Urban Design Brief Milton Thompson Developments Limited

Transcription

1 Urban Design Brief Milton Thompson Developments Limited Mixed Use Node Louis St. Laurent Avenue at Thompson Rd. Milton, Ontario September 11, 2014 Prepared by MSAi Michael Spaziani Architect Inc.

2 1 INTRODUCTION 1.1 Project History This Commercial Design Brief is intended to accompany an Official Plan, Zoning Bylaw Amendment and subsequent Site Plan Application for the subject lands. The subject site is located on the southeast corner of Louis St. Laurent Ave. and Thompson Rd. The lands are designated Secondary Mixed Use Node in the Boyne Survey Secondary Plan, Phase 3, East Tertiary Plan. The developable area of the subject site totals 5.88 hectares or acres. Phase 1 of the Mixed Use Node development consists of the commercial component of the node. The Phase 1 development area is 3.62 ha. or 8.96 acres. The Phase 2 lands within the node are planned for medium to high density residential uses and complete the Mixed Use Node. The proposal for Phase 1 is a neighbourhood commercial centre which services the retail and service needs of the local residential area. The proposed uses include banks, service commercial, various retail uses and a grocery store. The urban design concept for the site has evolved through meetings with City staff. Initially Louis St. Laurent was seen as the primary urban edge. As a result of these meetings the Thompson Rd. frontage has been preferred as the primary built form edge with a view to evolving a more urban streetscape along its extent. In this way the future residential components of the Mixed Use Node can be visually integrated with the Phase 1 buildings, creating a more unified urban main street condition. Page 2

3 2 VISION 2.1 Development Vision and Principles The Subject Site is located within lands designated as a Secondary Mixed Use Node in the Boyne Secondary Plan Phase III East Tertiary Plan. The southwest corner of Louis St. Laurent Blvd. and Thomson Rd. comprises one part of the Node measuring 5.88 hectares in the latest iteration of the Tertiary Plan. Page 3

4 The Mixed Use Nodes were originally seen as having an urban character with residential uses integrated vertically within commercial buildings. In order to facilitate more conventional approaches to commercial and residential built form, a horizontal integration of commercial and residential uses has been acknowledged by the Town as more appropriate for current developments in the Node at this location. To that end city staff have stated the following: "Accordingly, the built form contemplated by the designations is very urban in nature. Staff acknowledges that while Milton is certainly becoming more urban, the market demand for this extent of vertical integration in commercial and mixed use built form is currently limited and it is unlikely that this urban form can be achieved exclusively within the Nodes at this time." Through discussions with staff the horizontal integration of commercial and residential uses has now formed the basis for development of the subject parcel. To that end Phase 1 is planned for commercial uses totalling 8,818 sm (94,932 sf). Phase 2 is illustrated with a multi-storey midrise apartment building suitable for family or senior's housing, and blocks suitable for townhouses, stacked townhouses or 4 storey apartment forms. These are illustrated in this brief as an example of the type of form and density that may be implemented in the future for these lands based on market demand. Page 4

5 With these Secondary and Tertiary Plan intentions in mind the following objectives should be achieved: Provide needed commercial goods and services to the residential areas in close proximity to the development. Provide pedestrian connections to the surrounding residential community including well-defined gateways and a midblock connection to the south to fully integrate this development with existing and planned uses. Provide landscaping at the site edges that screens the parking and enhances its connection to the natural environment. Provide building massing at the corner that establishes a streetscape and gateway at the corner of Louis St. Laurent Ave. and Thompson Rd. and provides consistent building massing and supportive landscaping. Provide high quality street definition on all three fronting streets through sufficient built form and landscaping of the attendant public realm boulevard. The proposed commercial uses for the site include a supermarket, 2 banks, other retail and several service commercial uses which may include restaurants, cafés, salons, convenience stores and other smaller retail uses supporting the neighbourhood within convenient walking, cycling and driving distances. These uses in conjunction with the proposed residential forms and densities in Phase 2 are consistent with the goals of the Boyne Survey Secondary Plan as noted below: "The goal of the Boyne Survey Secondary Plan is, to create a safe, liveable, attractive and healthy community in Boyne Survey which is designed to be integrated with the rest of the Milton Urban Area, and to reflect the engaging, balanced and connected character of the Town of Milton as a whole. The key directions for the Boyne Survey Secondary Plan Area reflect Destiny Milton II, the Town s Strategic Plan, and are consistent with the vision provided in the Official Plan. 1. A Diverse and Sustainable Economy - Provide an attractive economic environment for companies to carry on business and prosper. This includes supporting existing local business as well as attracting new businesses by raising Milton s profile and identity in the wider business community in Ontario. 2. A Safe, Liveable and Healthy Community - Ensure a safe and liveable community, that supports family life and provides leisure opportunities for residents of all ages. Page 5

6 3. Well Managed Growth, Well Planned Spaces- Protect the heritage and community character in both the urban and rural areas, thereby contributing to Milton s unique sense of place and identity. 4. A Thriving Natural Environment that is a Valued Community Asset to be Protected, Maintained and Enjoyed - Recognize the importance of the Niagara Escarpment and its natural areas and the need to protect the air, water and land resources for future generations" 5. A Responsible, Cost Effective and Accountable Local Government - Recognize the importance of sound local government, which is fiscally responsible and service driven. 2.2 Development Context Existing Context Page 6

7 The northeast corner of Louis St. Laurent Ave. at Thompson Rd. includes a landscaped open space with a diagonal walkway leading pedestrians into the site. The retail site includes a drug store, a grocery store and various retail units. Further east along Louis St. Laurent Ave. lies the main driveway access to the retail site adjacent to the Metro grocery store. Page 7

8 Kennedy Circle joins Louis St. Laurent Ave to the west of the Metro store. Kennedy Circle will continue south to border the east edge of the subject site. Retail units backing onto Thompson Rd. north of Louis St. Laurent Ave. Service doors, blanked spandrel glazing and lack of building articulation exemplify what not to do on the subject site. Page 8

9 Thompson Rd. south of Louis St. Laurent Ave. shows the existing agricultural greenfield condition. The subject site is on the left side. To the northwest of the subject site lies a major municipal sports field including soccer pitches, a basketball court and other passive and active play areas. A Tim Horton's restaurant has recently been built adjacent to the intersection Opportunities and Constraints Opportunities The urban design for the subject site presents an opportunity to improve the current standard of building design and character along the major arterial roads that bound the site. Two Banks are proposed to be located on the southeast corner of the intersection of Louis St. Laurent Ave. and Thompson Rd. In conjunction with the retail buildings and landscaped edges proposed for the south side of Louis St. Laurent Ave. the opportunity arises to strongly highlight the intersection as a gateway. Thompson Rd. is identified as a location where a more fully defined urban main street will be possible with the future pairing of the built form proposed for the west side of that street that is also within the Boyne Secondary Mixed Use Node designation. Page 9

10 Constraints The future width and regional traffic role of Louis St. Laurent creates a barrier for casual pedestrian connection across this avenue which will hinder its function as a traditional main street. As a consequence a continuous streetwall definition along this road frontage has been limited to about 35% which is similar to that achieved on the north side. This type of Phase 1 commercial development usually results in only about 24% of the land area covered with built form due to the surface parking required to meet current zoning standards. As a result, it is impossible to fill all road frontages with built form equally. Rather, one has to strategically place built form in the best possible locations that balance the urban design objectives of the City with the functional needs of the proposed uses on site. The buildings that comprise the streetwall must also include vision gaps that ensure that the anchor supermarket and other retailers within the site are seen from the streets. To this end the Thompson Rd. frontage has been selected as the preferred main street edge that is more fully defined by more continuous built form. Where continuous built form is not possible, landscape devices such as low masonry walls and trellis structures combined with planting will be required to achieve the desired definition of the street edges. Another major constraint in creating active built form edges with principal shop entrances along the main streets is the lack of on-street parking planned along these arterial roads, especially near the intersections. It is generally not the intention of the Town or Region to allow such on-street parking that is typical of successful urban main street developments. As a result most businesses opt for blanked out walls and non-functional entrances along these surrounding streets. This will be an ongoing challenge to achieving the Town's preference for predominant glazing and entrances facing the arterial roads. The proposed plan for the Subject Site seeks to place a significant amount of clear glazing and some entrances along the buildings that face the arterial roads. To enhance the usability of the Thompson Rd. frontage as a true main street, lay-by on-street parking is extremely important in ensuring the vitality of this edge Site Analysis The Subject Site is relatively flat and featureless. It is currently used for agricultural purposes and a single residence. Page 10

11 The subject site on the south side of Louis St. Laurent Ave. Page 11

12 Access to the Subject Site from Thompson Rd. Road will align with the driveway entering the future mixed use development on the opposite side of the road. Louis St. Laurent Ave. will be planned with a landscaped median preventing any need for an alignment with the project to the north. The planned driveway will be a right-in/ right-out access only. Page 12

13 2.2.4 Concept Plan The Concept plan below illustrates the features of the proposed site plan. Eight separate building blocks are proposed with a concentration of built form along Thompson Rd. Phase 2 includes medium and high density residential uses on private roads. Page 13

14 The Thompson Rd. building elevations will feature fully glazed storefronts with buildings massed at about 7m height (equivalent to 2 storeys) within the Phase 1 commercial stage of development. Phase 2 will see the introduction of midrise and medium density residential uses to complete the use profile within the Secondary Mixed Use Node. Pedestrian Movement Systems The plan below illustrates the network of pedestrian walkways that are planned to interconnect the site's building entrances as well as to illustrate the connections to the residential areas bordering the site. The plan has evolved through discussions with Town staff to introduce midblock pedestrian connections in a north-south alignment, eventually connecting to a planned crescent within the future residential subdivision planned to the south of the node. Page 14

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16 Street Wall Definition The plan below illustrates the extent of the built form street wall and landscape screening where parking would otherwise be exposed. The aggregate street wall definition achieves about 35% of the Louis St. Laurent Ave. frontage and about 66% of the Thompson Rd. frontage. When garden walls are included these percentages rise to over 70% for both frontages. This degree of urban streetwall definition is appropriate for this land use typology at this location. See the more detailed discussion under Page 16

17 Gateway Locations Boyne Urban Design Guideline Policy Gateway and Entrance Features Gateway locations should be designed as significant entry points to their respective neighbourhoods. "Secondary Mixed Use Nodes: The Secondary Mixed Use Nodes will serve as key entry points into the community. Gateway features are encouraged to mark the significance of the nodes, as well as entry into the community. Taller buildings are recommended in Secondary Mixed Use Nodes (see Section 3.3.2) Community Structure), and where appropriate, can be designed to identify these areas as gateways." A Node Gateway is shown at the corner of Louis St. Laurent Ave. St & Thompson Rd. consisting of 2 bank buildings and a consolidated landscape plan and pedestrian access leading into the site. Page 17

18 The Landscape Plan details a number of masonry piers with iron fencing to assist in defining the urban edge in conjunction with landscape planting and built form. Page 18

19 Neighbourhood gateways will also be framed by built form strongly marking the entrance into the residential precincts. 3 LANDSCAPE GUIDELINES Page 19

20 3.1 Parking The Town of Milton Boyne Survey Urban Design Guidelines contain the following direction on the design and treatment of parking areas in the Mixed Use Nodes. The following text in italics is taken from those guidelines. The text following each guideline indicates how the subject site design responds to the guideline during Phase 1 when surface parking is required. As the Boyne Survey Secondary Plan Area develops, there may be an initial need for surface parking in key locations, such as the Mixed Use Nodes. Ultimately, these surface lots should redevelop into future building sites, and therefore the layout of buildings should consider site access, landscape and site servicing that will permit the long term redevelopment of these sites. In the meantime, surface parking lots should be designed to minimize their visual impact on the public realm. Phase 2 residential development is planned for the lands south of the Phase 1 commercial site as a more realistic alternative to the guideline suggestion that infill development occur within the Phase 1 site. a. Surface parking areas should be located at the rear of, or if not possible, the side of buildings. Surface parking is generally located behind buildings to the greatest degree possible. b. Where parking areas must be situated adjacent to the sidewalk, a landscaped buffer should be located between parked vehicles and the sidewalk. This buffer should be located within the private realm so as not to reduce the total sidewalk width. Where parking areas are exposed to the adjacent roads, buffer planting strips have been provided to conceal the parking areas. 6m wide landscape buffers are proposed along Louis St. Laurent and 3m buffers are provided along the future collector road planned for the east edge of the site. c. Planting strips, landscaped traffic islands and/or paving articulation should be used to define vehicle routes and define smaller parking courts that provide pedestrian walkways, improve edge conditions and minimize the aesthetic impact of surface parking. Several planting islands have been provided within the parking lot areas. The major north-south islands that define pedestrian paths within the site are scaled at an average width of 4.6m to allow for sidewalks plus tree planting. d. The amount of landscaping should be proportionate to the overall parking lot size, but generally, 1 tree for every 8 parking spaces is recommended. Page 20

21 The specific tree count is yet to be determined. The landscaped islands are placed at a frequency that breaks the consolidated asphalt areas to parking pools of fewer than 150 cars each. e. Landscaping, or other parking area screening devices, should not obstruct the primary building façade or total visibility of the parking area. This has been achieved through the north-south alignment of the major planting strips. f. Distinctive pavement and/or markings may be used to indicate pedestrian crossings. Pedestrian crossings over drive lanes will be highlighted with zebra striping or decorative paving. g. Pedestrian-scaled lighting should be provided along pathways to enhance visibility and security. Safe and secure lighting levels will be provided at appropriate scales to suit the pedestrian areas. h. Preferential parking for bicycles, energy efficient vehicles and car-share services are encouraged. Bicycle parking is provided throughout the site as shown on the architectural site plan. i. Service and drop-off area circulation should not interfere with pedestrian circulation. Truck movement and loading areas have been carefully planned to avoid conflict with pedestrian movement. The image below shows a glazed building face along an arterial where terraces and building entrances are possible based on convenient parking access within the site. Page 21

22 3.1.1 Driveway Entrances The primary entrances to parking lots will occur in two locations, one off Louis St. Laurent Ave. and the other off Thompson Rd. These access points should be clearly demarcated as principal points of entry to the site. Where sidewalks cross these driveways, there should be clear markings to indicate to drivers that pedestrians are present and they may safely cross. Additional driveway entrances will be provide of the future extension of Kennedy Circle as it continues south from Louis St. Laurent Drive-thru Lanes Drive-thru lanes where possible and practical will not be visible from public streets. In this case two drive-through facilities are planned for the banks located at Blocks G and H. For Block G the lane is hidden behind the building. For Block H the lane will be screened by low planting and metal fencing similar to the image above. Both facilities are of a low intensity nature with sufficient stacking as typically needed for banking ATM's Page 22

23 3.2 Streetscape Relationship between Site Elements and Streets The Boyne Urban Design Guidelines offer the following guidance; Building Setbacks and Stepbacks Appropriate building setbacks...to create a pedestrian-supportive streetscape. A setback refers to the grade level building location in relation to the front property line. a. Buildings should generally have consistent setbacks to create a continuous streetwall. In the case of the Thompson Rd. frontage buildings are placed at a consistent setback of 6m from the street property line. This results in a curb to building face dimension of about 17m today and about 11m when Thompson Rd. is widened and urbanized. This dimension accommodates the potential for the three distinct zones contemplated by the guidelines, namely; Transition Zone, Sidewalk Zone and, Street Furniture/ Landscape Zone (Guideline Boulevard Design). Similar building setbacks are proposed Page 23

24 for Louis St. Laurent where curb to building face dimensions range from 27m now to 12m after urbanization. b. On corner sites, building setbacks should generally align with their respective street frontages and make necessary transitions to both edges. 2 Banks are proposed for the corner and are set at their respective street setbacks of 6m. The building faces to the intersection should be treated with some window transparency focussed on the garden space located there. c. Variations in setbacks may be used to incorporate public open space, mid-block pedestrian walkways and/or main entrances. An increased setback of an average of 12m is proposed for the food store to allow upgraded planting along this edge without doors or principle windows. d. Where setbacks vary on both sides of a proposed building, the average of the two setbacks should be used. This is not applicable to the subject site. e. Taller buildings should have a minimum 1.5 metre stepback above the building base to reduce the overall building mass and provide a transition to adjacent residential communities. This also creates useable outdoor amenity space (i.e. terraces, green roofs). A stepback is illustrated for the future possible midrise residential building shown in Phase 2. These buildings will be detailed at a later stage. f. Shadow analysis is also recommended on a building-by- building basis to identify impacts. As the Phase 1 buildings are all a single storey but massed at 2 storeys, no adverse shadow impacts are anticipated. Buildings are proposed to line the public street edges to the greatest degree possible. In this way the street edge is visually defined and emphasized while hiding surface parking from public view. Corners such as at Louis St. Laurent Ave. Street and Thompson Rd. Road have been emphasized with greater building mass and enhanced landscaping to visually anchor these orientation points within the district. Page 24

25 Where it is not possible or desirable to locate built form in this way, landscape, planting, masonry piers and iron fencing should be used to define the primary street edges and visually screen parking, drivethough lanes and service areas. Page 25

26 Drive Through lane screened with masonry piers and iron fence. See Landscape Plans Screening of Parking, Utilities and Loading Areas Where parking areas are visible along Louis St. Laurent Ave. or Thompson Rd., landscape buffers parallel to these streets should be designed to provide safe visual screens through planting, masonry piers and iron fencing where appropriate. Waste collection and loading areas should be located in areas that are not visible from major public roads. Where the site abuts residential uses a 2 metre high masonry wall is required to provided visual and acoustic screening from these areas to residential areas. In the case of the grocery store the loading area is hidden from public since it is located behind the primary retail strip, however, because of its close proximity to future residential areas it is important to provide suitable acoustic fencing to separate this area from the adjacent residential area and to provide measures if required to limit the noise transmission to these areas. In this location a minimum landscape buffer of 6m will be provided, with 3m provided in each of the 2 Phases. Utilities such as hydro transformers and gas meters should be located away from public street view or visually screened by landscaping or fencing that blends with the building materials. Page 26

27 3.2.2 Recreational Opportunities There are no recreational amenities in the immediate area but it is important that the site layout allow connection via public walkways with any current or future residential developments. A mid-block pedestrian connection is planned in order to the Phase 2 residential lands with the Phase 1 lands Street Furniture The corner landscape garden should include street furniture such as park benches, safe lighting and landscape planting. Park bench, fence, signage and bollards integrated with sidewalk design Gateway features Signage The corner of Louis St. Laurent Ave. and Thompson Rd. is a gateway into the development s identity and will require high quality landscaping and prominent project identification signage Transit Stops Page 27

28 Where transit stops are proposed at corner of Thompson Rd. and Louis St. Laurent Ave., they should be integrated with the landscape design with appropriate benches and shelters Fencing Decorative fencing is proposed to be of the black metal type between masonry piers along the street edges where shown in the plan. A two metre high masonry wall is proposed along the loading areas to the south and west of the site. 3.3 Pedestrian Systems Internal Paths and Linkages Walkways should be designed and located to provide safe and convenient interconnection of all primary entrances and site destinations. Canopies are proposed as part of the building design to provide protection in inclement weather and wind blocking External Paths and Linkages The walkway systems should connect to the greater movement systems in the district such as municipal sidewalks and trails connecting to future and current residential developments. 3.4 Transition Between Land-uses Protection of Residential Areas Currently only low density residential lies in close proximity to the Subject Site. These will be considered during construction stages to minimize impacts such as noise and mud tracking. Protection of any potential new residential development will be taken into account in the layout by providing fencing as required. Phase 2 will introduce higher density residential forms that will be buffered from the commercial uses through a continuous 6m wide planting buffer. Page 28

29 3.4.2 Noise mitigation Proposed Drive-thru areas are screened from the road by buildings, landscaping and screening elements and are separated by distance across the two main roads so these will not cause any noise issues. The back of the main building where the loading dock for the Supermarket is to be located is an area of particular concern and measures will be taken to mitigate noise to these areas including utilizing fencing and landscaping elements to limit noise transmission. 3.5 Landscape Features Various landscape features are illustrated throughout this document and they include masonry piers, iron fences, gateway identification stone features, and floral displays. 4 ARCHITECTURAL GUIDELINES 4.1 Built Form Building Design The building design is intended to reinforce the presence of the corner of Louis St. Laurent Ave. and Thompson Rd.. The building massing is set at the equivalent height of a 2 storey building, about 6.6m or 22' Façade Design a. On corner or flanking lots, buildings should have dual façades that address both streets (e.g. wraparound porches and balconies, large windows, side entrances, etc.). The pair of banks address the intersection with clear functional glazing and enhanced landscaping. b. The use of various architectural styles is encouraged within the community, but design and construction quality should be consistent and reflect a high level of craftsmanship. Page 29

30 The materials include brick masonry, fabricated stone and glazing to achieve a high quality image. c. Consistent rhythms of similar details and architectural elements should be used to reinforce the continuity of the street and create a strong community character. A consistent approach to the building design has been employed to create a strong community character and identity at this Node. d. The façades of large buildings should be designed to express individual commercial or residential units through variation in materials and distinct architectural detailing, including entrance and window design. The anchor food store building uses distinct architectural detailing. e. Buildings should not have blank façades. Flanking façades should maintain a consistent standard of design and materials equal to that of the front façade. Where buildings are prohibited from using windows (i.e. where future adjacent development is anticipated), the side façades should still incorporate a minimum level of articulation. This may include detailed brick work, ornaments or murals. Blank façades have been minimized on all exposed public edges. The south face of the Phase 1 commercial site will have blank walls and loading areas that will be screened from view. f. A significant amount of the building base façade should be glass to allow views of the indoor uses and create visual interest for pedestrians. Spandrel glass should not be used. Clear vision glazing has been predominantly used on all publicly visible building faces. g. Buildings facing streets and public spaces should incorporate vestibules, building entrances, covered walkways or canopies and awnings to provide weather protection. Canopies are included on all street facing elevations. Entrances are shown on these faces to be used by retailers as they wish. h. Buildings with frontages exceeding 12.0 meters in width should be divided into functionally and visually smaller units through the use of façade articulation, internal courtyards, and networks of connected walkways and landscaping. 8 Separate buildings have been created to achieve this guideline. Each building is further divided into individual storefronts at a frequency of about 6.4m. Page 30

31 i. Functional building elements, such as vents or rainwater leaders within the wall plane, should be integrated into the architectural design. The building massing of the main retail strip within the site is designed to emulate a commercial street with varied massing to the buildings at the edge of the site but can rise to 8m to provide diversity to the look of the block Architectural Style A contemporary design has been adopted for this site. The style reflects main street details such as masonry piers establishing a repetitive vertical pattern and rhythm. The use of masonry base courses will be a unifying element that ties all built form and landscape elements together. Within this unified palette of materials and colours, design variation will be expected as individual tenants are committed for the Page 31

32 site. For example, the bank image above is an example where a standard bank image is adjusted to better match the proposed building designs Roof Lines A variety of roof heights and shapes is proposed to create a sense that the built form has evolved over time. The silhouette created by this combination of roof forms helps to break the potentially long horizontal line of the built form. The walls are capped with a strong projecting cornice forming a visual cap on the buildings Special Features In cases where the built form does not abut the street property line, screening devices are proposed to visually define that edge while screening parking areas. The screens should use the same materials as in the buildings. Other special features include gateway stones that emphasize the pedestrian access locations. Page 32

33 Façade treatment The typical storefront features dominant clear glazing and doors where appropriate. Where possible weather protection canopies will be provided Architectural Detailing Buildings B and C show typical architectural detailing proposed for all buildings. A strong cornice line caps each building, forming a three part facade. The wall base is proposed as stone-like masonry. Masonry is proposed for all facades except the grocery store. Stucco may be used as an accent wall material. The proposed masonry is tiered with fabricated stone at the base near the sidewalk with brick extending up to the cornice. Page 33

34 4.1.2 Building Entrances Building entrances are encouraged along the primary street frontages and the main retail driveways within the site. Page 34

35 4.1.3 Building Materials A combination of fabricated stone, brick and stucco are acceptable materials in this district. Fabric or metal canopies are acceptable Quality, color, texture A combination of fabricated stone, brick and stucco are acceptable materials in this district. Fabric or metal canopies are acceptable. As this site acts as a gateway to the emerging district, the architecture must establish a high quality image that sets the appropriate tone for the area. Colours should be held to a limited palette of colours as illustrated in the demonstration elevations above. Textures should be used to add detail to the elevation elements Compatibility with surrounding community/development Compatible materials and building scale ensure that the project will blend with the adjacent future residential built form while also establishing a contemporary commercial image consistent with the existing retail centre to the north Building Setbacks Building setbacks are set to 6 to 7m along Louis St. Laurent Ave. and Thompson Rd. This is a significant setback that allows accent foreground landscaping that can support the various intentions around the site perimeter. Those intentions include screening of loading and parking, floral accents at corners, and expressing gateways at the identified locations. Where buildings do not meet the street setback line, low masonry walls, piers and planting will be used to define that line Transition Zones Between Land Uses Page 35

36 The transition between land uses is chiefly between the commercial development and future residential to the south. This transition will be accomplished by creating a 6m wide landscaped area to create a green buffer between the two areas as well as a 2m high masonry wall where required for noise mitigation Mechanical Units & Utilities Roof top mechanical units are anticipated as the primary method of heating and cooling for the commercial buildings. The proposed method of screening these units is through the extension of wall parapets as the preferred screening technique. This will allow the single storey buildings to have greater visual prominence, approaching 2 storeys in height while screening the mechanical units Building Signage Coordination with architecture The proposed architectural design has identified specific areas on the facade where signage would be applied. The sign proportions have been carefully integrated with the architectural design. Individual illuminated letters are recommended for all signs Preference for cut-out letters The panels noted above are intended to support individual sign letters that may be individually lit. 5 COMMUNITY IDENTITY FEATURES Community Identity features have been described throughout this document. In particular the architectural and landscape treatments for the corner of Louis St. Laurent Ave. St and Thompson Rd. are of primary importance. The design of Buildings G and H as corner anchors at a 2 storey mass will establish that corner as a primary gateway in conjunction with enhanced landscaping. Page 36