Bel-Air Lexus Automobile Service Station
|
|
- Gwen Willis
- 5 years ago
- Views:
Transcription
1 Bel-Air Lexus Automobile Service Station Design Brief McArthur Avenue Ottawa April 30, MCA
2 Site Details Application: Site Plan Control Legal Description and Municipal Addresses: 443 McArthur Avenue PLAN 300 W PT LOT 154 PT LOT;153 MCARTHUR N 445 McArthur Avenue PLAN 300 LOT 152 PT LOT McArthur Avenue PLAN 300 W PT LOT 150 LOT;151 MCARTHUR N General Purpose and Vision: The proposed automobile service station will form part of the existing Bel-Air Toyota and Bel-Air Lexus businesses along the four corners of McArthur Avenue and May Street. As is the case across McArthur Avenue to the south with the Bel-Air Toyota dealership and complementary Bel-Air Toyota service building located on either side of May Street, the proposed development has been planned to perform automobile servicing as a corresponding business to the existing Bel-Air Lexus dealership across May Street to the west. 2
3 Design Statement The proposed 6m-high building is situated on the north-east corner of MacArthur Avenue and May Street. It is meant to be a sister building to the Lexus Showroom building on the north-west corner, both in appearance, and as a dedicated service facility. Accordingly, its predominant exterior is made up of expansive aluminum curtainwall glazing and silver pre-finished aluminum composite paneling, with an aluminum-clad angled overhang and perimeter fascia to match the Showroom building. The front wall of the building is sited 600mm from the MacArthur Avenue property line. The clear glass curtainwall runs its full length, so as to create a traditional main street facade, with cars that have entered the building seemingly on display. One man-door has been provided along this frontage for exiting only which maintains the look of having an entrance on the front wall. The corner side yard continues the glazed theme around the corner, including fully-glazed overhead doors for car access, terminating against an aluminum composite panel mass. The principal entrance is annunciated by a projecting aluminum and glass vestibule, again reminiscent of the Showroom building. Customers enter the service reception area either from the small adjacent outdoor parking area, or from the double service drive-in. Cars are driven from there by staff to ground floor service bays or to basement storage. Cars leaving the service bays exit along the north side back to May Street. The north side also provides for parts deliveries and for access to upper level staff facilities. The street-front glazing will also wrap around the east side of the building to preserve identity from the east, and afford a signage location. In this case the glazing will be opaque, as a back-up fire-rated wall is required here. The balance of the east and north facades will be clad with insulated metal panels to match the silver-toned aluminum composite panels. 3
4 Context Plan Surrounding Land Uses North: Residential single detached dwellings East: Restaurant South: Bel-air Toyota Showroom (440 and 450 McArthur Avenue) and Bel-air Toyota Automobile Service Centre (434 and 436 McArthur Avenue) West: Bel-air Lexus Showroom (435 McArthur Avenue) 4
5 Context Plan 5
6 Site Photos View of Subject Property looking North-East 6
7 Site Photos View of eastern side of the McArthur-May Intersecton (looking East) showing the Bel-Air Toyota Dealership at 450 McArthur. 7
8 Site Photos View of the North-West Corner of the McArthur-May Intersection (Bel-Air Lexus Dealership at 435 McArthur). 8
9 Site Photos View from the North-West corner of the intersection (view of the Toyota Dealership and Toyota Service Station on the south side of the intersection) 9
10 Site Photos View of the four corners of the McArthur-May Intersection. Photo taken from the north side of the intersection facing south. 10
11 Building Design Site Plan 11
12 Building Design Basement Plan 12
13 Building Design Ground Floor Plan 13
14 Building Design Mezzanine and Second Floor Plan 14
15 Building Design North and South Elevations 15
16 Building Design West and East Elevations 16
17 Southwest Perspective View 17
18 Southeast Perspective View 18
19 Northwest Perspective View 19
20 Landscape Plan 20
21 Relationship to the Public Realm The building has been set close to the street with a front façade almost entirely made up of windows. Vehicles on the ground floor will look like they are on display to pedestrians passing by. The height will match the two storey vision for the ultimate traditional mainstreet context as the street transitions to a more pedestrian and cyclist friendly streetscape. The planting design frames and defines the site creating a natural buffer between both streets and proposed building and drive aisles. 198 m2 of the right-of-way for both McArthur Avenue and May Street will be improved with new landscape features. As recommended in the City of Ottawa Urban Design Guidelines for Traditional Mainstreets, the trees to be planted along McArthur Avenue will create interest along this important roadway. Other landscape features of the property include the use of riverwashed stones as a ground cover in areas with limited space and the installation of a 2.5 metre high wooden noise attenuation barrier. This noise attenuation barrier will be located along the northern property line abutting residential properties and will ensure the new development is well integrated within this mixed-use neighbourhood. 21
22 Traditional Mainstreet OP Designation 22
23 Consistency with the Official Plan Section Mainstreets The property is designated as Traditional Mainstreet. The proposed automobile service use is not permitted by Policy 8 of the OP; therefore, an Official Plan Amendment and Zoning By-law Amendment to permit the use were applied for and approved in recognition of the unique characteristics of the site and surrounding development. The OP recognizes the diversity of main street character throughout the City and acknowledges that future development should take into account the existing character of the street and surrounding areas. Mainstreets are intended to evolve over time to incorporate more dense development that will be supported by walking, cycling and transit use. The Subject Property is located on a portion of a Traditional Mainstreet that does not fit the typical definition of a Traditional Mainstreet as per the OP. The street is automobile-oriented with two lanes of traffic and no on-street parking. Much of the existing development is single-storey with substantial on-site vehicular parking areas in the front and side yards. For areas such as these, the OP encourages redevelopment that defines the street edge, contributes to the streetscape and public realm and is supportive of walking, cycling and transit (Policy 10). The proposed development will be located close to the street to define the street edge, will be composed of two storeys, will contribute to a more contiguous streetscape and will provide architectural interest along McArthur Avenue. By contributing to a more interesting and aesthetically-pleasing public realm, the design of the development will also contribute to the encouragement of walking and cycling along McArthur Avenue. The majority of the parking (21 spaces) is proposed to be located underground with only four spaces located outside in the corner side yard, away from the McArthur Avenue street frontage in order to minimize impacts to the streetscape. The at-grade parking in the corner side yard will be screened with landscaping to further mitigate any potential impacts to pedestrians and the general public realm in accordance with Policy 9. 23
24 Consistency with the Official Plan Section Designing Ottawa The proposed development is consistent with the 7 design objectives of Section 2.5.1: 1. To enhance the sense of community by creating and maintaining places with their own distinct identity: The development forms part of an existing business community of automotive uses on the four corners of McArthur and May. The development maintains this identity while proposing a design that is more in line with the typical design of a Traditional Mainstreet. 2. To define quality public and private spaces through development: The proposed development consists of quality architecture that will define the private space. 3. To create places that are safe, accessible and are easy to get to, and move through: The development possesses an access off of May Street in order to maintain the McArthur Avenue right-of-way as a place that is continuously safe for pedestrians and cyclists. The signalized intersection makes it safe and easy to access and exit the site and the layout provides for a simple flow of vehicles through the property and building. 4. To ensure that new development respects the character of existing areas: The new development respects the existing character of the corner of McArthur and May which acts as a hub for automotive business. While respecting the existing character, the design is also consistent with the planned context of the area, i.e. pedestrian and cyclist friendly streets with buildings set close to the street and commercial uses on the ground floor. 24
25 Consistency with the Official Plan Section Designing Ottawa (Continued) 5. To consider adaptability and diversity by creating places that can adapt and evolve easily over time and that are characterized by variety and choice. The use and building consist of a logical completion of the four corners of the intersection and contribute to a greater degree of diversity and choice for the area s local economy. 6. To understand and respect natural processes and Rooftop stormwatfeatures in development design: Solar tinted glass (still transparent) is proposed for the exterior of the building for greater energy efficiency. Rooftop Stormwater management is also proposed. 7. To maximize energy-efficiency and promote sustainable design to reduce the resource consumption, energy use, and carbon footprint of the built environment: Energy efficiency will be further maximized through the use of LED lighting and energy efficient mechanical equipment. The proposed development complies with the design objectives of Section by incorporating high quality design that is compatible with surrounding land uses and the Traditional Mainstreet designation. The design is complementary with the existing designs of the surrounding automobile uses on the McArthur/May Street intersection. The building s orientation, height, and windows allow for a more attractive streetscape and design to emerge in a design priority area in a manner that is safe, accessible and practical. 25
26 Consistency with the Official Plan Section 4.11 Urban Design and Compatible Development Section 4.11 strives to achieve compatibility through appropriate land use designations. The North-West, South- East and South-West corners of the McArthur/May intersection are all permitted automobile sales and service uses which have been designed to enhance the public realm and provide for an attractive streetscape. The approved official plan amendment and zoning by-law amendment now permits an automobile service use on the fourth corner. The building is set close to the street with a minimal interior side yard for a more contiguous streetscape. The façade is comprised of 77% glazing with transparent windows visible from the street. The height is 7.72m which comprises the ground floor and second floor/mezzanine which is consistent with the planned streetscape for traditional mainstreets. The building will be a pleasant design addition that will assist in transitioning this portion of McArthur Avenue towards the planned context envisioned for the mainstreet. A practical consideration of the existing uses on all four corners in relation to the proposed development demonstrates the compatibility of the proposal with the surrounding area. Attention has also been paid to compatibility with the residential uses to the north where the side and rear yards of three properties abut the Subject Property. A 2.5m high wooden noise fence will be installed along the northern property line. Discussions are currently taking place with the neighbours to determine the ultimate finished look of the noise wall (i.e. landscaping, materials and colour) so that it is aesthetically pleasing and buffers any potential noise for the neighbours to the north. On the side of the automobile service station, the noise wall materials will match the exterior materials of the proposed building. The construction of the building will likely contribute to a greater sense of privacy than the current situation for the residents to the north. All of the service areas are contained within the building and are not visible from the public realm. Refuse will also be stored within the building and collected daily so that there is no impact to neighbours. 26
27 Urban Design Guidelines for Traditional Mainstreets The proposed structure enhances the existing character of McArthur Street in a manner that is compatible with the existing automobile and commercial uses along McArthur as well as the residential uses immediately north. The building incorporates high quality built form with large windows facing the street, a building orientation that defines the McArthur street edge and orients parking and service entrances away from the main street to minimize interruptions to the pedestrian environment, a substantial height that will match the two-storey vision for the McArthur Traditional Mainstreet, and signage that is attractive and respectful of the existing character of the street. The following applicable guidelines were incorporated into the design as follows: 1. The existing buildings in this area are setback further from the street; however, in accordance with the plans and vision for traditional mainstreets, the building has been set close to the street 2. Trees and vegetation will be planted along McArthur Avenue and around the corner to May Street to add additional greenery and buffer to the residential areas further north. 3. The existing concrete sidewalk has been maintained and the strip of landscaping in between the sidewalk and the building will be enhanced with trees and vegetation to improve the streetscape. 8. The building design complements the design of the Bel-Air Lexus dealership across May Street and provides a modern and interesting design with an abundance of glazing. 9. The building is of a height of 7.72m so overlook to the residential area to the north is minimal. 27
28 Urban Design Guidelines for Traditional Mainstreets 10. The ratio of building height to road corridor width is approximately 1:3, which is considered ideal for a traditional mainstreet located outside of the urban core. 11. The majority of the façade of the building, particularly that facing the traditional mainstreet, is composed of transparent windows. 16. In order to minimize an interruption to the traditional mainstreet, access to the site and parking is located in the corner side yard; however, special treatment in the form of landscaping will be located at the corner of the two public streets. The same level of architectural detailing has been provided along the front and corner walls. 17. The existing sidewalk is separated from the property line (and proposed building) by a strip of landscaping; therefore, the design has not incorporated pedestrian weather protection as the strip will be enhanced by additional vegetation. 18. As the use is an automobile service station, it is unlikely that patrons will be arriving by bicycle; however, bicycle parking has been provided in a well-used area of the basement for use by staff. 23. Vehicular access to parking occurs via the May side street. Parking is permitted in the corner side yard for this development but will be screened by landscaping. 25. The landscaped buffer around the parking lot was reduced through the zoning by-law amendment. Landscaping to screen the drive lane into the building (which abuts McArthur) will be screened with landscaping where possible. 28
29 Urban Design Guidelines along Traditional Mainstreets 27. As there is currently no street parking on McArthur Avenue and the building will provide for an automobile service use, a reasonable number of parking spaces is required. Only four of the parking spaces are located outdoors. The rest are located underground. 28. All vegetation selected will be tolerant to urban conditions. 31: The zoning by-law amendment permitted a landscaped area width of 0.6m abutting the residential area. The reduction will be mitigated by the noise fence. 32. The building will incorporate solar tinted windows, LED lighting and energy efficient mechanical equipment to increase its overall energy efficiency. Rooftop stormwater management has also been provided. 33. The signage on the façade will be consistent with the signage at the Bel-Air Lexus Dealership across the street and is respectful of the scale of the building and the existing streetscape. 38. All service activities and utility equipment will be contained within the building so that there is no impact to the public realm. 39. Lighting will be mainly wall mounted down lighting which will accentuate and animate the building. 40. All lighting will be directed inwards toward the building and away from any neighbours. 41. As noted with regards to guideline 39, the wall mounted down lighting to be provided is appropriate for the use and the existing context. 29
30 Zoning Compliance and Site Statistics Zoned TM[xxxx] Development Standard Required Provided Gross Floor Area - 1,451 m2 Minimum Lot Area No Minimum 1,825m2 Minimum Lot Width No Minimum 54.89m Maximum Front Yard Setbackl 2m 0.6m Maximum Interior Side Yard Setback 3m 1.048m Maximum Corner Side Yard Setback 3m 13.66m Minimum Rear Yard Setback 6m 6.20m Building Height Minimum 6.7m Maximum 20m 7.72m Maximum Floor Space Index Minimum Width of Landscaping Abutting Residential Zone No Maximum 0.6m 0.6m Minimum Width of Landscaping Around Parking Lot 0.6m 0.6m (minimum) Minimum Number of Parking Spaces 2 x 10 service bays = 20 spaces 25 (4 outdoor, 21 indoor; 1 is barrier-free) Minimum Number of Bicycle Spaces 1 per 1500m2 GFA = 1 space 2 (indoor) 30
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 informationELMVALE 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 informationURBAN 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 informationUrban 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 information5.1 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 informationUrban 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 informationURBAN 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 informationURBAN 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 informationDRAFT 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 informationUrban 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 informationNew-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 informationClairtrell 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 informationUrban Design Brief. 583, 585 and 589 OXFORD STREET EAST. Salt Clinic Canada Inc.
Urban Design Brief 583, 585 and 589 OXFORD STREET EAST Salt Clinic Canada Inc. February 3, 2013 TABLE OF CONTENTS Page No. INTRODUCTION... 1 SECTION 1 LAND USE PLANNING CONCEPT... 1 1.1 The Subject Property...
More informationPlanning Rationale Fernbank Road, Ottawa. Major Zoning By-law Amendment and Site Plan Control Application Ontario Inc.
Planning Rationale Major Zoning By-law Amendment and Site Plan Control Application 5264 Fernbank Road, Ottawa 1872089 Ontario Inc. March 2014 Planning Rationale Major Zoning By-law Amendment and Site Plan
More informationGas 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 informationUrban Design Brief. 875 Wellington Road. Proposed One-Storey Fast Food Restaurant and Two-Storey Restaurant. Wellington Harlech Centre Inc.
Urban Design Brief 875 Wellington Road Proposed One-Storey Fast Food Restaurant and Two-Storey Restaurant Wellington Harlech Centre Inc. Prepared By: (519) 433-7587 info@yorkdev.ca May 3 rd 2013 1 Table
More information(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 information10 COPE DRIVE. May 08, 2018 Planning Rationale and Design Brief. Site Plan Control
10 COPE DRIVE May 08, 2018 Planning Rationale and Design Brief Site Plan Control Prepared for: Taggart Realty Management 225 Metcalfe Street, Suite 708 Ottawa, ON K2P 1P9 taggart.ca Prepared by: Fotenn
More informationUrban Design Review Panel Submission. The Ottawa Train Yards - Office Development. 405 Terminal Avenue. 17 April Table of Contents.
Table of Contents PHOTOGRAPHS OF EXISTING SITE CONDITION URBAN DESIGN BRIEF PART A: Summary and Response to City Urban Design Guidelines and Policies PART B: Site Specific Urban Design Objectives PART
More informationRe: 1110 Fisher Avenue Proposed Residential Development Revised Proposal File D PLANNING RATIONALE ADDENDUM
October 23, 2014 Prestige Design & Construction 50 Camelot Drive Ottawa, ON K2G 5X8 Attention: Mr. Enzo DiChiara Dear Mr. DiChiara Re: 1110 Fisher Avenue Proposed Residential Development Revised Proposal
More informationNew Street Proposed Redevelopment Architecture & Urban Design Brief
2130 2136 New Street Proposed Redevelopment Architecture & Urban Design Brief Prepared By: Cynthia Zahoruk Architect Inc. 3077 New Street, Burlington, ON, L7N 1M6 TABLE OF CONTENTS Background and Objective
More information776 and 784 St. Laurent Boulevard City of Ottawa
Engineering Land / Site Development Municipal Infrastructure Environmental / Water Resources Traffic / Transportation Structural Recreational 776 and 784 St. Laurent Boulevard City of Ottawa Planning Rationale
More informationUrban 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 informationURBAN 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 informationDesign 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 informationIndustrial 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 informationWEST 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 information20 & 30 Frank Nighbor Place
Engineering Land / Site Development Municipal Infrastructure Environmental / Water Resources Traffic / Transportation Structural Recreational Planning Land / Site Development Planning Application Management
More informationUrban Design Brief Fanshawe Park Road. Competition Toyota
Urban Design Brief 1300 Fanshawe Park Road Competition Toyota May 2, 2014 TABLE OF CONTENTS Page No. INTRODUCTION... 1 SECTION 1 LAND USE PLANNING CONTEXT... 1 1.1 The Subject Lands... 1 1.2 The Proposal...
More informationUrban 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 informationArterial Mainstreets ottawa.ca
Urban Design Guidelines for Development along Arterial Mainstreets ottawa.ca Ce document est disponible en français sur ottawa.ca. This document is available in French on ottawa.ca. Approved by City Council
More informationRegency 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 information770 BRONSON AVENUE. Zoning By-law Amendment and Site Plan Control
770 BRONSON AVENUE Zoning By-law Amendment and Site Plan Control Revised Planning Rationale + Design Brief August 2016 REVISED PLANNING RATIONALE 223 McLeod Street Ottawa, ON K2P 0Z8 613.730.5709 fotenn.com
More informationCommercial 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 informationDesign Brief and Planning Rationale. for Site Plan Control Application. Harmony Subdivision, Stage 1, Block 104
Design Brief and Planning Rationale for Site Plan Control Application Harmony Subdivision, Stage 1, Block 104 4025 Strandherd Drive, Minto Communities Inc. Prepared By: NOVATECH Suite 200, 240 Michael
More information5514 Manotick Main Street Mixed-Use Building Planning Rationale for Zoning By-Law Amendment & Site Plan Control Application
5514 Manotick Main Street Mixed-Use Building Planning Rationale for Zoning By-Law Amendment & Site Plan Control Application Prepared for Prepared by Date Stephen Philip 1846253 Ontario Inc. Chmiel Architects
More information1296 Kennedy Road - Zoning Amendment Application - Preliminary Report
STAFF REPORT ACTION REQUIRED 1296 Kennedy Road - Zoning Amendment Application - Preliminary Report Date: January 15, 2016 To: From: Wards: Reference Number: Scarborough Community Council Acting Director,
More informationUrban 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 informationappendix 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 informationURBAN 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 informationUptown 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 informationUrban 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 informationHighland 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 informationURBAN DESIGN BRIEF 305, 309, & 315 SOUTHDALE ROAD WEST LONDON ONTARIO
URBAN DESIGN BRIEF 305, 309, & 315 SOUTHDALE ROAD WEST LONDON ONTARIO CARVEST PROPERTIES LTD. December 2013 Section 1 - Land Use Planning Context 1.1 Subject Lands The subject lands are located immediately
More informationAIRPORT 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 informationCONTENTS 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 informationMark-up of the effect of the proposed Bronte Village Growth Area OPA No.18 on the text of section 24, Bronte Village, of the Livable Oakville Plan
Mark-up of the effect of the proposed Bronte Village Growth Area OPA No.18 on the text of section 24, Bronte Village, of the Livable Oakville Plan Notes: This document is provided for information purposes
More informationWestwind 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 informationDEVELOPMENT 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 informationURBAN DESIGN BRIEF NORTHVIEW FUNERAL HOME HIGHBURY AVE N, LONDON, ON
URBAN DESIGN BRIEF NORTHVIEW FUNERAL HOME - 1490 HIGHBURY AVE N, LONDON, ON 1.1Purpose The intent of the following report is to identify an opportunity for redevelopment of two residential properties within
More informationBENSON / HUNT TERTIARY PLAN
BENSON / HUNT TERTIARY PLAN TABLE OF CONTENTS 1.0 INTRODUCTION 1.1 Purpose 2 1.2 How to Read This Plan 3 1.3 Tertiary Plan Context 3 1.4 Vision and Principles 5 1.5 Public Consultation 5 2.0 PLANNING CONTEXT
More information[PLANNING RATIONALE] For Site Plan Control and Lifting of Holding Zone By-Law 101 Champagne Avenue. May 23, 2014
[PLANNING RATIONALE] For Site Plan Control and Lifting of Holding Zone By-Law 101 Champagne Avenue May 23, 2014 Contents 1.0 Introduction... 2 2.0 Site Context... 2 2.1 Adjacent Uses... 2 Figure 1: Site
More informationBank Street Secondary Plan
1.1 Introduction The is a guide to the long term design and development of the portion of Bank Street between Riverside Drive and Ledbury Park, and provides direction on land use, built form, design, parking,
More informationT 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 informationMOMENTUM. Design Brief. Site Plan Control and Minor Variance Applications. 59 Russell Avenue
MOMENTUM PLANNING AND COMMUNICATIONS Design Brief Site Plan Control and Minor Variance Applications 59 Russell Avenue December 2014 Revised February 2015 Prepared by: Dennis Jacobs MCIP, RPP Index 1. Introduction
More informationBayshore Boulevard Home Improvement District Design Guidelines
Bayshore Boulevard Home Improvement District Design Guidelines guidelines for New construction projects and major alterations IN the bayshore boulevard home improvement special use DISTRICT SAN FRANCISCO
More informationTel: (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 informationPlanning Rationale in Support of an Application for Zoning By-Law Amendment. 4495, 4499, 4509 & 4515 Innes Road City of Ottawa
Planning Rationale in Support of an Application for Zoning By-Law Amendment 4495, 4499, 4509 & 4515 Innes Road City of Ottawa Prepared by: Holzman Consultants Inc. Land Development Consultants March 26,
More information4. 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 information599 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 informationWelcome. Walk Around. Talk to Us. Write Down Your Comments
Welcome This is an information meeting introducing the applications for proposed redevelopment of the Yorkdale Shopping Centre site at 3401 Dufferin Street and 1 Yorkdale Road over the next 20+ years,
More informationRevitalization Guidelines for Corridors, Villages and Town Centres
Revitalization Guidelines for Corridors, Villages and Town Centres July 2017 Updated May, 2018 Publishing Information Title: Prepared by: Revitalization Guidelines for Corridors, Villages and Town Centres
More information4.9 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 informationGUIDELINES 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 informationFRUITVALE TRANSIT VILLAGE (Phase 2) Residential Project
FRUITVALE TRANSIT VILLAGE (Phase 2) Residential Project DEVELOPER: SIGNATURE PROPERTIES ARCHITECT: HKIT ARCHITECTS April 23, 2010 TABLE OF CONTENTS 3 Vision 4 Description of Site 5 Guiding Concepts 6
More informationProposed 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 information420 FANSHAWE PARK ROAD EAST London, ON
420 FANSHAWE PARK ROAD EAST London, ON URBAN DESIGN BRIEF, CHARACTER STATEMENT & COMPATIBILITY REPORT April 2016 Prepared by MHBC Planning 630 COLBORNE STREET SUITE 202 LONDON, ON N6B 2V2 TABLE OF CONTENTS
More informationFORMER 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 informationComplete 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 information13 THORNHILL YONGE STREET STUDY IMPLEMENTATION CITY OF VAUGHAN OPA 669 AND TOWN OF MARKHAM OPA 154
13 THORNHILL YONGE STREET STUDY IMPLEMENTATION CITY OF VAUGHAN OPA 669 AND TOWN OF MARKHAM OPA 154 The Planning and Economic Development Committee recommends the adoption of the recommendations contained
More informationMulti 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 information178 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 informationB. Blocks, Buildings and Street Networks
B. Blocks, Buildings and Street Networks Figure IV.4 A rational block pattern with connected streets Introduction The single most important element in the physical and functional integration of mixed use
More informationWide 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 informationDesign Brief for Proposed Mixed-Use Medical / Office Building
Design Brief for Proposed Mixed-Use Medical / Office Building 1637 Bank Street, Ottawa ON Project No: PC2014-0263 Date: June 25th, 2015 For: Kersten Nitsche, Planner II Development Review (Urban Services)
More information4.0 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 informationsection five BEAUTIFICATION PLAN
section five BEAUTIFICATION PLAN BEAUTIFICATION PLAN Section Five Beautification Plan The goal of the Beautification Plan is to improve the Route 8-Sunnyland Corridor in terms of aesthetics and to create
More informationCity 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 informationPLANNING JUSTIFICATION REPORT
PLANNING JUSTIFICATION REPORT 55 DELHI STREET CITY OF GUELPH PREPARED FOR: VESTERRA PROPERTY MANAGEMENT PREPARED BY: LABRECHE PATTERSON & ASSOCIATES INC. SCOTT PATTERSON, BA, CPT, MCIP, RPP PRINCIPAL,
More informationFuture Five. Design/ Development Guidelines. January 2008 Amended June 08 per City Council motion
Future Five Design/ Development Guidelines January 2008 Amended June 08 per City Council motion 5-Points Design Guidelines Table of Contents I. Introduction 3 II. Area boundaries 4 III. Review Process
More informationURBAN DESIGN BRIEF.. on behalf of the owner..sunningdale Commercial Inc.
URBAN DESIGN BRIEF.. on behalf of the owner..sunningdale Commercial Inc.. in support a Site Plan Approval Application to permit a Shopping Areas commercial centre. at 1830 Adelaide Street North, in the
More informationbuilt 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 informationUrban 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 informationA. Background Summary of Existing Challenges and Potential Possibilities. 1. Summary of Existing Assets and Potential Opportunities
A. Background 1 A Main Street Master Plan Study was performed and completed in October of 2007. The study was initiated to review current land uses and development patterns along Main Street, from Parrish
More informationPLANNING 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 informationHousing 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 informationUrban Design Brief Woodland Cemetery Funeral Home 493 Springbank Drive
Urban Design Brief Woodland Cemetery Funeral Home The Incorporated Synod of the Diocese of Huron April 15, 2016 Urban Design Brief April 15, 2016 TABLE OF CONTENTS Page No. INTRODUCTION... 1 SECTION 1
More informationPLANNING COMMITTEE REPORT JULY COMITÉ DE L URBANISME RAPPORT 34 LE 11 JUILLET ZONING 968 ST.
86 COMITÉ DE L URBANISME 6. ZONING 968 ST. LAURENT BOULEVARD ZONAGE 968, BOULEVARD ST-LAURENT COMMITTEE RECOMMENDATION That Council approve an amendment to the Zoning By-law 2008-250 to change the zoning
More informationGUIDELINES BAYVIEW INSTITUTIONS CONTEXT PLAN LOCATION PLAN COMPONENTS URBAN DESIGN GUIDELINES
Development in the Bayview Sunnybrook area will be consistent with the following urban design guidelines. They provide a framework for development in the area and are to be read in conjunction with the
More information14.0 BUILT FORM DESIGN CRITERIA
14.0 BUILT FORM DESIGN CRITERIA CORPORATION OF THE TOWN OF CARLETON PLACE DEVELOPMENT PERMIT BY-LAW 123 124 CORPORATION OF THE TOWN OF CARLETON PLACE DEVELOPMENT PERMIT BY-LAW 14.1 MISSISSIPPI DISTRICT
More informationCase Municipal Planning Strategy and Land Use By-law Amendment Request Robie, College and Carlton Streets Halifax Peninsula PAC August 20, 2018
Case 20761 Municipal Planning Strategy and Land Use By-law Amendment Request Robie, College and Carlton Streets Halifax Peninsula PAC August 20, 2018 Direction by Regional Council August 1, 2017: Continue
More informationPolicies 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 informationTRAFALGAR ROAD
158-2192 TRAFALGAR ROAD URBAN DESIGN BRIEF PREPARED BY KLM PLANNING PARTNERS INC. FOR DUNPAR DEVELOPMENTS INC. TOWN OF OAKVILLE JUNE 2012 TABLE OF CONTENTS 1 INTRODUCTION 1.1 Project Description...1 1.1.1
More informationWINDSOR GLEN DESIGN GUIDELINES
WINDSOR GLEN DESIGN GUIDELINES Adopted by Council, 2006 WINDSOR GLEN REDEVELOPMENT DESIGN GUIDELINES August 2006 1.0 Master Plan Organization For this area of the Coquitlam Town Centre, a mix of high,
More informationGateway commercial MIXED USE MASTER SITE PLAN. CITILAND AIrDRIE GATEWAY VENTURE INC. airdrie GATEWAY COMMERCE CENTRE. airdrie, ALBERTA FEBRUARY 2012
Gateway commercial MIXED USE MASTER SITE PLAN 1914 CENTRE STREET NORTH CALGARY, AB CANADA T2E 2S8 T. 403.264.7177 F. 403.264-7175 WWW.CITILAND.CA CITILAND AIrDRIE GATEWAY VENTURE INC. airdrie GATEWAY COMMERCE
More informationOfficial 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 informationWalnut Creek Transit Village Design Guidelines. Part Three III - 25
C. General Design Criteria Part Three DRAFT 0/6/ III - 5 Frontage Types Frontage is a semi-public transition zone at the ground level where public and private realms meet. An understanding of various frontage
More informationRIVERSIDE DESIGN CD-1 GUIDELINES. Adopted by City Council August 9, 1983
$1 City of Vancouver Land Use and Development Policies and Guidelines Community Services, 453 W. 12th Ave Vancouver, BC V5Y 1V4 F 604.873.7344 fax 873.7060 planning@city.vancouver.bc.ca RIVERSIDE DESIGN
More informationBayview Avenue Official Plan Amendment, Zoning Amendment and Site Plan Control Applications Request for Direction Report
STAFF REPORT ACTION REQUIRED 2425 2427 Bayview Avenue Official Plan Amendment, Zoning Amendment and Site Plan Control Applications Request for Direction Report Date: May 28, 2015 To: From: Wards: Reference
More information*** 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