enhanced streetscape elements, street furniture and amenities at major destinations. Consider opportunities to provide interpretive signage or way finding in the public realm to prominent site features. Consider opportunities to integrate public art into new neighbourhoods or public spaces. City Design Standards and Policies Design Brief for Suburban Development and Neighbourhood Mixed Use Centres Neighbourhood character and identity is improved through enhanced amenities, such as architectural mailbox facilities and decorative lighting City of Kitchener : Part A Urban A-17

18 SITE DESIGN This section builds on the broader principles established in the previous sections and addresses specific site design topics. Site planning, operational and landscape design topics for new development will be addressed, as well as additions to existing buildings and structures. Attention to individual elements improves the attractiveness of a development from the street and on site. The following guidelines ensure that new development functions well for pedestrians, persons with disabilities and all forms of transport, including automobile, transit and bicycles. 5.1 Site Circulation To ensure that site circulation is safe and functional for all persons and vehicles Pedestrian Circulation Provide barrier free sidewalks leading directly from the public street, transit stops and parking areas to the principal building entrances. Install weather protected entrances with sidewalk ramps at all public building entrances and major transit stations. Minimize pedestrian and vehicular crossings on site. Provide barrier free access throughout the site, avoiding drains, catch basins and similar obstructions. Identify and emphasize major pedestrian routes through the use of signage, bollards, new sidewalk linkages, pavement markings, trees, appropriate scaled lighting, and continuous hard surfaces. Provide pedestrian links between neighbouring properties, large central parking lots and mid-block linkages for residential development projects. An example of a well defined pedestrian route through the use of trees and other landscape Provide weather protected shelters and lighting at transit stops Vehicle Circulation and Parking Locate parking areas (particularly barrier free parking spaces) in close proximity to building entrances. Provide vehicle parking at the side and rear of buildings. Front yard parking is discouraged. Vehicle parking is encouraged to be situated to the side and rear of the building and close to the entrance City of Kitchener : Part A Urban A-18

19 Clearly define primary vehicle routes on the site through the use of signage, curbing, bollards and line painting. Parking areas should be separated from primary vehicle routes and driveway entrances to public streets. Ensure parking lot planting does not obstruct views of approaching traffic and pedestrians. Landscaped areas should be designed to avoid creating a hiding place for those with criminal intent. Link parking areas on abutting commercial properties to provide for movement between lots. Provide landscaping around the perimeter of parking areas and laneways. Use low level screening adjacent to public streets. Use dense screening (i.e. solid fences, coniferous plant material) when adjacent to residential development. Provide raised traffic islands to break up large parking areas. Traffic islands should be of a suitable scale and size to accommodate shrub and tree planting. Traffic islands should be barrier free where they are part of the pedestrian circulation system. Provide adequate lighting levels and uniform coverage in parking areas and service/utility areas. Screen parking areas to avoid illumination of adjacent properties by automobile headlights. Provide well drained areas, separated from parking spaces, to accommodate winter snow storage. Provide convenient and easily visible locations for bicycle and motorcycle parking. This parking lot provides a convenient and easily visible location for bicycle parking. Landscaped islands provide additional definition of vehicular and pedestrian site circulation. Provide ground cover other than sod within raised traffic islands. Select parking lot plant material with the following qualities: Ease of maintenance and free of nuisance fruit or berries. Hardy, strongly branched. Pollution, salt and drought tolerant. Avoid dead-end parking aisles Provide an adequate number of shopping cart corals in central locations throughout commercial parking areas Parking Structures Integrate ground level, street oriented uses within parking structures where possible City of Kitchener : Part A Urban A-19

20 Ensure that entrances and ramps are at a uniform scale with other facade treatments and streetscape elements. This parking garage has been designed to fit into the character of uptown Waterloo. Provide barrier free parking close to entrances and elevators. Ensure parking structures include the following safety features: Adequate and uniform lighting. Protected light fixtures. White paint to improve light levels and reduce glare. Clearly indicated exit routes and doors. Locks and self-closing devices to secure entrances and exits. Alert signs to remind users to lock all vehicle doors and check back seats. Mirrors and circular support columns to avoid potential entrapment and hiding area Ensure that new parking structures incorporate articulated facades that contribute to the streetscape, and compliment the surrounding built form and building features. Consider active uses along primary street frontages. Provide indoor bicycle parking spaces or dedicated rooms within large parking structures Commercial Parking Lots Controlled access gates should provide proper on site vehicle stacking to avoid congestion on adjacent streets. Main traffic aisles should be incorporated to provide direct and continuous circulation routes throughout the site. A pedestrian pathway(s) for safe travel through the site should be provided. This could be accomplished in the form of a landscaped pathway and appropriate demarcation. Provide lighting to eliminate any dark space or potential entrapment areas. Attention should be paid to areas where predators can hide, such as in forests or along railway lines. Provide internal landscaped islands and landscaping around the perimeter of the lot to reduce the heat impacts of asphalt and to soften the appearance of the parking lot. Provide a minimum 6 metre wide route with a minimum center line turning radius of 12 metres to accommodate a fire route through the lot. Where controlled access gates are used, emergency access gates are to be provided Driveways Maximize the distance between site access driveways as well as the distance between site access driveways and street intersections. Provide mutual driveways where appropriate, especially along major collector and arterial roads to minimize the number of driveways. Ensure pedestrian safety and maximize visibility through the proper location of driveways City of Kitchener : Part A Urban A-20

21 Sportsworld Crossing provides a well designed pedestrian walkway through a busy parking area. City Design Standards and Policies Access to Roads Surface Parking Facilities Outdoor Lighting Drive Through Facilities This service area at Sportsworld Crossing consolidates many site services in a single area that is located partially below grade and out of public view. Orient continuous sources of noise and odour away from sensitive adjacent uses. Use noise attenuation measures where necessary. Locate recycling and garbage handling within the primary building or within an accessory structure. Ensure adequate access for the related service vehicle. 5.2 Site Services To ensure that site servicing components are functional, attractive and appropriately screened from public view. Ensure loading bays, recycling areas and garbage storage facilities are located away from public streets or screened through the use of landscaping, walls and buildings. Eliminate conflict between service/loading areas and vehicle/pedestrian routes. Design on-site circulation to eliminate reversing or maneuvering on public streets. Screen commercial outdoor storage from public streets and adjacent residential uses. Deep well garbage and recycling systems are aesthetically pleasing and can be easily accommodated on a site. Apply a higher level of design and articulation (i.e. thick cornice lines or glazed spandrel windows) to garbage enclosures facing public streets or close to internal driveways. A higher level of landscaping may also be required City of Kitchener : Part A Urban A-21

22 Encourage roll down doors to reduce entrapment opportunities and improve storage concealment. Encourage deep well garbage collection systems. Locate utilities underground to improve the appearance of the development. Where above ground utilities are necessary, ensure compatibility with other site features. City Design Standards and Policies Ministry of Environment and Energy Noise Guidelines Landscape Design Storm Water Management Facilities 5.3 Landscape Design To provide landscaping which enhances each building or project as well as the streetscape. Maintain unobstructed visibility to building entrances, key architectural features, signage and public spaces. Locate plant material in a manner which provides adequate site lines for both motorists and pedestrians. Group trees and shrubs to frame building elevations and to add visual interest to blank facades and open spaces. Install landscape elements which provide colour and decoration, having regard for local seasonal changes. Install plant material to soften building elevations, maintain a pedestrian scale and provide definition to public walkways and open spaces. Provide landscaping to screen and buffer parking areas, open storage and other site service elements. Provide landscaping at the streetline which contributes to the continuity of landscaping between adjacent properties. This low level parking lot screening helps to buffer the parking lot while providing seasonal colour to the streetscape. This streetscape landscaping provides continuity between adjacent properties and has a calming affect upon the street. Provide protection from excessive summer sun and cold winter winds, especially adjacent to outdoor areas where people congregate. Stabilize steep embankments through the use of soft and hard landscape material, such as retaining walls, ground cover and trees. Select plant materials which are ecologically sound, appropriate for the existing and future site conditions, and suitable for all seasons City of Kitchener : Part A Urban A-22

23 the street line. If beyond 15m of the street line, street numbers shall be 300mm. Construct ground supported signs with a horizontal orientation at a height proportionate to the development. Ground supported signs should incorporate building and landscape materials used elsewhere in the project. Entrance planting at the award winning Queens Heights,, provides and enhances unobstructed visibility to the building entrance at a human scale. Hard and soft landscape materials have been used to accentuate the entrance while stabilizing a steep embankment and providing protection from the outdoor elements. Incorporate drought resistant plant material in order to reduce long term maintenance requirements and conserve water (xeriscaping). Select native plant materials where appropriate and avoid the use of invasive plant species. City Design Standards and Policies Landscape Design 5.4 Site Signage To ensure that exterior site signage provides an adequate amount of information and does not dominate the streetscape. Provide clearly visible street numbers on ground supported signs for identification and emergency response purposes. The minimum height of all street numbers shall be 150mm if within 15m of A well designed ground supported sign is simple, bold, includes the street number and is detailed in concert with the architecture of the building. Limit the number of messages on signs to avoid graphic overload. Simpler signs are more easily read. Generally signs with ten items of information, including words, symbols and abbreviations or less can be read by the motorist. Signs with more than ten items of information (graphic overload) create clutter in the streetscape City of Kitchener : Part A Urban A-23

24 The signage on this property illustrates a uniform height of signage and presents a coordinated look. This ground supported sign illustrates an example of graphic overload. Provide a uniform height and location of fascia signs on multiple tenancy buildings in order to portray a unified image. Use signage to promote a particular image in neighbourhoods with a distinctive character. Artistic signage that promotes the character of a given area is preferred. Automatic changing copy signs are not permitted near residential properties, street intersections and highway interchanges/frontages. This photograph of Eby Street at Market Lane captures the character of Market Village. Many residential buildings have been converted to retail and restaurant uses. The signage is compatible with the character of the area. Provide on-site directional signage to orient people within a development. Main site features (i.e. telephone, washrooms, exits) should be identified. Provide Multiple Unit Identification Signage for all multiple building commercial and residential developments (excluding single apartment 2012 City of Kitchener : Part A Urban A-24

25 buildings and street fronting townhouses) to provide for ease of orientation. Provide appropriate landscaped areas on the site to properly identify the location of portable signs. Ensure that mature landscaping and signage work in harmony with each other. City Design Standards and Policies City of Kitchener Municipal Code, Chapter 680 Emergency Services Policy 5.5 Lighting To provide clarity of night-time visibility for pedestrians and motorists and to minimize the intrusion of light onto adjacent properties. Design site lighting that considers all building and user needs. Particular attention is to be paid to pedestrian areas, driveways, transit stops, parking, service areas and buildings. Implement a hierarchy of lighting to reinforce design continuity and decoration. For example, building entrances should have a higher level of lighting than a parking lot. Use full cut-off and non-visible reflective type lighting to eliminate glare and light spillage on neighbouring properties. The source of light (the element) must not be visible from adjacent residential properties. Select exterior street lighting fixtures based on compatibility with the character of the neighbourhood and in keeping with the City s inventory of available light fixtures. An example of full cut-off pedestrian scale lighting in the Sportsworld Crossing Development. Use pedestrian scaled lighting (3.5 to 4 metres high) to clearly identify pedestrian routes, and illuminate public spaces. Use LED, metal halide, incandescent or fluorescent lighting (white light) in order to provide a better colour rendition and detail. Full cut-off fixtures provide lighting where it s needed without upward light spillage. Provide uniform lighting by installing more fixtures with lower wattage than fewer fixtures with higher wattage City of Kitchener : Part A Urban A-25

26 Coordinate lighting systems and landscaping to ensure that plant materials or other landscape features do not obscure site and street lighting. Use lighting to accentuate historic buildings, landscape features and public monuments. Consider decorative, pedestrian-scaled lighting along public walkways and new public spaces. Consider decorative light fixtures for major public buildings, large development projects and public spaces/focal points. City Design Standards and Policies Outdoor Lighting Onlighting Downtown 5.6 Emergency Access To minimize emergency response time. City Design Standards and Policies Emergency Service Policy 5.7 Building Clusters To arrange buildings to create safe, secure and usable internal spaces. Orient building clusters to public streets. Respect existing neighbourhood building patterns and massing. Provide pedestrian connections between on-site open space and adjacent public open spaces. Ensure high connectivity with active use areas and low connectivity with sensitive natural areas. Ensure that emergency vehicles can gain easy access to, within and from the site. Provide on-site vehicle circulation and parking which does not conflict with the use of emergency access routes. Provide clear pedestrian passage to and from the building to enhance emergency access and exit. Identify maximum spatial separation between front door entrance and street line for emergency access. Identify the location of hydrants and sprinkler connections through the use of signage and bollards. Provide identification signage for all multiple tenancy developments. Signage is to be provided at the front and rear faces of commercial buildings in order to identify building units, hydrants and emergency routes. An example of a building cluster oriented toward the public street. Design internal open spaces and activity areas as an integral component of the site. Play areas should be clearly visible and have multiple entry and exit points. Provide seating for adults at play areas. Design building clusters and open space areas to optimize sunlight and shading in all seasons City of Kitchener : Part A Urban A-26

27 Take advantage of site conditions such as grading and existing plant material. ease of access and maneuverability for large vehicles, including ingress and egress in a forward motion. Separate pedestrian routes and recreational facilities from vehicle circulation and parking areas. Design visible and well lit pedestrian routes along natural desire lines. Provide open space and/or outdoor recreational areas at an appropriate scale for the type of development. Excellent play environments, such as this one at the Tallpines Townhouses, are well designed, provide adequate space for play activities and fit well into the site as part of the outdoor living area. Well designed recreational space includes places for adults and children in an outdoor extension of their living environment. Provide recreational facilities in residential projects suited to the age and abilities of the occupants. Use barrier free design principles in play and relaxation areas. Consider site grading requirements early in the design process to maximize accessibility. The interior courtyard of the Lancaster Maples is oriented to the south creating a warm micro-climate for use in the spring and fall and full solar exposure for the interior living areas. The large shade trees retained on the site provide shade and cooling in the summer. Consider the location of site services such as garbage enclosures, loading areas and fire routes early in the design process. Site services require Recreational facilities are not to be located within storm water management areas. Orient noise sensitive uses away from off-site noise sources and arrange buildings to provide passive noise attenuation. Orient principal internal and external living spaces southward to maximize passive solar gain City of Kitchener : Part A Urban A-27

28 Situate buildings to avoid overshadowing of adjacent buildings and pedestrian routes. Provide a reasonable contribution of public art, with significance, as a component of all major commercial, office and institutional projects. Play environments which are isolated may be considered unsafe, and therefore unused. The Duke Street entrance to Kitchener City Hall is the setting for this publicly funded sculpture. The modest budget for this three component work was included at a tiny fraction of the overall project cost. Provide landscaping to allow for shadowing during the summer and maximum solar exposure during other seasons. City Design Standards and Policies Cluster Townhouses Outdoor Amenity Areas for Senior Citizens Outdoor Play Spaces for Children Emergency Access Multiple Unit Identification Policy Storm Water Management Facilities Landscape Design Shadow Studies 5.8 Public Art To encourage the provision of art in major building projects. Provide public art in all major public works and building projects. The foyer of the Canada Trust Building on King Street includes a striking wall mural which is also visible from the street. Use artist-designed functional components in publicly accessible interior areas (lobbies, reception areas, meeting rooms) and outdoor areas (plazas, landscaped spaces). Also consider using artists design in signage and banners. Plan for public art in the conceptual stage of the development in order to integrate art works into the building and site design. Public art should provide a focal point in the development and become a prominent landmark for the community City of Kitchener : Part A Urban A-28

29 Public art may include a wide range of art forms. Building or landscape elements, such as fountains, decorative doorways, signage, architectural features, lobby or other public area design elements, murals, sculpture or other graphic expressions of any materials (glass, metal, concrete, fabric, wood, neon etc.) are considered public art. 6.0 BUILDING DESIGN AND MASSING Building design and massing contributes to urban quality, sense of place and compatability. Massing refers to the building s physical form, which includes roofline, wall plane, rhythm and is influenced by specific design features and architectural treatments that break down bulk into defined, articulated components that relate to one another, surrounding built form and the street. A high quality building design will enhance pedestrian usability and help create attractive streetscapes. Good building detail is important in contributing to a rich and vibrant urban place. Significant public locations such as landmark sites, terminus sites, corner buildings, heritage buildings, and infill sites require special consideration. An example of public art being a prominent landmark for the community and a focal point for the development Consider the following in determining the location for public art: Public art is encouraged to be integrated into the site and conceived with the historical and future context in mind. Public art should be sited at the more publicly accessible parts of the site. Public art should be sited in a manner which does not jeopardize other design objectives such as providing clear site lines, barrier-free access and personal safety and security. City Design Standards and Policies Zoning By-law 85-1, Section 5.19 (Public Art Bonusing Provisions in the Downtown) Public Art Culture Plan II These guidelines do not advocate a particular architectural style. Rather, they encourage individual architectural expression. Attention is placed on certain building elements to achieve good form through a variety of architectural expressions. The Ontario Planning Act gives municipalities the authority to request and approve building elevations limited to building mass and conceptual design. The general guidelines contained in this section of the, and any other approved Design Brief, shall be used to evaluate building elevations. 6.1 Massing and Building Design To provide attractive building forms, facades and roof designs which are compatible with surrounding buildings. Locate the main building facade towards a public street or internal courtyard. Principal walls should have windows along the street or interior space to provide casual surveillance and break up the building mass City of Kitchener : Part A Urban A-29

30 Locate active uses such as retail, service shops and restaurants at the street level to encourage pedestrian activity and interaction between internal spaces and the public realm. Organize tall buildings into distinct sections including a strongly defined base element to improve the pedestrian environment, an articulated middle section to minimize bulk and a defined top section which contributes to an interesting skyline. Mix long and short townhouse blocks on residential streets to provide for variation in the streetscape. Avoid single monotonous elevations through use of rooflines, colours, chimneys, window bays, materials, and other features. Articulate corner and rear elevations. A well defined entrance from the street at the Regional Building on Frederick St. Emphasize the main building entrance. Canopies over doorways and other treatments are encouraged to provide weather protected outdoor space. Avoid blank walls along the principal building elevation facing a street, private roadway or rear elevations facing residential properties or public space. Where blank walls are unavoidable, use architectural techniques (banding, soldier course, pilasters, glazed windows, etc.), murals and additional landscaping materials to enhance the elevation. Vary and articulate building facades to provide visual interest. Building mass along streets can be broken up by a series of bays to create the impression of smaller building units. Design buildings to ensure a transition in scale, form and height from adjacent buildings. Use building mass, location of windows, horizontal lines, cornices, gables and roofs to create transition and a change of scale. The attention to detail in the building and site design of Kitchener Housing s Linden Terrace are a reflection of the City s commitment to achieving a high standard of urban design. Detail buildings using cornices, keystones, window bays, eaves, dormers, entrance canopies, and other such elements. Design rooftops to have some identifiable shape. Avoid square or flat rooftops on large buildings City of Kitchener : Part A Urban A-30

31 Enclose or screen rooftop mechanical equipment. Integrate roofs and screening with the design of the building in terms of form, materials and colour. The roof design of the Regional Building on Frederick Street encloses the HVAC equipment and provides an identifiable shape to the structure. City Design Standards and Policies Mixed Use Corridor Design Briefs 6.2 Infill Development To ensure infill development complements existing buildings and neighbourhood character. Design buildings at a scale which is compatible with adjacent structures. New buildings should respect the established heights and setbacks in the neighbourhood. Design buildings to be compatible with the surrounding built form through appropriate building mass, design features and materials. Use materials that are similar to those found in the existing neighbourhood. Maintain the rhythm of existing building separations, the size and dimensions of existing façade openings, the proportion of opening to wall and vertical articulation. Design buildings to respect the invisible lines created by existing neighbourhood building features such as cornices, gable heights, porch elevations, similar roof pitches and other defining elements. Create interest and vitality in new building facades using elements found within the existing neighbourhood (porches, dormers, bay windows, roof pitches, etc.). Ensure that all accessory building features and components including rooftop mechanical equipment, air conditioning equipment/units, and balconies are well integrated into the building design and do not negatively impact the streetscape. Provide adequate fire separation distance between new infill buildings and existing buildings. Accommodate vehicle parking and circulation in a manner that respects the existing neighbourhood condition. Vehicle parking should not dominate front yards and should not detract from the character of the neighbourhood. City Design Standards and Policies Zoning By-law 85-1 Shadow Studies 6.3 Building Design and Microclimate To minimize adverse microclimate impacts through building design. Design buildings and site landscaping in order to reduce or mitigate an undesirable wind impact on 2012 City of Kitchener : Part A Urban A-31

32 pedestrian comfort level. Use elements such as stepped building facades, canopies, arcades and appropriate plant materials. Provide sheltered or canopied pedestrian spaces at all major building entrances. 7.0 CRIME PREVENTION THROUGH ENVIRONMENTAL DESIGN Crime Prevention Through Environmental Design (CPTED) is defined as the proper design and effective use of the built environment to reduce crime and the fear associated with crime, and an improvement in the quality of life. The thrust of the CPTED concept is that manipulation of the physical environment can produce desired human behaviour or conversely reduce (or eliminate) undesired human behaviour. The concept involves more than physical security measures. It is based on the belief that crime can be directly related to the design of the physical environment and implementation of good urban design. Market Square on Frederick St. provides shelter at the street and is a well used transit stop. Orient buildings, outdoor spaces and pedestrian activity areas to maximize sunlight exposure during the cooler months and shading during the warmer months. Minimize shadows cast on adjacent properties, especially outdoor spaces and pedestrian activity areas. The City may request a shadow study to demonstrate that the height and/or location of a building will not generate unacceptable amounts of shadow over adjacent lands. Depending on the size and location of a proposed project, the city may request a wind and/or snow deposition study to determine that any adverse climate conditions are mitigated. City Design Standards and Policies Shadow Studies Landscape Design CPTED does not purport to provide crime prevention solutions to the broad universe of human behaviour, but rather specific behaviours in a specific environment. The concept seeks to prevent certain types of crimes and the fear associated with them by manipulating variables that are closely related to the specific environment. CPTED is the specific design of physical space in the context of the needs of the legitimate users of that space, the expected/intended use of the space and the anticipated behaviour of both legitimate users and potential offenders. CPTED is a proactive approach to crime prevention. The principles of CPTED overlap in many areas and work together to provide a safe and secure environment for legitimate users of a space, while increasing the perception of risk to a potential offender. It is important to implement the CPTED principles at the earliest stage of a development project. Owners, developers, architects, planners, landscape architects, lighting and grading engineers need to work together to achieve the highest level of safety for all developments City of Kitchener : Part A Urban A-32

33 The goal of CPTED is to emphasize the perceived risk of detection and apprehension to a potential offender. The key is to have potential offenders perceive that an unwarranted intrusion will elicit a protective response from not only those having legitimate access to a space, but also the casual user of a space. The arrangement and design of buildings (interior and exterior), structures and open spaces can encourage or discourage undesirable behaviour and criminal activity. Ultimately, the CPTED concept strives to achieve a design that is appropriate for the designated use of the space by identifying the potential for criminal activity and providing a solution compatible with the designated use by implementing strategies that will enhance the effective use of the space. Key Principles: The key principles of CPTED are: Clearly defined walkways guide people through spaces to the intended destination. Access Control Surveillance Territorial Reinforcement Maintenance Access Control This strategy is directed at decreasing criminal opportunity by denying access to crime targets and creating a perception of risk to offenders. This can be accomplished by the judicial placement of buildings, entrances/exits, parking areas, fencing and lighting for example. This strategy can also include the use of physical and mechanical means of controlling access through locking devices, alarm systems, and signage to mention a few. Access control limits the opportunity for crime by taking steps to clearly differentiate between public space and private space. The aim is to physically guide people through a space by strategically locating streets, sidewalks, building entrances, lighting and landscaping. Define public space (sidewalk) from Semi-private space (front yard) and private space (front porch) with soft and hard Landscape elements (plants, ornamental fencing, alternative surface treatments). Surveillance This strategy refers to the placement of physical features, activities and people in a way that maximizes visibility and observability of a space. It is directed toward keeping intruders easily observable and therefore less likely to commit criminal acts. Site and building design must ensure that users can see and be seen City of Kitchener : Part A Urban A-33

34 This can be accomplished by the proper selection and placement of landscape material, lighting, building orientation, parking lot location, and window locations to provide maximum visibility and observation. Surveillance can also include more formalized measures such as CCTV, security guards or a police presence. Territorial Reinforcement This strategy encourages legitimate users of a space to develop a sense of ownership and responsibility for a space. People have a desire to protect or defend their own space. Extending a persons sphere of influence can be a significant deterrent to a potential offender. Elements of territorial reinforcement can include the use of physical attributes that express ownership such as signage, fencing, and lighting, as well as symbolic barriers including landscaping and changing surface treatments that provide a psychological deterrent to a potential offender. This play area is ideally located for maximum eyewitness potential and provides amenities for adults to supervise their children. There is no mistaking the entrance to this building. The design of the entrance clearly indicates you are leaving public space and entering private space. Perimeter trees should be limbed up to 1.8 metres above grade to provide clear visibility into a property, especially parking lots. Buildings should be oriented so windows over look parking lots City of Kitchener : Part A Urban A-34

35 An intruder beyond the public space on this street would clearly stand out and be easily identifiable. A well maintained property tells people that someone cares about the property. Maintenance This strategy encourages the care and ongoing maintenance of a property ensuring the continual use of space for its intended purpose. Maintenance also serves as an additional expression of ownership over a space. Key elements for ongoing maintenance include regular pruning of landscape material, inspection of lighting and replacement of burnt out bulbs, removal of graffiti (within hours), garbage removal. Maintenance is based on the Broken Windows Theory which has proven that the presence of one broken window will entice vandals to break more windows in the vicinity. Vandalism and graffiti encourages more vandalism and graffiti as does an uncared for property or building. Lighting maintenance is very important to ensure appropriate light levels are maintained to eliminate dark or shadowed areas. 7.1 CPTED Report Submission Requirements All development proposals in Kitchener are to incorporate the principles of CPTED. Certain site plan proposals, as determined by the Supervisor of Site Plan Development and certain subdivision proposals as determined by the Manager of Development Review, will be required to submit a CPTED report for the City s approval as a Condition 2012 City of Kitchener : Part A Urban A-35

36 for Issuance of Site Plan Approval or prior to Draft Plan Approval for subdivisions. Consultants submitting a CPTED report are to be knowledgeable in CPTED and formally trained. The CPTED report is to clearly outline how each of the CPTED principles will be incorporated into the development with details of the specific strategies to be implemented for each of the principles. As each development is unique and will have individual challenges, the suggested CPTED strategies provided in this section are not intended to be a checklist or complete listing of strategies, but rather guidelines to be considered in the design process. 7.2 CPTED Strategies - Subdivisions Subdivisions are the core of a community. They incorporate a multitude of uses; from housing to schools to neighbourhood shopping to public spaces, as well as the road network and public walkways that connect all of these uses. Consideration needs to be given to each of the uses in a subdivision and to how these uses will interact with one another. Gateway entrance features, traffic calming measures and front lotting dwellings onto public spaces will create a greater perception of risk to a potential offender and create a stronger sense of community. To create a safe environment where people live, work and play. Traffic calming measures should be implemented on higher volume streets to not only deter speeding but also impede escape routes from subdivisions. All streets should provide sidewalk on both sides. Provide gateway features such as a columned entrance with landscaping to clearly define the entrance to a subdivision. Public walkways should be limited in length and be observable from surrounding properties and streets. Access Control: The street network should be designed to limit access without disconnecting one area from another. Streets should be designed to discourage cutthrough traffic. Surveillance: Locate parks and open spaces in front of residential areas so they can be easily observed from nearby homes or provide a larger street frontage for views into park and open space areas. Dwellings should front onto streets (rear-lotting dwellings should be avoided as it creates a disconnect and eliminates the opportunity for surveillance) City of Kitchener : Part A Urban A-36

37 Use pedestrian scale lighting in high pedestrian traffic areas. Landscaping should not create hiding areas or entrapment areas. Locate central mail boxes in high pedestrian and vehicular traffic areas. Territorial Reinforcement: Public spaces and parks should be signed with hours of operation and behaviour expectations. Locate public spaces and parks in front of dwellings to extend the homeowners sphere of influence to include the public or park space. Accentuate entrances with different surface treatments, architectural elements and landscape design. Where possible use shorter length streets to create more of a community feel for residents Design homes with front porches and recessed garages to encourage interaction between residents. All buildings should provide the municipal address on both the front and rear of the structure with numbers at least 150mm in height in a visible location. Maintenance: Maintain landscaping to a high standard in all seasons. Provide a light standard/fixture numbering system to allow the public to easily report broken or burnt out lights. 7.3 CPTED Strategies Parks, Open Spaces and Trails Parks, open spaces and community trails are very important components of any community. They need to be places where people of all ages feel safe while engaging in organized or passive activities. Care is to be given to ensure programmable spaces do not have conflicting activities adjacent to one another. Parks, open spaces and trails should be visible from homes and streets. To provide a safe recreational environment for people of all ages. Access Control: Parks, open spaces and trails should be designed to provide direct links to the surrounding community and neighbourhood. Trails should provide multiple points of entry and exit to prevent entrapment. Parks, open spaces and trails should be signed with the appropriate details of hours of operation, behaviour expectations and contact information for reporting problems. Provide an entrance feature at the principle access point for parks and trails. Design trails along preferred desire lines City of Kitchener : Part A Urban A-37

38 Provide suitable surface treatment to allow barrier free access. Surveillance: Locate parks and open spaces in front of residential areas so they can be easily observed from nearby homes. Provide a larger street frontage at park and open space entrances to maximize visibility of the area by passersby and street traffic. Use pedestrian scale lighting in high pedestrian traffic areas. Landscaping should not create hiding areas or entrapment areas. Locate playground equipment in areas that afford maximum surveillance opportunities. Provide lighting only in areas that are intended to support evening/night activities. Territorial Reinforcement: Give consideration to placement of various types of activities planned for parks to ensure conflicting uses are not adjacent to one another. Locate public spaces and parks in front of dwellings to extend the homeowners sphere of influence to include the public space or park. Accentuate entrances with different surface treatments, architectural elements and landscape elements to define borders. Ensure trails are inspected in a timely fashion to remove any debris, garbage or deadfall from trees. Provide a light standard/fixture numbering system to allow the public to easily report broken or burnt out lights. Remove graffiti within hours or sooner. Repair damage caused by vandalism within hours or sooner. 7.4 CPTED Strategies Single Detached Dwellings Residential areas are the heart of a city. Our homes are the centres of our lives, where we should feel most safe. And, while we may have multiple choices when it comes to walking through a certain part of town or using public transportation, we have few choices when it comes to the streets where we live. The guiding principle here is know they neighbour. Streets and homes should be designed to encourage interaction between neighbours. Examples of good design elements include a front porch, property lines that are defined simply by low shrubbery rather than high fences, exterior illumination and house numbers that are clearly visible from the street. To create environments where neighbours interact and to build and maintain homes that are not targets for criminal activity. Maintenance: Maintain landscaping to a high standard in all seasons. Provide regular garage pickup and garbage container maintenance. Encourage deep well garbage systems City of Kitchener : Part A Urban A-38

39 Access Control: Use walkways and landscaping to direct visitors to the proper entrance and away from private areas. Install shrubbery or low fencing to control access to private areas. Door locking devices should not be located within 1.0 metre of any window opening (side light). If door locking devices are within 1.0 metre of a window opening, the window should be covered with a protective window film. Provide secure locking devices on all windows and doors. Dead bolt locks are preferable on all exterior doors. Garage doors should be equipped with a garage door opener (do not keep the opener visible in vehicle). Surveillance: Install light fixtures to fully illuminate all doorways that open to the outside to provide an average of 5 foot candles within 3.0 metres of the doorway. Front doors are to be fully visible from the public street. Windows should be installed on all sides of the building where permissible. Use motion detection lights to illuminate walkways and yard areas to provide visibility to all areas. Driveways should be visible from either the front or back door and at least one window. Maintain landscaping to provide maximum visibility to and from the house. Ensure landscaping does not impede visibility to and from ground floor windows. Territorial Reinforcement: Clearly define property lines and private areas with landscaping, unique surface treatments or fencing. Dwellings should provide the municipal address on both the front and rear of the building with numbers at least 150mm in height in a visible location preferably with photocell lighting to ensure visibility at night. Use front porches or stoops to create a transitional area between the street and the home. Porch lights should be equipped with photocell technology or timer switches. Maintenance: 7.5 Keep all exterior light fixtures in working order. Keep litter picked up and the yard neat. Maintain landscaping with regular pruning and keep the law mowed. The house, garage and any storage buildings should be kept in good repair. Ensure all window and door locking devices are maintained in good working order. CPTED Strategies Multiple Dwellings Multiple dwellings pose the same problems as single family dwellings but these problems can easily be compounded by the number of dwellings and residents. Here we have a greater number of public areas to consider: shared interior hallways, elevators; laundry rooms and parking areas, and so on. Multiple dwellings don t necessarily mean multiple problems. There s a certain amount of truth to the old saying there s safety in numbers and with neighbours who take responsibility for each other there s no reason why a multiple dwelling building cannot be a safe place to live City of Kitchener : Part A Urban A-39

40 To create multiple dwellings with safe and secure common areas, parking facility and amenity spaces. Common areas of the building (laundry room, mail room etc.) should have window openings to the exterior and to interior common hallways. Common areas of the building (laundry, mail room etc.) should be access card or key controlled. Unit doors to be equipped with a viewer. Access Control: Access to the building should be limited to no more than two points of entry. Elevators should be centrally located in high pedestrian traffic areas. Common hallways to be illuminated with a white light source to an appropriate level. Common building entrances should be equipped with automatic door closure and locking devices. Balcony railings should not exceed the height required in the building code and should not be of a solid or opaque material. Entrances into parking lots should be highlighted by landscaping or architectural design. Parking garages should have a secured access point requiring an access card or key. Surveillance: Exterior doors should be visible from the public street. All doors that open to the outside should be well lit. All building facades should have windows. Parking spaces should be assigned to each unit but not be marked with a unit number. Visitor parking is to be designated and signed. Surface parking areas should be visible from windows and doors. Parking areas and pedestrian walkways should be well lit. Amenity areas should be visible from a multitude of windows and doors. Ensure that garbage enclosures do not create blind spots or entrapment areas. Elevators and stairwells should provide maximum glazing opportunities and be visible from windows, doors and common hallways. Ensure shrub material is maintained to a maximum height of 0.9 metres for clear visibility. All stairwells should be well lit and open to view, not behind solid walls. Surface parking areas should not be defined by berms or landscaping that shield them from view. Use open railings and open risers whenever possible in accordance with the Ontario Building Code City of Kitchener : Part A Urban A-40

41 Territorial Reinforcement: Property lines should be defined by landscaping or a see-through fence. Landscaping and fencing should provide visibility into the site from the street. Building entrances should be accentuated by architectural features, lighting and landscape elements. All buildings and residential units should be clearly identified by street address numbers that are a minimum of 150mm in height and illuminated. Door locking devices should be located a minimum of 1.0 metre from any window opening. If door locking devices are within 1.0 metre of a window opening, the window should be covered with a protective window film. Common doorways should have windows and be key or access card controlled. Maintenance: Maintain all common areas to very high standards. Keep trees pruned up to 1.8 metres from grade and shrubs pruned back from windows, doors and walkways to a maximum height of 0.9 metres. Enforce rules regarding discarded vehicles and inappropriate outdoor storage. Provide adequate garbage facilities and ensure garbage is removed in a timely fashion. Ensure all exterior and interior lighting in common areas is inspected regularly and burnt out bulbs replaced. Graffiti should be removed within hours or sooner. Repair damage caused by vandalism within hours or sooner. Provide a forum for residents/tenants to report vandalism and graffiti and perpetrators thereof (anonymously if necessary). 7.6 CPTED Strategies Institutional Uses Institutional uses, such as churches, libraries, community centres and schools pose unique situations when applying the CPTED strategies. They can each involve a multitude of uses, different types of user groups and may have unusual hours of operation. That being said, there are ways to mitigate these situations by carefully designing buildings and sites being cognizant of their unique characteristics and applying CPTED in areas that will provide the greatest benefit. To create institutional and public buildings which foster a safe environment for all users and deter the potential for criminal activity. Access Control: Clearly define the primary entrance to the facility with lighting, landscaping, unique surface treatments and architectural features. Limit the number of access points to as few as possible City of Kitchener : Part A Urban A-41

42 Require visitors pass through a checkpoint attended by someone in authority. Where possible require key or access card for entry. Public restrooms to be equipped with a maze entry system rather than doors. Secure outdoor amenity areas with appropriate height fencing where appropriate (such as daycare facilities). Surveillance: Avoid large blank walls which limit visibility and serve as targets for graffiti. Design exterior facades to have windows and architectural features with appropriate landscaping to deter vandalism. Do not block or cover exterior windows and doors with signage or opaque window coverings that obscure visibility. If using CCTV as a means of surveillance use light fixtures with a white light source such as metal halide to provide the best chromaticity (colour rendition). Erect signage advising the facility employs video surveillance equipment for security purposes that may or may not be monitored at any time. Locate outdoor parking areas (including bicycle parking facilities) and amenity space to be under observation from the main building. Territorial Reinforcement: Provide highly visible, architecturally appropriate signage in the design, include the municipal address on way-finding signage. Clearly define the boundaries of the property with landscaping or a see through fence. Use window film on ground floor windows of buildings with high value targets (such as computer rooms in schools). Maintenance: Install landscape materials that mature within the available space and ensure that at maturity they will not obstruct light fixtures or visibility. Remove graffiti within hours or sooner. Ensure all exterior and interior lighting in common areas is inspected regularly and burnt out bulbs replaced. Keep parking areas maintained and free from garbage or debris. 7.7 CPTED Strategies Commercial Store Fronts For a neighbourhood to remain healthy, its local businesses must flourish; and for a business to do well it must be a safe place to frequent. With the increase in separating commercial areas from residential areas, and the decline of commercial store fronts which often accompanies this separation, it is essential that CPTED strategies be followed when building or remodeling commercial property. Simple design features such as positioning cash registers near the main entrance and keeping pay phones visible can accomplish much in the way of making customers feel safe and secure. To make commercial store fronts safe places for employees and shoppers alike City of Kitchener : Part A Urban A-42

43 Ensure loading areas and garbage enclosures do not create entrapment areas or hiding places. All entrances should be under visual surveillance by staff or monitored electronically. Unobstructed visibility should be maintained from the store to the sidewalk, street and parking areas. Pay phones should be located away from the store front and be visible from the cash area. Access Control: Clearly identify the building entrance (awnings, canopies, landscape planters etc.). Provide way-finding signage to direct patrons from parking areas to entrances. Locate cash registers at the front of the store near the main entrance with clear visibility to the outside. Rear access doors should be equipped with a 180 degree peep hole viewer. Ensure the building exterior does not provide access to the roof. Security alarms and appropriate locking devices should be installed on all exterior doors. Window film can be applied to windows and doors to prevent the smash & grab thief. Surveillance: Windows should face front and rear parking areas for increased visibility. Signage is not to cover more than 15% of window and glass door area. Provide adequate lighting on exterior of building. Interior shelving and displays should not exceed 1.5 metres in height. Territorial Reinforcement: Property boundaries, where possible, should be delineated with high branching trees, low hedges, fences or gates. Private areas should be easily distinguishable from public areas. Stores with rear parking should be identified with fascia signs on rear façade of building and preferably a rear entrance. Position parking areas to be clearly visible from the building and street and delineate parking spaces. Operating hours should coincide with those of neighbouring businesses. Maintenance: Keep buildings and walkways clean, repaired and unobstructed. Maintain parking areas to a high standard without potholes or trash. Remove faded posters, broken signs and worn displays. Maintain landscaping to a high standard. Install attractive window displays in vacant stores to eliminate the abandoned image. Keep lines of sight open throughout site by pruning trees and shrubs to allow visual access to all parts of the site City of Kitchener : Part A Urban A-43

44 CPTED Strategies Shopping Malls Shopping malls often provide much of the public space in suburban communities and as such can be a mixed blessing. On one hand they perform the important function of being a town centre, serving as a gathering place for the community, while on the other hand, a mall can serve as an attraction for criminal activity. While the shopping mall continually grows in size and popularity, it also becomes a haven for abnormal users and the site of a growing number of parking lot crimes. It is now more important than ever that the people designing these centres implement CPTED strategies in the design process. To create shopping malls that are safe places for people and their vehicles. Access Control: Signage should clearly mark public entrances in conjunction with landscaping and architectural features. Sidewalks and public areas should be clearly defined by way of unique surface treatments and/or landscaping. Loading and delivery areas should have designated hours of operation and be separate from public parking areas. Parking areas should not be bermed or landscaped to restrict visibility from the public street. Public restrooms should be equipped with a maze entry system rather than doors. Secure all exterior mechanical equipment. Ensure the building exterior does not provide access to the roof. All exterior garbage and recycling facilities are to be secured and ensure they are not potential entrapment areas. Surveillance: Public restroom entrances should be visible from main pedestrian areas, but away from outside exits. Parking areas are to be adequately illuminated at night to ensure there are no dark or shadowed areas. Avoid creating dead-end alleys or blind spots in loading areas. Provide perpendicular parking in front of stores, rather than parallel, to allow greater visibility between cars and aisles. Provide secured parking close to the building for nighttime employee use. Large parking areas can benefit from pole mounted CCTV systems to serve as a deterrent to parking lot crimes. Provide multiple shopping cart corral location throughout parking areas. Territorial Reinforcement: Define property perimeter with landscaping, decorative fencing and appropriately scaled signage City of Kitchener : Part A Urban A-44

45 Signage should clearly identify the interior businesses. Highlight public entry point with architectural features such as awnings or canopies and unique surface treatments on sidewalks. Maintenance: Keep buildings and walkways clean, repaired and unobstructed. Maintain parking areas to a high standard with no potholes, trash or graffiti. Install attractive window displays in vacant stores to eliminate the abandoned image. Maintain landscaping to a high standard. Ensure all parking lot and exterior building lights are inspected regularly and burnt out bulbs replaced immediately. 7.9 CPTED Strategies Office Buildings Recent and historic events have changed people s perception of safety in an office building environment. It can be difficult to distinguish between an employee and an intruder in many cases, making the building design and security measures evermore important. Office buildings are located in a wide array of settings, ranging from highly urban areas to industrial areas, suburban areas to rural areas. The location of the office building as well as the type of office building will dictate what level of security measures should be employed to secure the facility. Employing the appropriate CPTED strategies early in the design process can reduce the need for certain types of more traditional security measures that may create a fortress type appearance. Access Control: Limit the number of public entrances to preferably one or two. Each public entrance should be clearly identified by unique surface treatments and signage. Accentuate the primary entrances with architectural features, lighting, landscaping and unique surface treatments. Staff/employee entrances should be key or photo access card controlled. Public access to office buildings should only be available during business hours. Certain types of office buildings may benefit from more traditional target hardening measures such as anti-ram barricades, strategically located bollards, bars on windows or an active police or security guard presence. Require visitors to pass through or by a check point attended by someone in authority (visitor badges or a sign-in system are effective to monitor visitors). To create an environment which fosters safety for employees while making intruders easily identifiable. Surveillance: All public entrance points should be visible from a main reception or security desk City of Kitchener : Part A Urban A-45

46 Locate surface parking areas to be visible from office windows and doors. Restrict landscape material to 0.9 metres in height at building perimeter to maintain unobstructed visibility. Limb up trees to 1.8 metres to provide clear sight lines. Design interior spaces to have windows and doors providing visibility into hallways. Create amenity spaces where they are under surveillance by windows and doors. Stairwells and elevator vestibules should provide maximum glazing and illumination to provide open views and be located within view of reception and security desks. Public restroom entrances should be visible from nearby offices and be equipped with a maze entry system rather than doors. Buildings should be oriented to have the main entrance facing the public street. Parking spaces should be assigned to employees and visitor spaces clearly marked. Maintain landscaping to a high standard with regular pruning. Ensure all interior lighting in common areas and exterior lighting is inspected regularly and burnt out bulbs replaced. Remove graffiti within hours or sooner CPTED Strategies Industrial Uses In most industrial design, the most important issue is the safety of those who will be working or travelling to the area. Unfortunately, safety is often given little consideration. After work hours, industrial areas are for the most part poorly illuminated, seldom under any type of surveillance and virtually deserted. Add to this isolation the industrial danger areas, loading docks, service entrances, blind alleys and expansive parking areas and you have the potential for an extremely unsafe environment. It is in this type of environment where CPTED strategies can really pay off. To protect people, assets and equipment without creating a fortress scenario. Territorial Reinforcement: Perimeters should be defined by landscaping or low fencing. Fencing should be designed to maintain unobstructed visibility from the street. Exterior private areas should be easily distinguishable from public areas. Reception and or Security areas should be positioned to screen all entrances. Maintenance: Keep all exterior areas neat and clean. Remove trash and debris immediately. Access Control: Keep building entrances to a minimum and monitor them. Site entrances should be easily securable City of Kitchener : Part A Urban A-46

47 Avoid dead-end driveways and street designs to increase surveillance opportunities from passing traffic. Assign parking by shifts and provide late-night workers with close-in spaces. Plan storage yards for vehicular and visual access by patrol cars. Restrict access to roofs by way of dumpsters, loading docks, stacked items etc. Use a separate well marked and monitored entrance for deliveries. Entrance to parking areas should be controlled by fence, gate or attendant. Employee entrance should be close to employee parking and work station. Keep nighttime parking areas separate from service areas. Use separate docks for shipping and receiving. Pedestrian access to railroad tracks should be restricted. Delivery bays should be secured with locks. Vehicle entrances should be defined by different surface treatments and use of clear signage. Separate employee parking from visitor parking and keep shipping and receiving areas separate. Operating hours should coincide with those of neighbouring businesses. Secure storage yard and parking areas with fencing and gates. Maintenance: All landscaping should be maintained to a high standard. All lighting should be inspected regularly and burnt out bulbs replace. Keep storage yards orderly and do not store garbage on site. Remove graffiti within hours or sooner CPTED Strategies Parking Structures Surveillance: Illuminate and define all entrances so that they are visible to the public and patrol vehicles. Position parking attendants for maximum visibility of property. Design the reception area to have a view of parking areas, especially visitor parking. Avoid creating hiding places in dead-ends or storage yard and loading docks. Territorial Reinforcement: Gateway effect or formal entrance should be created with landscaping, fencing, gates etc. Deliveries should be limited to daytime hours. Typically, parking structures are places of discomfort for legitimate users and can be an ideal location for many types of criminal activity. Unattended garages provide shelter opportunity for homeless persons in inclement weather and a secluded area for many types of criminal activity. For the typical user, there is a sense of isolation in these structures with little opportunity for, or access to help in an emergency situation. CPTED strategies can do much in the way of improving parking structure safety without tremendous cost. With the simple addition of high intensity light or painting the interior of the structure with white reflective paint, a parking structure will feel and be much safer City of Kitchener : Part A Urban A-47

48 To provide parking facilities that deter criminal activity and provide security for legitimate users and their vehicles. Ground floor should be designed to be open for visibility, but secured to prohibit access by wire mesh or stretch cable. Access should be limited to no more than two designated, monitored entrances. Panic alarms can be installed throughout the garage provided there is personnel to respond. Access Control: Use attendants or cameras and sound monitors, indicate their presence with clear signage. Pedestrian entrances should be adjacent to vehicle entrances. Stairwells should be open and visible to the street, maximize glazing at stairwells. Surveillance: All elevators should be monitored by cameras and sound and maximize the use of glazing. Exterior structure walls should provide openings reinforced with stretch cable railings to allow visibility into and out of the structure. Interior shear walls should provide openings reinforced with stretch cable railings for maximum visibility within the structure. Paint the interior of the parking structure with white reflective paint. Use white light source (such as metal halide) light fixtures strategically located to eliminate any dark or shadowed areas. Provide clear way-finding signage throughout the structure. Elevators should be close to the main entrance with the entire interior of the elevator in view when the doors are open, glass doors for elevators are preferable. Use round columns where possible to eliminate hiding spots. Install convex mirrors in appropriate locations City of Kitchener : Part A Urban A-48

5.1 Site Plan Guidelines

5.1 Site Plan Guidelines 5. Community Core Guidelines Development of the Community Core will take place by plan of subdivision and site plan approval. It will occur in a phased manner that will reflect the timing of residential

More information

URBAN DESIGN BRIEF URBAN DESIGN BRIEF 721 FRANKLIN BLVD, CAMBRIDGE August 2018

URBAN DESIGN BRIEF URBAN DESIGN BRIEF 721 FRANKLIN BLVD, CAMBRIDGE August 2018 URBAN DESIGN BRIEF URBAN DESIGN BRIEF 721 FRANKLIN BLVD, CAMBRIDGE August 2018 DESIGN BRIEF CONTENTS PART A 1.0 INTRODUCTION 2.0 DESCRIPTION & ANALYSIS OF SITE CONTEXT 3.0 DESIGN CONSTRAINTS AND OPPORTUNITIES

More information

East Bayshore Road Neighbourhood

East Bayshore Road Neighbourhood East Bayshore Road Neighbourhood Northridge Property Management Urban Design Brief 3195 East Bayshore Road City of Owen Sound January 2016 East Bayshore Road Neighbourhood Northridge Property Management

More information

Urban Design Manual 2.0 DRIVE-THROUGH FACILITIES. Background. Urban Design Challenges

Urban Design Manual 2.0 DRIVE-THROUGH FACILITIES. Background. Urban Design Challenges 222221 2.0 DRIVE-THROUGH FACILITIES Background In recent years, drive-through facilities have grown significantly in popularity with drive-through restaurants, in particular, being established on numerous

More information

Clairtrell Area Context Plan

Clairtrell Area Context Plan Clairtrell Area Context Plan March 2005 Urban Development Services City Planning Contents 1. Introduction... 4 2. Development Structure... 6 2.1 Streets... 7 2.1.1 Sheppard Avenue and Bayview Avenue...

More information

Wide asphalt driveway abutting school property. garage built with incompatible materials, too close to park. incompatible fencing materials

Wide asphalt driveway abutting school property. garage built with incompatible materials, too close to park. incompatible fencing materials Wide asphalt driveway abutting school property incompatible fencing materials garage built with incompatible materials, too close to park Lack of plantings as a buffer between private property and open

More information

New-Cast Mixed-use Development Proposal King Street West, Newcastle, Ontario

New-Cast Mixed-use Development Proposal King Street West, Newcastle, Ontario URBAN DESIGN BRIEF New-Cast Mixed-use Development Proposal King Street West, Newcastle, Ontario TABLE OF CONTENTS: 1.0 Executive Summary 2.0 Creating Vibrant and Sustainable Urban Places: Excerpts from

More information

Urban Design Manual PLANNING AROUND RAPID TRANSIT STATIONS (PARTS) Introduction. Station Study Areas

Urban Design Manual PLANNING AROUND RAPID TRANSIT STATIONS (PARTS) Introduction. Station Study Areas 111111 PLANNING AROUND RAPID TRANSIT STATIONS (PARTS) Introduction The ION rapid transit system will link Waterloo, Kitchener and Cambridge through a central transit corridor (CTC). There are a number

More information

DRAFT Northeast Quadrant of Kipling Avenue and Highway 7 DRAFT AUGUST 29, Goals Land Use. The goals of this Plan are to:

DRAFT Northeast Quadrant of Kipling Avenue and Highway 7 DRAFT AUGUST 29, Goals Land Use. The goals of this Plan are to: AUGUST 29, 2017 12.15 Northeast Quadrant of Kipling Avenue and Highway 7 12.15.1 Goals 12.15.2 Land Use The goals of this Plan are to: 12.15.2.1 General Provisions: a) Ensure the development of a compact

More information

4.0 Design Guidelines For The Village Centre. South fields Community Architectural Design Guidelines Town of Caledon

4.0 Design Guidelines For The Village Centre. South fields Community Architectural Design Guidelines Town of Caledon 4.0 Design Guidelines For The Village Centre 4.0 Design Guidelines for the Village Centre The Village Centre is the focal point of the entire South Fields Community and is designed as a traditional commercial

More information

Urban Design Brief December 23, 2015 Southside Construction Group Official Plan & Zoning By-Law Amendment

Urban Design Brief December 23, 2015 Southside Construction Group Official Plan & Zoning By-Law Amendment Urban Design Brief Proposed Official Plan & Zoning By-Law Amendment 3244, 3263 and 3274 Wonderland Road South Southside Group December 23, 2015 TABLE OF CONTENTS Page No. INTRODUCTION... 1 SECTION 1 LAND

More information

URBAN DESIGN BRIEF Gordon Street City of Guelph. Prepared on behalf of Ontario Inc. March 25, Project No. 1507

URBAN DESIGN BRIEF Gordon Street City of Guelph. Prepared on behalf of Ontario Inc. March 25, Project No. 1507 URBAN DESIGN BRIEF 1131 Gordon Street City of Guelph Prepared on behalf of 1876698 Ontario Inc. March 25, 2016 Project No. 1507 423 Woolwich Street, Suite 201, Guelph, Ontario, N1H 3X3 Phone (519) 836-7526

More information

B L A C K D I A M O N D D E S I G N G U I D E L I N E S for Multi-family Development

B L A C K D I A M O N D D E S I G N G U I D E L I N E S for Multi-family Development B L A C K D I A M O N D D E S I G N G U I D E L I N E S for Multi-family Development Adopted June 18, 2009 This section of the Design and focuses on site planning and design guidance for new multi-family

More information

lot flankage Y street 16m 6m landscape strip for large site 3m landscape strip for small medium site

lot flankage Y street 16m 6m landscape strip for large site 3m landscape strip for small medium site Commercial General Commercial Objectives Create developments compatible with adjacent land uses in scale, function and character Define a consistent and attractive street edge with quality landscaping,

More information

Westwind Developments Ltd. PIONEER LANDS AREA STRUCTURE PLAN - PROPOSED AMENDMENT

Westwind Developments Ltd. PIONEER LANDS AREA STRUCTURE PLAN - PROPOSED AMENDMENT FEBRUARY 2013 TABLE OF CONTENTS 1.0 BACKGROUND... 1 1.1 Amendment... 1 2.0 LOCATION & CONTEXT... 2 2.1 Land Ownership... 2 3.0 POLICY CONTEXT... 3 3.1 Municipal Development Plan... 3 3.2 Capital Region

More information

Gas Stations ottawa.ca

Gas Stations ottawa.ca Urban Design Guidelines for Gas Stations ottawa.ca Ce document est disponible en français sur ottawa.ca. This document is available in French on ottawa.ca. Approved by City Council May 24, 2006 City of

More information

URBAN DESIGN BRIEF. 2136&2148 Trafalgar Road. Town of Oakville

URBAN DESIGN BRIEF. 2136&2148 Trafalgar Road. Town of Oakville URBAN DESIGN BRIEF 2136&2148 Trafalgar Road Town of Oakville Prepared By: METROPOLITAN CONSULTING INC For 2500674 Ontario Inc November 2016 TABLE OF CONTENTS Page No. 1.0 Introduction/Description of Subject

More information

Policies and Code Intent Sections Related to Town Center

Policies and Code Intent Sections Related to Town Center Policies and Code Intent Sections Related to Town Center The Town Center Vision is scattered throughout the Comprehensive Plan, development code and the 1994 Town Center Plan. What follows are sections

More information

AIRPORT BUSINESS PARK

AIRPORT BUSINESS PARK PIER MAC PETROLEUM INSTALLATION LTD. AIRPORT BUSINESS PARK DEVELOPMENT APPLICATIONS March 2003 4.1 Airport Business Park Development Permit Area 4.1.1 Justification/Design Concept The design concept envisioned

More information

Regency Developments. Urban Design Brief. Holyrood DC2 Rezoning

Regency Developments. Urban Design Brief. Holyrood DC2 Rezoning Regency Developments Urban Design Brief Holyrood DC2 Rezoning Stantec Consulting Ltd. 7-31-2017 1. Overview Regency Developments intends to rezone the lands located at 8510 and 8511 93 Avenue, within the

More information

Complete Neighbourhood Guidelines Review Tool

Complete Neighbourhood Guidelines Review Tool Complete Neighbourhood Guidelines Review Tool Prepared By: City of Regina Planning Department October 2014 Page 1 of 14 Community Development Review Checklist for Secondary Plans and Concept Plans The

More information

Urban Design Brief. Watson Parkway North & Watson Road North Guelph, Ontario. Prepared by Coletara Development

Urban Design Brief. Watson Parkway North & Watson Road North Guelph, Ontario. Prepared by Coletara Development Urban Design Brief Watson Parkway North & Watson Road North Guelph, Ontario Prepared by Coletara Development December, 2013 Urban Design Brief, Coletara Development 1 Introduction This Urban Design Brief

More information

Mixed Use Centres Development Permit Guidelines

Mixed Use Centres Development Permit Guidelines 1 Mixed Use Centres Development Permit Guidelines Area Commercial or Mixed Use development occurring in City Centre, Urban Centre, Neighbourhood Centre, or Institutional Complex land use designations is

More information

4. INDUSTRIAL 53 CASTLE ROCK DESIGN

4. INDUSTRIAL 53 CASTLE ROCK DESIGN 4. INDUSTRIAL 53 CASTLE ROCK DESIGN CASTLE ROCK DESIGN 54 4. INDUSTRIAL Overview Well-designed and attractive industrial centers are the product of blending economic realities with both functional and

More information

Commercial Development Permit Area

Commercial Development Permit Area City of Kamloops KAMPLAN Commercial Development Permit Area PURPOSE The purpose of this Development Permit Area (DPA) is to establish objectives and provide guidelines for the form and character of commercial

More information

PUBLIC RIGHT-OF-WAY IN THIS CHAPTER PUBLIC REALM

PUBLIC RIGHT-OF-WAY IN THIS CHAPTER PUBLIC REALM PUBLIC RIGHT-OF-WAY This section provides design guidelines for improvements in the public right-of-way. The public right-of-way refers to streets, sidewalks, non-vehicular thoroughfares, parks and greenways

More information

Community Design Plan

Community Design Plan Gardena General Plan 2006 Authority While the is not a required element of a General Plan, it is included because improving the community appearance and image is paramount to the overall quality of life

More information

Urban Design Guidelines Townhouse and Apartment Built Form

Urban Design Guidelines Townhouse and Apartment Built Form Urban Design Guidelines Townhouse and Apartment Built Form Town of Wasaga Beach Table of Contents 1. Introduction 1.1. Purpose 1.2. Urban Design Principles 1.3. Application of Guidelines 2. Site Design,

More information

VILLAGE OF SKOKIE Design Guidelines for Mixed-Use Districts NX Neighborhood Mixed-Use TX Transit Mixed-Use CX Core Mixed-Use

VILLAGE OF SKOKIE Design Guidelines for Mixed-Use Districts NX Neighborhood Mixed-Use TX Transit Mixed-Use CX Core Mixed-Use VILLAGE OF SKOKIE Design Guidelines for Mixed-Use Districts NX Neighborhood Mixed-Use TX Transit Mixed-Use CX Core Mixed-Use TABLE OF CONTENTS CHAPTER 1 SITE DESIGN Purpose 1 CHAPTER 2 SITE DESIGN Streetscape

More information

Industrial Development Permit Area

Industrial Development Permit Area Industrial Development Permit Area PURPOSE The purpose of this Development Permit Area (DPA) is to establish objectives and provide guidelines for the form and character of industrial development in the

More information

CONTENTS 8.0 LAND USE 8.1 GENERAL LAND USE 8.2 RESIDENTIAL 8.3 MIXED USE 8.4 COMMERCIAL 8.5 EMPLOYMENT LANDS

CONTENTS 8.0 LAND USE 8.1 GENERAL LAND USE 8.2 RESIDENTIAL 8.3 MIXED USE 8.4 COMMERCIAL 8.5 EMPLOYMENT LANDS 8-2 Land Use 8.0 LAND USE CONTENTS 8.1 GENERAL LAND USE 8.1.1 Uses provided for in all Land Use Designations 8.1.2 Uses prohibited in Hazardous Lands, Hazardous Sites and Special Policy Areas 8.1.3 Uses

More information

PORT WHITBY COMMUNITY

PORT WHITBY COMMUNITY PORT WHITBY COMMUNITY SECONDARY PLAN UPDATE COMMUNITY IMPROVEMENT PLAN URBAN DESIGN GUIDELINES September 2015 DRAFT PROPOSED AMENDMENT NUMBER # to the Whitby Official Plan PURPOSE: The intent of this Amendment

More information

Cit of Kitchener Ur 6 an Design Manual PARTA. Desi n for _--::

Cit of Kitchener Ur 6 an Design Manual PARTA. Desi n for _--:: Cit of Kitchener Ur 6 an Design Manual Date PARTA Year ) Desi n for k Nodes Corridors _--:: Section Page 01 of 12 2 INTRODUCTION Purpose & Application Nodes and Corridors have been identified as key intensification

More information

13. New Construction. Context & Character

13. New Construction. Context & Character 13. New Construction Context & Character While historic districts convey a sense of time and place which is retained through the preservation of historic buildings and relationships, these areas continue

More information

Urban Design Brief to 1557 Gordon Street & 34 Lowes Road West

Urban Design Brief to 1557 Gordon Street & 34 Lowes Road West Urban Design Brief 1533 to 1557 Gordon Street & 34 Lowes Road West Reid s Heritage Homes Ltd. & 883928 Ontario Ltd. and RHH Property Management Ltd. City of Guelph Zoning By-law Amendment November 2017

More information

City of Vaughan Urban Design Guidelines for Infill Development in Established Low-Rise Residential Neighbourhoods

City of Vaughan Urban Design Guidelines for Infill Development in Established Low-Rise Residential Neighbourhoods City of Vaughan Urban Design Guidelines for Infill Development in Established Low-Rise Residential Neighbourhoods DRAFT - September 2016 Contents 1. Introduction 1 2. Policy Context 3 3. Characteristics

More information

178 Carruthers Properties Inc.

178 Carruthers Properties Inc. 178 Carruthers Properties Inc. Planning Rationale for 178 Carruthers Avenue Site Plan Control Application June 2014 Table of Contents 1.0 Introduction 2.0 Overview of Subject Property 3.0 Current Zoning

More information

URBAN DESIGN + ARCHITECTURAL CONTROL GUIDELINES

URBAN DESIGN + ARCHITECTURAL CONTROL GUIDELINES Appendix I BRESLAU SETTLEMENT PLAN URBAN DESIGN + ARCHITECTURAL CONTROL GUIDELINES Table of Contents 1.0 INTRODUCTION 1 2.0 DESIGN GUIDELINES FOR THE PUBLIC REALM 2 2.1 General Design Principles 2 2.2

More information

DEVELOPMENT DESIGN GUIDELINES

DEVELOPMENT DESIGN GUIDELINES DEVELOPMENT DESIGN GUIDELINES Approved by Surrey City Council January 26, 2004 Campbell Heights Business Park - Development Design Guidelines TABLE OF CONTENTS 1.0 DEVELOPMENT CONCEPT... 1 2.0 DESIGN OBJECTIVES...

More information

T O W N O F A J A X URBAN DESIGN GUIDELINES FOR MOTOR VEHICLE GAS BARS / SERVICE CENTRES

T O W N O F A J A X URBAN DESIGN GUIDELINES FOR MOTOR VEHICLE GAS BARS / SERVICE CENTRES T O W N O F A J A X URBAN DESIGN GUIDELINES FOR MOTOR VEHICLE GAS BARS / SERVICE CENTRES June 2006 Table of Contents TABLE OF CONTENTS... 1 1.0 INTRODUCTION... 2 1.1 Purpose... 2 1.2 Organization of the...

More information

FORMER CANADIAN FORCES BASE (CFB) ROCKCLIFFE SECONDARY PLAN. Official Plan Amendment XX to the Official Plan for the City of Ottawa

FORMER CANADIAN FORCES BASE (CFB) ROCKCLIFFE SECONDARY PLAN. Official Plan Amendment XX to the Official Plan for the City of Ottawa FORMER CANADIAN FORCES BASE (CFB) ROCKCLIFFE SECONDARY PLAN Official Plan Amendment XX to the Official Plan for the City of Ottawa 1 INDEX THE STATEMENT OF COMPONENTS PART A THE PREAMBLE PAGE Purpose...

More information

ELMVALE ACRES SHOPPING CENTRE MASTER PLAN

ELMVALE ACRES SHOPPING CENTRE MASTER PLAN ELMVALE ACRES SHOPPING CENTRE MASTER PLAN Contents 1.0 INTRODUCTION... 2 2.0 LOCATION... 2 3.0 EXISTING CONTEXT... 2 4.0 VISION & GUIDING PRINCIPLES... 2 5.0 LAND USE AND BUILT FORM... 4 5.1 St. Laurent

More information

Bel-Air Lexus Automobile Service Station

Bel-Air Lexus Automobile Service Station Bel-Air Lexus Automobile Service Station Design Brief 443-447 McArthur Avenue Ottawa April 30, 2015 14-1299-MCA Site Details Application: Site Plan Control Legal Description and Municipal Addresses: 443

More information

(DC1) Direct Development Control Provision DC1 Area 4

(DC1) Direct Development Control Provision DC1 Area 4 . General Purpose (DC) Direct Development Control Provision DC Area 4 The purpose of this Provision is to provide for an area of commercial office employment and residential development in support of the

More information

GUIDELINES REPLACEMENT HOUSING GUIDELINES LOCATION INTRODUCTION URBAN DESIGN GUIDELINES

GUIDELINES REPLACEMENT HOUSING GUIDELINES LOCATION INTRODUCTION URBAN DESIGN GUIDELINES Replacement housing in the former City of North York will be consistent with the following urban design guidelines. They provide a framework for residential re-development in the former City of North York

More information

PROPOSED REDEVELOPMENT OF THE GLEN ABBEY GOLF CLUB. STREETSCAPE DESIGN STUDY (excerpt from the Urban Design Brief) TOWN OF OAKVILLE.

PROPOSED REDEVELOPMENT OF THE GLEN ABBEY GOLF CLUB. STREETSCAPE DESIGN STUDY (excerpt from the Urban Design Brief) TOWN OF OAKVILLE. PROPOSED REDEVELOPMENT OF THE GLEN ABBEY GOLF CLUB STREETSCAPE DESIGN STUDY (excerpt from the Urban Design Brief) TOWN OF OAKVILLE OCTOBER, 2016 for 2.4.2 STREETS Streets are the single largest component

More information

Tel: (705) Fax: (705)

Tel: (705) Fax: (705) 521 and 525 Essa Road City of Barrie Tel: (705) 812-3281 Fax: (705) 812-3438 Email: INFO@IPSCONSULTINGINC.com 1 5 0 D U N L O P S T R E E T E A S T, S U I T E 2 0 1, B A R R I E O N T A R I O L 4 M 1 B

More information

Lehigh Acres Land Development Regulations Community Planning Project

Lehigh Acres Land Development Regulations Community Planning Project Lehigh Acres Land Development Regulations Planning Effort Summary In July, 2010 Commissioner Frank Mann invited the Lehigh Acres community to start discussing how to achieve their recently adopted community

More information

Sierra Springs Regional Commercial Master Site Plan Airdrie, Alberta Hopewell Development Corporation Project No May 26, 2010

Sierra Springs Regional Commercial Master Site Plan Airdrie, Alberta Hopewell Development Corporation Project No May 26, 2010 Sierra Springs Regional Commercial Master Site Plan Airdrie, Alberta Hopewell Development Corporation Project No. 205-077 May 26, 2010 TABLE OF CONTENTS Purpose... 2 Master Site Plan Guidelines... 3 Overall

More information

1. General Purpose. 3. Uses

1. General Purpose. 3. Uses 1. General Purpose The purpose of this DC1 Provision is to facilitate the development of a pedestrian friendly Community Commercial Centre that may accommodate a range of commercial, residential, office,

More information

URBAN DESIGN BRIEF 181 Burloak Drive, Oakville

URBAN DESIGN BRIEF 181 Burloak Drive, Oakville URBAN DESIGN BRIEF 181 Burloak Drive, Oakville February 2017 Our File: 1730B 230-7050 WESTON ROAD / WOODBRIDGE / ONTARIO / L4L 8G7 / T: 905 761 5588/ F: 905 761 5589/WWW.MHBCPLAN.COM TABLE OF CONTENTS

More information

FLORIN ROAD CORRIDOR Site Plan and Design Review Guidelines Checklist

FLORIN ROAD CORRIDOR Site Plan and Design Review Guidelines Checklist FLORIN ROAD CORRIDOR Site Plan and Design Review Guidelines Checklist Applicant s Name: Project Address: Phone: Email: Applicant shall fill out the design guidelines checklist for all guidelines applicable

More information

CHAPTER 3. Design Standards for Business, Commercial, Industrial, Recreational and Institutional Uses

CHAPTER 3. Design Standards for Business, Commercial, Industrial, Recreational and Institutional Uses CHAPTER 3 Design Standards for Business, Commercial, Section Number Title Ordinance Number Date of Ordinance 16-3-1 Applicability 2006-11 2008-04 07-01-08 16-3-2 Uniform Standards for Architectural Design

More information

Highland Village Green Design Guidelines

Highland Village Green Design Guidelines Highland Village Green Design Guidelines Publishing Information Title Highland Village Green Design Guidelins Author The City of Calgary Status DRAFT - Proposed document subject to changes Additional Copies

More information

URBAN DESIGN BRIEF REPORT

URBAN DESIGN BRIEF REPORT URBAN DESIGN BRIEF REPORT PREPARED FOR 2568401 ONTARIO INC NEW GASBAR, CONVENIENCE STORE & CARWASH DEVELOPMENT @ 1509 FANSHAWE PARK ROAD WEST LONDON, ONTARIO GAMA ENGINEERING INC. PROJECT NUMBER 1669 PREPARED

More information

Multi family Residential Development Permit Area

Multi family Residential Development Permit Area City of Kamloops KAMPLAN Multi family Residential Development Permit Area PURPOSE The purpose of this Development Permit Area (DPA) is to establish objectives and provide guidelines for the form and character

More information

SECTION TWO: Overall Design Guidelines

SECTION TWO: Overall Design Guidelines SECTION TWO: Overall Design Guidelines This section provides overall design principles and guidelines for the Gardnerville Mixed-use Overlay. They provide criteria for mixed-use places consisting of residential,

More information

8. Urban Design. 8.0 Preamble. 8.1 Goals

8. Urban Design. 8.0 Preamble. 8.1 Goals 8. Urban Design 8.0 Preamble A memorable, attractive and liveable city is one where people feel comfortable and are inspired by their surroundings. The physical systems and built form of the city are also

More information

SUBCHAPTER 4-B GUIDELINES FOR THE B-3 COMMERCIAL CHARACTER AREA

SUBCHAPTER 4-B GUIDELINES FOR THE B-3 COMMERCIAL CHARACTER AREA 1 SUBCHAPTER 4-B GUIDELINES FOR THE B-3 COMMERCIAL CHARACTER AREA Downtown Bozeman should be the location of buildings of greatest height and intensity in the community. The following guidelines apply

More information

22.15 OUTDOOR ADVERTISING SIGNAGE POLICY

22.15 OUTDOOR ADVERTISING SIGNAGE POLICY 22.15 OUTDOOR ADVERTISING SIGNAGE POLICY This policy applies to all land where a planning permit is required to construct or display a sign under the provisions of the Kingston Planning Scheme. 22.15-1

More information

URBAN DESIGN BRIEF. April FREEPORT Street TOWNHOUSES. 711 FREEPORT St., LONDON

URBAN DESIGN BRIEF. April FREEPORT Street TOWNHOUSES. 711 FREEPORT St., LONDON URBAN DESIGN BRIEF April 2013 FREEPORT Street TOWNHOUSES 711 FREEPORT St., LONDON TABLE OF CONTENTS 1.0 Land Use Planning Context...... pg. 1 1.1 Subject Lands... pg. 1 1.2 Proposed Development... pg.

More information

Urban Design Guidelines for Large-Format Retail

Urban Design Guidelines for Large-Format Retail Urban Design Guidelines for Large-Format Retail May 2006 Compte tenu de la nature de ce document, il n'est disponible qu'en anglais. La Ville pourra, sur demande, traduire ce document au complet ou en

More information

Proposed for Vic West Neighbourhood Plan. Design Guidelines for Intensive Residential Development - Townhouse and Attached Dwelling

Proposed for Vic West Neighbourhood Plan. Design Guidelines for Intensive Residential Development - Townhouse and Attached Dwelling Proposed for Vic West Neighbourhood Plan Design Guidelines for Intensive Residential Development - Townhouse and Attached Dwelling Design Guidelines for Intensive Residential Development - Townhouse and

More information

DRAFT DESIGN GUIDELINES

DRAFT DESIGN GUIDELINES IHZ Booklet #7 May 6, 2010 DRAFT DESIGN GUIDELINES CANTERBURY 7 Overview During the recent planning process for the Plan of Conservation and Development community character was identified as an important

More information

Design Guidelines - 1 -

Design Guidelines - 1 - Design Guidelines REAR YARDS Rear yard decks and porches, attached to a garden or garage suite, should be permitted provided minimum rear yard setbacks, separation distances, and necessary site access

More information

CHAPTER 13 DESIGN GUIDELINES

CHAPTER 13 DESIGN GUIDELINES CHAPTER 13 DESIGN GUIDELINES Section 1300.00 Section 1300.01 Design Guidelines Purpose The purposes of this section are to: A. The purpose of this Section is to establish procedures and standards to serve

More information

4.9 Mendocino Avenue Corridor Plan Design Guidelines

4.9 Mendocino Avenue Corridor Plan Design Guidelines 4.9 Mendocino Avenue Corridor Plan Design Guidelines The Mendocino Avenue Corridor Plan addresses the area between College Avenue and Steele Lane. Mendocino Avenue is a busy arterial that runs parallel

More information

Official Plan Review: Draft Built Form Policies

Official Plan Review: Draft Built Form Policies PG.30.1 REPORT FOR ACTION Official Plan Review: Draft Built Form Policies Date: May 15, 2018 To: Planning and Growth Management Committee From: Chief Planner and Executive Director, City Planning Division

More information

COMMUNITY DESIGN. GOAL: Create livable and attractive communities. Intent

COMMUNITY DESIGN. GOAL: Create livable and attractive communities. Intent COMMUNITY DESIGN Intent An attractive, well-designed County will attract quality development, instill civic pride, improve the visual character of the community, and create a strong, positive image for

More information

Urban Design Brief Proposed Residential Development 5219 Upper Middle Road City of Burlington

Urban Design Brief Proposed Residential Development 5219 Upper Middle Road City of Burlington Urban Design Brief Proposed Residential Development 5219 Upper Middle Road City of Burlington Prepared by Weston Consulting Prepared for BLOOMFIELD DEVELOPMENT INC. Date: March 2017 Table of Contents 1.

More information

2.5 Roads. Loading and service areas adjacent to Highway 401 should be screened through architectural walls and/or landscape buffer planting.

2.5 Roads. Loading and service areas adjacent to Highway 401 should be screened through architectural walls and/or landscape buffer planting. N HIGHWAY OFF RAMP 2.5 Roads A legible road network with a clear hierarchy will help create a connected community, both within and surrounding the Milton Heights. The following section outlines the proposed

More information

CONTENTS 6.1 URBAN DESIGN

CONTENTS 6.1 URBAN DESIGN 6-2 Urban Design and Sustainable Development 6.0 URBAN DESIGN AND SUSTAINABLE DEVELOPMENT CONTENTS 6.1 URBAN DESIGN 6.1.1 General Policies 6.1.2 The Public Realm 6.1.3 Streets and Blocks 6.1.4 Streetscapes

More information

HIGHLAND VILLAGE GREEN URBAN DESIGN PRINCIPLES/GUIDELINES

HIGHLAND VILLAGE GREEN URBAN DESIGN PRINCIPLES/GUIDELINES URBAN DESIGN GUIDING PRINCIPLES/GUIDELINES CONTEXT/CHARACTER The City of Calgary s Municipal Development Plan (MDP), Transit-Oriented Development (TOD) Policy Guidelines and Main Street/Corridor policy

More information

599 Kennedy Road - Official Plan Amendment and Zoning Amendment Application - Preliminary Report

599 Kennedy Road - Official Plan Amendment and Zoning Amendment Application - Preliminary Report STAFF REPORT ACTION REQUIRED 599 Kennedy Road - Official Plan Amendment and Zoning Amendment Application - Preliminary Report Date: March 7, 2017 To: From: Wards: Reference Number: Scarborough Community

More information

Corridor Transformation Strategy

Corridor Transformation Strategy Corridor Transformation Strategy County Road 22 Special Planning Area Design Guidelines January 2012 D14-06017 Corridor Transformation Strategy County Road 22 Special Planning Area Corridor Design Guidelines

More information

URBAN DESIGN BRIEF. Saginaw Subdivision 124 SAGINAW PARKWAY, CAMBRIDGE OCTOBER 2015 OUR FILE 1422A

URBAN DESIGN BRIEF. Saginaw Subdivision 124 SAGINAW PARKWAY, CAMBRIDGE OCTOBER 2015 OUR FILE 1422A URBAN DESIGN BRIEF Saginaw Subdivision 124 SAGINAW PARKWAY, CAMBRIDGE OCTOBER 2015 OUR FILE 1422A Contents 1.0 INTRODUCTION AND SITE DESCRIPTION... 1 2.0 MUNICIPAL DESIGN DIRECTION... 7 3.0 MASTER CONCEPT

More information

Chapter PEDESTRIAN COMMERCIAL (PC) ZONING DISTRICT

Chapter PEDESTRIAN COMMERCIAL (PC) ZONING DISTRICT Chapter 11-17 PEDESTRIAN COMMERCIAL (PC) ZONING DISTRICT Sections: 11-17-01 GENERAL PURPOSE 11-17-02 PERMITTED BUILDING TYPES 11-17-03 USES PERMITTED WITH DESIGN REVIEW 11-17-04 USES PERMITTED BY CONDITIONAL

More information

Housing and Coach House Guidelines - Ladner

Housing and Coach House Guidelines - Ladner Housing and Coach House Guidelines - Ladner Policy D.8: Encourage Compatible Housing Design Encourage housing design that is sensitive to existing single family housing neighbourhoods by requiring a design

More information

DEVELOPMENT CONTROLS MEDICAL DISTRICT

DEVELOPMENT CONTROLS MEDICAL DISTRICT 6.01. GENERAL DESIGN GUIDELINES A. Site Planning B. Architectural Design C. Medical Facility Signage & Lighting D. Exhibit 48. ARCHITECTURAL DESIGN CONCEPTS 6.02. MEDICAL FACILITY STANDARDS & GUIDELINES

More information

EXISTING COMPREHENSIVE PLAN

EXISTING COMPREHENSIVE PLAN EXISTING COMPREHENSIVE PLAN Town Center Land Use Element: V. LAND USE POLICIES Town Center Mercer Island's business district vision as described in "Your Mercer Island Citizen-Designed Downtown" was an

More information

Official Community Plan Bylaw No. 4360, 2004, Amendment Bylaw No. 4897, 2016 (Sewell s Landing)

Official Community Plan Bylaw No. 4360, 2004, Amendment Bylaw No. 4897, 2016 (Sewell s Landing) District of West Vancouver Official Community Plan Bylaw No. 4360, 2004, Amendment Bylaw No. 4897, 2016 (Sewell s Landing) Effective Date: 1089612v1 District of West Vancouver Official Community Plan Bylaw

More information

KEY MAP DEVELOPMENT PERMIT AREA MAP. Sunnymede North Sub-Area Plan

KEY MAP DEVELOPMENT PERMIT AREA MAP. Sunnymede North Sub-Area Plan Richmond Official Community Plan BROADMOOR AREA SUNNYMEDE NORTH SUB-AREA PLAN Bylaw 7100 Schedule 2.6C SUNNYMEDE NORTH SUB-AREA PLAN SUNNYMEDE NORTH SUB-AREA PLAN SUNNYMEDE NORTH SUB-AREA PLAN KEY MAP

More information

CENTERS AND CORRIDORS

CENTERS AND CORRIDORS INITIAL DESIGN STANDARDS AND GUIDELINES for CENTERS AND CORRIDORS City of Spokane Planning Services Third Floor, City Hall 808 W. Spokane Falls Blvd. Spokane, WA 99201-3329 (509) 625-6300 www.spokaneplanning.org

More information

VEHICULAR AND PEDESTRIAN CIRCULATION

VEHICULAR AND PEDESTRIAN CIRCULATION This perspective sketch communicates the intended character and quality of a proposed streetscape design. Locate benches near a major intersection where people tend to gather. Seating and lighting provide

More information

TABLE OF CONTENTS 1.0 INTRODUCTION... 3

TABLE OF CONTENTS 1.0 INTRODUCTION... 3 TABLE OF CONTENTS 1.0 INTRODUCTION... 3 1.1. BACKGROUND... 3 1.2. THE PROPOSAL... 5 2.0 EXISTING POLICY FRAMEWORK... 5 2.1. PROVINCIAL POLICY STATEMENT (PPS)... 5 2.2. CITY OF LONDON OFFICIAL PLAN (OP)...

More information

URBAN DESIGN STUDY and GUIDELINES

URBAN DESIGN STUDY and GUIDELINES ALTON CENTRAL EAST COMMUNITY CITY OF BURLINGTON URBAN DESIGN STUDY and GUIDELINES Prepared by NAK DESIGN GROUP March 2004 ALTON CENTRAL EAST CITY OF BURLINGTON TABLE OF CONTENTS PART I - Alton Central

More information

Derry Green Corporate Business Park

Derry Green Corporate Business Park Town of Milton Derry Green Corporate Business Park Urban Design Guidelines BMI/Pace - June 2010 Draft 3 Prepared by: Brook McIlroy Planning + Urban Design / Pace Architects Suite 300-51 Camden Street Toronto,

More information

Corridor Identity. Section 9. Introduction. Corridor Guiding Principles

Corridor Identity. Section 9. Introduction. Corridor Guiding Principles Corridor Identity An attractive and healthy community is a critical element of a quality place, and the design of quality places is a balance between environmental, economic, and social considerations.

More information

II. SINGLE FAMILY RESIDENTIAL

II. SINGLE FAMILY RESIDENTIAL II. SINGLE FAMILY RESIDENTIAL Castle Rock is made up of numerous individually built houses and subdivision tracts that have been developed during the past century. Some of the tracts are diverse in architectural

More information

Buildings may be set back to create small plazas provided that these setbacks do not substantially disrupt the street wall s continuity.

Buildings may be set back to create small plazas provided that these setbacks do not substantially disrupt the street wall s continuity. 6-22 Community Design Street Walls and Street-front Setbacks The siting of buildings will play a critical role in establishing the character and sense of place for the District. Siting buildings at the

More information

Resolution : Exhibit A. Downtown District Design Guidelines March 2003

Resolution : Exhibit A. Downtown District Design Guidelines March 2003 Resolution 03-011: Exhibit A Downtown District Design Guidelines March 2003 DOWNTOWN DISTRICT DESIGN GUIDELINES CITY OF SOUTHLAKE, TEXAS Adopted March 2003 1 DOWNTOWN DISTRICT DESIGN GUIDELINES Adopted

More information

WEST LOOP DESIGN GUIDELINES CHECKLIST

WEST LOOP DESIGN GUIDELINES CHECKLIST WEST LOOP DESIGN GUIDELINES CHECKLIST Section 1.0 General Strategies 1.1 DESIGN EXCELLENCE: ENCOURAGE HIGH QUALITY AND INNOVATIVE DESIGN OF NEW BUILDINGS WITHIN THE WEST LOOP WITHOUT BEING PRESCRIPTIVE

More information

PLANNING RATIONALE FOR THE PROPOSED RIVERSIDE SOUTH ELEMENTARY SCHOOL 715 BRIAN GOOD AVENUE, OTTAWA, ON

PLANNING RATIONALE FOR THE PROPOSED RIVERSIDE SOUTH ELEMENTARY SCHOOL 715 BRIAN GOOD AVENUE, OTTAWA, ON PLANNING RATIONALE FOR THE PROPOSED RIVERSIDE SOUTH ELEMENTARY SCHOOL 715 BRIAN GOOD AVENUE, OTTAWA, ON Conseil des écoles publiques de l'est de l'ontario (CEPEO) French Public School Board TABLE OF CONTENTS

More information

built form design guidelines

built form design guidelines built form design guidelines Derry Green Corporate Business Park 17 built form design guidelines.1 Built Form Design Guidelines Section : Built Form Design Guidelines is intended to be used by both developers

More information

Design Guidelines for Multi-Family Residential Development

Design Guidelines for Multi-Family Residential Development Design Guidelines for Multi-Family Residential Development Development Services 972-466-3225 cityofcarrollton.com September 2012 Table of Contents Purpose... 1 Design Objectives... 2 Building Design Guidelines...

More information

Uptown Rideau Street Secondary Plan [Amendment #166, January 12, 2016]

Uptown Rideau Street Secondary Plan [Amendment #166, January 12, 2016] [Amendment #166, January 12, 2016] The policies of this Secondary Plan are in effect, save and except for the property at 560 Rideau Street, for which there remains a site specific appeal to this Secondary

More information

CHAPTER 3 VISION, GOALS, & PLANNING PRINCIPLES. City of Greensburg Comprehensive Plan. Introduction. Vision Statement. Growth Management Goals.

CHAPTER 3 VISION, GOALS, & PLANNING PRINCIPLES. City of Greensburg Comprehensive Plan. Introduction. Vision Statement. Growth Management Goals. CHAPTER 3 VISION, GOALS, & PLANNING PRINCIPLES Introduction The Greensburg Comprehensive Plan is intended as a working community document. A combination of long and short-term goals, this document is intended

More information

WELLINGTON STREET WEST COMMUNITY DESIGN PLAN

WELLINGTON STREET WEST COMMUNITY DESIGN PLAN 36 3.CDP POLICIES 37 Wellington Street West CDP Vision Statement 38 3.1 Introduction 3.1.1 Purpose The development of buildings and public spaces is influenced by a variety of factors over time. City of

More information

appendix and street interface guidelines

appendix and street interface guidelines appendix five: building and street interface guidelines appendix 5 building and street interface guidelines BOULEVARDS Boulevards are generally characterized by higher levels of traffic movement at higher

More information

*** DRAFT 2 FOR PUBLIC REVIEW ***

*** DRAFT 2 FOR PUBLIC REVIEW *** 6.7 The area is generally bounded by the Red Hill Valley Parkway to the west, Lake Avenue to the east, the Queen Elizabeth Way (QEW) to the north, and by the properties just south of Queenston Road to

More information