Glen Chase Glen Williams Community, Town of Halton Hills Urban and Architectural Design Guidelines. Prepared By:

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1 Glen Williams Community, Town of Halton Hills Urban and Architectural Design Guidelines Prepared By: July 2010

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3 Content Introduction...3 Land-use and Neighbourhood Plan...4 Vision...5 Design Control Architect...9 Design Review Process...10 Community Streetscape Design Requirements Street Type and Pattern Lot Configuration Prominent Locations Building Location and Orientation Elevation Variety Exterior Colour Selections on the Street Relationship to Grade Driveways Driveway Treatment Architectural Design Vision and Objectives Specific Architectural Design Requirements Influencing Styles Consistency of Detailing...23 Massing, Shape and Proportions...23 Main Entry...23 Roof...24 Enhanced Architectural Detailing...24 Exterior Building Materials and Colours...24 Foundations...24 Additions and Expansions...24 Utilities and Mechanical Equipment...25 Garage Requirements...26 Garage Door Detailing Landscape Requirements...30 Context...30 Site Plan...30 Site Landscape Development...30 Trails...31 Proposed Walkway/Trail Connections Storm Water Management Planting and Landscaping Fencing Exterior Lighting Street Signage Street Furniture Open Space Note: These Design Guidelines may not be reproduced nor utilized in whole or part without the expressed written permission of the MBTW Group + Watchorn Architect Inc. The Guidelines and the interpretation by the MBTW Group + Watchorn Architect Inc. constitute the intended design guidance for this development. 2

4 Introduction There are a few fortunate people who reside in the idyllic community of Glen Williams and its close proximity to the Credit River. The existing pedestrian trail system provide residents a back to nature experience. The cultural landscape preservation of the historic hamlet core and the slow piecemeal growth of the The Glen within its rich and varied natural setting has resulted in an intimate and charmingly lost era. This close connection between its history and the environment has been protected for future generations. It has become a seemingly rare occurrence for communities to be influenced, shaped, and nurtured by their own culture and natural setting. This example is to be continued by the Glen Chase community, where quiet residential streets are carefully nestled into the landscape. Context Map 3

5 Emergency Access Existing Rail Trail Land-Use / Neighbourhood Plan 4

6 Vision The Glen Chase neighbourhood design respects the cultural and environmental heritage of Glen Williams with built forms that mimic the historical architecture of the area and integrate these forms into the existing natural landscape. The development completes the neighbourhood of this part of Glen Williams. It is adjacent to the former railway lands trail route, and within walking distance of the hamlet centre and the Credit River. These Urban and Architectural Design Guidelines adhere to the vision of the Hamlet of Glen Williams Secondary Plan. They provide more detailed guidance and a framework for developing the community to meet with the Town s objective of a higher, greener level of design that builds on the Secondary Plan. Design consideration has been given to highlighting views and special features, to embellish site attributes, and to provide appropriate urban design. Special care and attention will be given to design solutions that respond to the unique characteristics of the site, hamlet preservation and the secondary plan objectives, and will include the following: It celebrates connection to the valley and its surroundings as an extension and connecting element of the hamlet, and provides transition to the existing newer development on the west. Street Pattern and Pedestrian Connections In consideration of the desired continuity with the existing neighbourhood to the south, local streets with a standard urban cross section are appropriate for this development. Less structured plantings of deciduous trees within road R.O.W. and, additionally, informal coniferous plantings on lot will reinforce the hamlet character and enhance maturation of the community. 5

7 Walkways, porches, belvederes and lookout points to emphasize on the open space and vistas, while creating an awareness of the natural landscape. Random and low level street lighting (acceptable to authority). Lighting only key locations for safety. Lot Configurations and Building Locations Varied lot sizes and configurations, to avoid a uniform streetscape and to take advantage of the views and vistas. A controlled staggering of the building mass on the street, to ensure varied building locations and visual interest in the streetscapes. Architectural Elements Traditional architectural styles to build upon the unique heritage character of Glen Williams. Diverse architectural building forms, garage locations and a 25% maximum allowance of each elevation to provide variety in the streetscapes. High level of fenestration oriented to take advantage of scenic views, to provide an eye on the street, and to maximize the use of natural daylight and solar gain. Consistent treatment and detailing on all elevations. Landscape Elements Landscape elements and building styles used to reflect a connection between the land and built form. Landscape design solutions, to create climate control, erosion control, wildlife habitat and to transition between new development on the west and older sections of the town north and east. Streetscape elements that are harmonious with Glen Williams core. 6

8 Natural Environment Preserve existing significant and healthy vegetation where possible. Naturalized storm water management pond located within the community, that can be visible to residents and visitors. It will allow for a view vista, open space opportunities for passive recreation, and a pedestrian trail connection to the lower Town. Preserving topographic variety inherent in the site, in the completed development and where land form variety is publicly visible. Vegetated setbacks from steep valley slopes. On lot grading to encourage ground water recharge. Principally naturalized spaces where steep topography occurs to enhance wildlife habitat and limit maintenance requirements. Open space developed to Town requirements, focusing passive recreation amenities with trail and pathway connections and viewing opportunities. Open Space Creation of a theme of integration and focus in the community through the storm water management pond vegetation and retention of topographic variety. A direct pedestrian connection from the rail trail through the Storm Pond open vista to the lower Town. Views and vistas to open spaces, towards the hamlet core from the internal road, the stormpond and the end of the cul-de-sac. 7

9 Integration into the Community No entry feature or area demarcation Streetscape and architectural elements consistent with diversity found in the hamlet and as transition from newer development on west to older areas of hamlet. Road cross-section and service level to be consistent with adjoining streets. 8

10 Design Control Architect The assistance of the Design Control Architect is crucial in guiding the applicants, and ensuring the intent and design requirements set forth for this development are achieved. It is the responsibility of the applicants to contact the Design Control Architect, prior to commencing any design work, and schedule an initial orientation meeting to discuss the vision and requirements of this neighbourhood. The Design Control Architect shall have the authority to make interpretations of these guidelines to provide the necessary flexibility at the implementation stage, while ensuring that the stated goals and objectives are met. The landscape architect consultant will review all landscaping related items for compliance with this document, and the Design Control Architect will coordinate those comments with the applicants. Design Control Architect: Watchorn Architect Inc. 255 Wicksteed Avenue Suite 1A Toronto, Ontario M4H 1G8 T F

11 Design Review Process The design review process will protect the integrity and quality of Glen Chase. It will help to ensure that the development is in keeping with the established character of the Hamlet of Glen Williams and become an attractive and desirable component of the neighbourhood. The standards established in this document augment requirements imposed by other authorities having jurisdiction over this development. Upon receiving final approvals from both the Design Control Architect and the Engineer, the applicant may apply for their building permit with the Town of Halton Hills. The design review process outlined in this document is privately administered and consists of the following steps: 1. Initial orientation meeting Applicant meeting Design Control Architect Design requirements and vision discussion Design guidance Coordination with abutting lots where known 2. Preliminary design review meeting Applicant and Designer meeting Design Control Architect Design presentation of dwelling and any auxiliary buildings, such as a detached garage or pool buildings to Design Control Architect Presentation to include all exterior elevations, floor plans, roof plan, site plan, landscaping concept plan (where landscaping will be provided), exterior materials and selected colours (including samples) Co-ordination with any adjacent houses Co-ordination with any adjacent Site Landscape Features and overall Landscape Plan 3. Preliminary review and comments Further to meeting, Design Control Architect will thoroughly review preliminary design submission, and comment back to the applicant 4. Revisions (if applicable) Design Control Architect will comment on the items not in keeping with the intent and/or requirements of these Design Guidelines, and may advise applicant how to address design issues Applicant to address all comments by Design Control Architect 5. Preliminary Approvals Design Control Architect will give preliminary approval confirming compliance of the design concept with the intent and requirements of these guidelines Applicant to contact Engineer to review and comment on proposed grading 6. Design submission for Final Approval Final working drawings (elevations, sections & floor plans), site plan, streetscape, landscaping plan (where landscaping will be provided), exterior material and colour schedule submitted for final review and approval Design Control Architect will give final approval confirming compliance of the submission with the intent and requirements of these guidelines Engineer to review and approve final site plan 10

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13 Community Streetscape Design Requirements This section discusses the physical elements of the private realm, addresses the issues related to the design of buildings in location of high public exposure, and establishes guidelines for siting all built forms within the streetscapes. Street Type and Pattern Road with level of right of way development required and consistent with adjoining streets to promote the rural character of the hamlet Lot Configuration Variation of lot size, configuration and depths to emulate the hamlet s random lot pattern. Location of largest lots adjacent to existing large-lot homes. Prominent Locations Prominent locations possess a higher level of public exposure, such as gateway lots, corner lots, and lots at pedestrian trails/links and open space areas. These locations also include the areas at the end of a view corridor, such as T intersections, elbow streets and the cul-de-sac. Buildings selected for such locations shall be designed to be mindful of their prominence within the community. Special opportunities exist at these prominent locations to create memorable house designs, which may present unique solutions with respect to: main entry design, garage treatment, architectural detailing, exterior building materials and/or colours, relationship to grade, and landscape elements. Building Location and Orientation Building locations and orientations should be varied for a relaxed street edge and visual interest in the streetscape, an approach that suits the hamlet setting of this Community. In order to ensure the quality of the street is maintained consistently throughout the community, a controlled staggering of the building massing on the street should be established. Controlled staggering of lots is achieved through pre-determining the distance between the street-facing façade of the main building and the street. These distances are in addition to the existing zoning setbacks. Buildings are to be oriented to take advantage of views to the natural features of the site. 12

14 Building sitings will be coordinated with the adjacent lots, and reviewed based on the sequence order of their submission. As a general rule, buildings should always be mindful of other adjacent structures and their views when being located on lots. Exterior Colour Selections on the Street A minimum of three buildings should separate buildings with the same or similar exterior colour selections. Buildings with the same or similar colour selections should not be located directly across the street from one another. Elevation Variety A goal of these design guidelines is to achieve variety in the streetscape. Alternative elevations shall be offered for each unit type, providing differences in details such as massing, rooflines, front entry treatment, fenestration, architectural detailing, garage treatment, and building materials. A minimum of two buildings should separate buildings with the same or similar elevations. The same elevation, or elevations with similar characteristics, shall not make up more than 30% of any streetscape block, which is a series of houses viewable from the street. Each house elevation shall not exceed a maximum allowance of 25% of the lots in the community. Buildings with the same or similar elevations should not be located directly across the street from one another. 13

15 Relationship to Grade Revised elevations on the streetscape drawings will be required to illustrate the architectural detailing response, where grade differential is greater than 900mm or 5 risers. Grade differential is defined as the elevation difference between the average finished grade at the front of the house and the finished floor level at the main entry door. In cases of extreme topography, entrance levels should relate to grade through terracing. Basement garages, if proposed, shall face side-yards so their visual impact to the public street and adjacent lot is minimized. Driveways Where appropriate, the width of the driveway shall always be minimized at the road entry to reduce its presence in the streetscape. Driveways leading to a garage in the rear yard shall be limited in size to accommodate the width of a single car or a maximum of 4.0 metres. Driveway Treatment Minimize width and extent of impermeable surfaces where possible. Plain poured concrete brush finish with edge banding and panelization with inset stone or unit paving (earth-tone colours only) banding and panelization minimum 500mm width. Exposed aggregate concrete, cement coloured to earth-tone colour, or blasting to expose aggregate to impart earth-tone colour. Asphalt with edge banding and panelization with inset stone or unit paving. 14

16 Architectural Design Vision & Objectives High quality Character that reflects traditional architectural style of Glen Williams Good site plan relationship Buildings in context with adjacent properties Buildings in context with site attributes Design massing Traditional building forms Garage treatment Garage to the rear, or integrated into design Main entry design Emphasis on focal point of the house Roofscape Roof design as prominent architectural element Detailing & Proportions Consistency on all building elevations Materials & Colours Consistent with pre-selected palette Landscaping treatment Complimentary to the high quality architecture and appropriate to site constraints and unique residential context 15

17 Specific Architectural Design Requirements Influencing Styles The character of Glen Chase shall reflect traditional architectural styles commonly (but not uniquely) found in Glen Williams. The level of detailing is not expected to be duplicated; it shall, however, capture the essence of the styles, incorporate distinctive architectural elements, and place emphasis on the entry area. Innovative design solutions, which do not strictly adhere to the local and traditional architectural styles, may be considered based on their design merits, provided that the spirit of the guidelines is maintained. The following are the designated styles that are encouraged in the community: French Normandy Georgian Gothic Revival Ontario Gothic Tudor Victorian 16

18 French Normandy Characteristics: Steeply pitched roofs; Half-timbered exteriors; Turrets; Gabled dormers; and Tall, narrow French doors and windows. 17

19 Georgian Characteristics: Symmetrical and well-proportioned; Centre front entrance often emphasized by glazed transom and sidelights; Windows are isolated and symmetrically placed; Quoins sometimes highlight the corners; Continuous cornice and sometimes a beltway coursing delineates the two storeys; and Overall massing is simple, clean, and features a hipped or gable-end roof. 18

20 Gothic Revival Characteristics: Irregular building shape; Varied wall planes; Common elements includes verandahs, ells, bay windows and steeply pitched roofs; and Multiple gables feature lacy bargeboard (gingerbread). 19

21 Ontario Gothic Characteristics: Rectangular Structure; Centre front entrance flanked by symmetrically placed windows; Peaked gable above the entrance containing a window; Pitched roof with gable ends; and Interior Chimney. 20

22 Tudor Characteristics: Half-timbering on bay windows and upper floors; Facades that are dominated by one or more steeply pitched cross gables; Patterned brick or stone walls; Rounded doorways; Tall, narrow, multi-paned casement windows; and Large stone chimneys 21

23 Victorian Characteristics: High levels of ornamentation such as brackets, spindles, and patterned shingles; Wrap-around porch; Bay windows; Dormers; and Rounded tower 22

24 Glen Chase Urban & Architectural Design Guidelines Consistency of Detailing on all Elevations Exterior cladding and colours Architectural vernacular and proportions relating to style Window Treatments Massing, Shape and Proportions Elegance of simple building shapes or forms Avoid over-decorated house designs and rely instead on varied massing or shapes to achieve variety Building projections are acceptable, where they provide a complementary accent to the building volume or roofline. Such projections should not exceed 1.8m from the main building face into the front yard setback. Main Entry Focal point of the house Covered to provide shelter from the weather Extension of house design Designs are expected to be varied on the street Porches should be deep enough for seating (minimum depth of 2.4m) Concrete front stoop or porch slab should be poured in place and clad in stone or tile brick Stairs to be integrated into the porch, poured in place and clad in stone or tile brick, or integrated as part of the landscape design and materials 23 July 2010 Handrails to be provided on all porches, exceptions may be granted based on design merit Handrails when provided must be in keeping with the style of the house Porch elements (pickets, railings, columns, etc.) should have the appearance of timber materials to maintain the heritage character of Glen Williams.

25 Roof Streetscapes shall include varied roof treatments as part of a variety of house designs Roof pitches shall be allowed to vary in order to allow a variety of architectural styles. Rainwater downspouts pulled back out of view and/or be integrated as part of the overall design and style, in terms of location and colour. Down spouts to spill to grade in ground water recharge areas. Skylights and roof vents should be located so they are least visible particularly from the street All roof and gas vents shall be coloured or painted to match the roof colour. Flashing colour must be similar in tone, and if possible, the colour of the surface upon which it is applied. The number of false-dormers with blackened glass should be minimal in the streetscape Enhanced Architectural Detailing Cornice or frieze detailing of proper proportions to be provided under all soffits Masonry Details, such as rustication of base, door and window surrounds, varied patterns or quoining, are encouraged. Trim and Columns may be more elaborate in detail. Porch columns shall appear to support a continuous beam exposed below the porch soffit Exterior Building Materials and Colours Houses may be clad with a single material used on all elevations, or feature a combination of materials, where one is the dominant cladding, and accented by the other Historic or Heritage colour schemes featuring complimentary earth-toned accents are strongly encouraged. The use of light colours, particularly on wood surfaces, is also encouraged to create attractive and lively streetscapes in keeping with those of the hamlet centre. Aluminium siding is not to be used as cladding material but may be used as accent. Foundations Exposed poured or parged concrete should not extend more than 250mm above finished grade on all elevations Additions and Expansions Additions or expansions (i.e. increase the floor plan or envelope) must be designed to look like additions using materials compatible, yet different from the main house The addition may also be designed to match and appear to be original to the main dwelling using the same cladding material 24

26 Utilities and Mechanical Equipment The utility fixtures, such as natural gas and hydro meters, connection boxes for telephone and cable, should be located away from publicly exposed views, and whenever possible, installed in the side yard. When they cannot be located out of general public view, utility fixtures, mechanical equipment and transformers should be screened or integrated into the building design, to minimize their visual impact. The screening or integration of the utilities must comply with the standards of the utility companies and mechanical equipment manufacturers. Air conditioning units, where provided, shall not be located in the front yard nor in the exterior flankage yard. However, wherever located, the units will be required to be screened from view. 25

27 Garage Requirements In order to achieve the neighbourhood vision, and minimize the presence of garages, the following guidelines provide requirements and guidance in Glen Chase. Given the larger lot frontages of this neighbourhood, the garage treatments proposed on figures 1 through 6 should be considered in combination with orientation of houses on lots. Solutions that locate the garage to the rear of the house are preferred. Where the garage face is directly fronting to the street, its mass shall be recessed back a minimum of 1.0 metres and integrated into the overall house design. It is important to control the location of the garage and provide a variety of treatments for garages to de-emphasize the presence and dominance of garages within the streetscape. Fig.1 Detached Coach House Any detached buildings, shall be detailed to complement the main dwelling, in terms of materials, colours and architectural details (Fig.1). Fig.2 Rear Parkade Garages attached to the main dwelling and located at the rear, may be accessed at the basement floor level, where changed grade and lot width permits (Fig.2). 26

28 1.0 m min. Fig.3 - Courtyard The courtyard layout locates the garage to the rear of the house, and is accessed by a single-car width driveway featuring a porte-cochere (Fig.3). The front coach house (Fig.4) may either be attached or detached from dwelling. Special attention shall also be given to the treatment of the Fig.4 Front Coach House street façade and side elevations, as they are exposed to public view. The roof over the garage shall be steep enough to accommodate a usable or living space above it. A 1.5 metre height landscape buffer shall be maintained (hatched area) to minimize the presence of the driveway. Fig.5 - Tandem Garages fronting directly on the street shall be recessed back from the main wall of the dwelling. These solutions may include a 2-car garage, or 3 cars parked in tandem. The tandem garage configuration (Fig.5) provides the convenience of a 3-car garage with the appearance of a 2-car garage, which minimizes the size and length of the driveway. 27

29 1.0 m min. Fig.6 Colonnade 3-car garages as shown on Fig.6 are restricted to lots with frontages 21.0 m or greater. The interior dimensions (width) of the garage fronting the street shall not exceed 50% of the exterior width of the house. Front-facing garages in the streetscape shall not exceed 30% of the streetscape block. These designs will be assessed on design merit for integrating the garage into the overall design of the house. 28

30 Garage Door Detailing Single-car door width is preferred, but exceptions can be made subject to design merit. Carriage-house style doors should be used, as shown in these pictures. 29

31 Landscape Requirements Context Glen Chase is defined by the former railway lands trail route, and a significant valley, worthy of their preservation status. This context adds immeasurable value to this neighbourhood. The understanding, care and control of activities throughout the building phase and through home ownership activities, can ensure the continuation of this high quality environment and integration of this neighbourhood into Glen Williams. Visual impact of driveways to be diminished by breaking up surface with line, colour, texture, material, and narrowed drive lane widths. Site Plan Houses are to appear randomly placed along the street. Variety in setback and façade treatments will be required. All driveways will taper to a maximum width of 6.0 metres at the front property line, preference is for single width driveways. Where fencing is required for security, ornamental metal or black vinyl covered chain link fences are encouraged. Site Landscape Development Screening (hedge) 1.5 m in height between lots, where front coach house garage is located. Location and height of planting is intended to obscure parked cars and mass of garage (refer to Fig.4, p.27, hatched area). 30

32 Trails The design, implementation and enhancement of the trail system within these lands (i.e. pedestrian route, trail heads, overlooks, seating areas) should be based on detailed, site-specific design studies and site reviews. Use of natural building materials such as stone shall be encouraged. Restoration and naturalized planting design shall be incorporated. Plants shall be low maintenance, native, noninvasive and drought resistant. Plant material is to be sourced from local suppliers. Trail surfaces are to be granular, i.e. crushed limestone. For emergency access, the pedestrian walkway/ trail shall be paved. Existing Rail Trail 31

33 PROPERTY LINE EXISTING RAIL TRAIL PROPOSED PEDESTRIAN WALKWAYS / TRAILS 3.0m Wide Walkway/Trail Walkway to Open Space Bollards and Breakaway Chain For Emergency Access 6.0m Wide Emergency Access and Trail Connection 3.0m Wide Walkway/Trail 32 Proposed Walkway/Trail Connections

34 Storm Water Management The Storm Pond is located prominently within the community, visible as a focal point and view vista over the Credit River Valley. It also creates an open space opportunity for passive recreation and functions as an orientation landmark within the community. Planting for the Stormwater Management pond will consist of primarily native, non-invasive cultural species that are considered indigenous to the region: Planting will strive to include species representative of existing vegetation in the community s ecological/environmental habitat. Species should reflect site conditions (i.e. soil conditions, drainage, slope aspect appropriate to the flood level fluctuation). Planting design adjacent to the residential lots should consider viewing vistas to the water area for safety. The landscape design for stormwater management pond shall promote the goal of enhancing the natural landscape and act as a pedestrian feature, as follows: Grading and vegetation should be controlled to provide natural transitions that sensitively integrate them into the existing natural environment; Use of best management practices for stormwater management, using on-site green measures such as permeable pavement, grassed swales, roof run-off directed to landscaped areas, etc.; Plant material within these facilities should be species of trees, shrubs, groundcovers, and aquatics that promote habitat and strengthen existing natural plant communities; Plant material layout should be designed to create the appearance of natural plant communities; Pedestrian pathways and trail connections should be incorporated into the stormwater management facilities; Consideration should be given to the incorporation of seating areas and lookouts that provide pedestrian focal points and capitalize on valley land views and vistas. 33

35 Planting and Landscaping Plant material layout should be designed to create the appearance of natural plant communities. Concentrate plant species to native and noninvasive ornamental species. Use large conifers in proximity to street to give neighbourhood an established image in early phases of the development. Planting to have a strong winter structure. Planting to have significant conifer/broadleaf component (40-60%). Conventional street tree planting is required but informal clumps of trees staggered along the street can be accomplished in flankage locations and areas of wider lot frontages context of the surrounding neighbourhoods. Native and non-invasive cultural plant material, which would attract wildlife and provide habitat, are encouraged. Plant material to be sourced from local suppliers. Due to limited domestic water availability and draughty soils: o limit areas of sod o use mulches on planting beds o select draught tolerant plants o restore, maintain or allow areas to revert to naturalized state of trees, shrubs, grasses and herbaceous materials. 34

36 Fencing A rear lot black vinyl covered chain link fence will be installed to define the limit of the lot at all private/public interfaces. Prior to and during construction, a silt fence will be installed to prevent silt laden run-off water from flooding or finding its way to local creeks, burying and suffocating adjacent vegetation. The silt fence is to remain in good condition until all landscaping is completed and bare soil re-vegetated. Do not allow construction materials over the fence. Privacy should be accomplished with plant materials or hedging; ornamental metal (i.e. custom or pre-manufactured open metal fences) or vinyl covered chain link are required where fencing is required for security. Extensive wood privacy fences along property lines are discouraged. Where boundary definition is desired, open fences with plant materials should be considered. Where wood fencing is proposed use cedar lumber and clear or semi-transparent natural stain finishes. 35

37 Exterior Lighting The design intent for the Glen Chase community is to minimize the street lighting to minimum acceptable levels while maintaining safety standards for both pedestrian and vehicular movement. Design of the light fixtures should not dominate the streetscape but be compatible with the various architectural styles proposed in the community, and the informal setting of the surrounding area, and be consistent with the character found in the hamlet of Glen Williams. Style of lighting is downward facing ( Dark Sky Friendly ), and should be positioned to minimize glare, improve visibility and provide an efficient source of light. The posts and luminaries should be of high quality, both with easy to maintain finishes, locally available and acceptable to the municipality of Halton Hills. Selected light fixtures should discourage perching of larger birds such as seagulls. 36

38 Street Signage The coordination of materials, finishes and styles should be the same as the details and character of signs in the hamlet of Glen Williams. Street Furniture Benches, and other permanent site furnishings are to complement and harmonize in finish, colour and materials with the surroundings and be consistent with existing elements in Glen Williams. 37

39 Open Space Open space landscaping should be consistent with the objectives of this guideline. The open space should appear relaxed and informal, incorporate native plant materials, a granular trail if appropriate and stone for informal seating. Filtered views from facing and adjacent residences are recommended for safety over viewing. Portions of the open space should be naturalized to minimize maintenance. 38

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