URBAN DESIGN BRIEF Saginaw Subdivision 124 SAGINAW PARKWAY, CAMBRIDGE OCTOBER 2015 OUR FILE 1422A
Contents 1.0 INTRODUCTION AND SITE DESCRIPTION... 1 2.0 MUNICIPAL DESIGN DIRECTION... 7 3.0 MASTER CONCEPT PLAN... 9 4.0 DESIGN PRINCIPLES... 11 COMPATIBILITY...13 CONNECTIVITY AND ACCESSIBILITY...15 INTEGRATION AND CONSERVATION...17 WALKABILITY AND PEDESTRIAN FRIENDLY DESIGN...19 TRANSIT SUPPORTIVE...21 HIGH QUALITY ARCHITECTURE AND LANDSCAPE DESIGN...23 5.0 DESIGN SUMMARY... 25 DESIGN BRIEF SAGINAW SUBDIVISION, CAMBRIDGE October 2015 Our File 1422A
1.0 INTRODUCTION & SITE DESCRIPTION
Page 1 INTRODUCTION This Design Brief has been prepared on behalf of Saginaw Developments Corporation. The purpose of this Design Brief is to provide an overview of a subdivision proposed for the lands previously occupied by the now bankrupt Saginaw Golf Course. This Brief outlines the vision and principles of planning and design that have guided the evolution of the subdivision plan. This Design Brief considers the City of Cambridge Official and specifically the Urban Design policies of the Plan, including Section 5.15 which outlines requirements for Urban Design Studies prepared in support of development applications. This Design Brief is intended to be read in conjunction with the MHBC Planning Justification Report (September 2015) as well as other background reports related to transportation, servicing, and environment. SITE DESCRIPTION & SURROUNDING USES The subject lands are located in the eastern portion of the City of Cambridge, east of Franklin Boulevard and south of Can-Amera Parkway. The lands to the north of Can-Amera Parkway, between the municipal boundary at Townline Road, Highway 401 and Hespeler Road are generally comprised of industrial and employment uses with commercial and retail uses located along Hespeler Road. To the south of Can -Amera Parkway, east of Hespeler Road and north of Clyde Road are generally residential, commercial and open space uses with an additional area of employment located to the south of Franklin Boulevard and Avenue Road. The subject lands are 25.434 hectares (62.85 acres) in area and are located within the Fiddlesticks community. The subject lands front onto Saginaw Parkway and are comprised of two separate parcels separated by Essex Point Drive. The western parcel has an area of 16.292 hectares and the eastern parcel has an area of 9.142 hectares. The subject lands were previously used a golf course (the Saginaw Golf Club) and are proposed to be developed as a residential subdivision. The subject lands are located centrally within the Fiddlesticks neighbourhood, on the north side of Saginaw Parkway, between Franklin Boulevard and Burnett Avenue. They comprise 25.434 hectares and are presently vacant. The subject lands have been highly modified to accommodate the former golf course which included a clubhouse, parking area, golf greens, fairways, paths, irrigation ponds and a maintenance building and yard. Two wetland features presently exist on the subject lands and were previously incorporated into the design of the golf course. Saginaw Subdivision DESIGN BRIEF October 2015 Our File 1422A
AERIAL
The area within the immediate vicinity subject lands is characterized by a broad range of commercial, institutional and low and medium density residential development. Generally, existing land uses within the vicinity of the subject lands include: NORTH: Situated to the north of the former clubhouse is the St. Benedict Catholic Secondary School which includes the school, parking lot and playing fields. East of the high school are low rise residential uses, including single detached and semi -detached dwellings. A storm water management facility for the community is located on the north side of Green Vista Drive, between Country Club Drive and Essex Point Drive. EAST: Existing low-rise residential uses, including single-detached, semidetached and townhouse dwellings, are situated to the east of the subject lands. Beyond the residential uses along Burnett Avenue is the Portuguese Provincially Significant Swamp Wetland Complex which includes walking trails. WEST: To the west of the subject lands, on the south side of Saginaw Parkway is a mix of commercial and residential uses, including a commercial plaza; a mediumdensity townhouse development; and the St. Margaret Catholic Elementary School. A larger commercial development is located at the northwest corner of Franklin Boulevard and Elgin Street North/Saginaw Parkway. It is anchored by a Metro food store and a Shoppers Drug Mart and features a range of restaurants and convenience commercial and service commercial uses. SOUTH: Existing and planned low-rise residential uses, including single-detached, semidetached and townhouse dwellings, are situated immediately to the south the subject lands. On the south side of the Saginaw Parkway are institutional uses and open space uses, including the Clemens Mill Public Elementary School and the Lions Can-Amera Park.
SURROUNDING LAND USES NORTH of the subject lands: Page 5 St. Benedict Catholic Secondary School and low rise residential along Green Vista Drive SOUTH of the subject lands: Clemens Mill Public Elementary School and low rise residential along Longhurst Crescent. Townhouse developments on Stonecairn Drive and Fairgreen Close south of the larger and smaller parcel respectively. Saginaw Subdivision DESIGN BRIEF October 2015 Our File 1422A
EAST of the subject lands: Page 6 Semi-detached development on Essex Point Drive east of larger parcel and low Rise Residential Development on Burnett Ave east of smaller parcel. WEST of the subject lands: St. Margaret Catholic Elementary School and one of two townhouse developments on the south side of Saginaw Parkway. Commercial plazas west of the subject lands at the intersection of Franklin Ave. and Saginaw Parkway. Proposed Saginaw Subdivision DESIGN BRIEF September 2015 Our File 1422A
2.0 MUNICIPAL DESIGN DIRECTION
Page 7 2.0 MUNICIPAL DESIGN DIRECTION City of Cambridge Official Plan Council of the City of Cambridge adopted a new Official Plan on May 7, 2012 (the Official Plan ). This plan was approved with modifications by the Region on November 21, 2012. The City of Cambridge Official Plan was approved as implementation of the adopted Regional Official Plan (ROP) and in conformity with the Places to Grow Growth Plan. The City of Cambridge Official Plan has been appealed (in part) given that the Regional Official Plan (ROP) has been appealed to the OMB in its entirety. Chapter 5 of the Official Plan details urban design policies which generally encourage a high standard of urban design. The urban design policies apply to all development within the City. This Urban Design Brief includes an assessment of the proposal in the context of the policies of the City of Cambridge s Official Plan. Section 5.1 of the Official Plan lists a number of Urban Design objectives, many of which are relevant to the proposed development including: The creation of attractive, accessible, safe and healthy building environments: The protection and enhancement of public views and vistas of natural and built features; Compatibility in scale, form, massing and height transition between new development and existing buildings and adjacent neighbourhoods; and Designing communities at the pedestrian scale in support of walkable neighbourhoods. Chapter 5 provides further design policy direction in sub-sections 5.2-5.13 related to: healthy and liveable communities; transit oriented development; views and vistas; the public realm; gateways; site development and buildings; sustainable design; accessibility/universal design; safety; parking; signage; and public art. Relevant guidelines from these sections have been considered in the preparation of the development concept and this Brief. Section 5.15 outlines the requirements for urban design studies prepared in support of development applications. The requirements, and how these requirements have been addressed are summarized as follows: a) How the proposal meets the objectives and policies of this Plan: A detailed Planning Justification Report has been prepared in support of the development. The Justification Report describes, in detail, how the proposal meets the objectives and key policies of the plan. Key design objectives in the Official Plan are summarized on the opposite page and form the basis for the guidelines contained within. Saginaw Subdivision DESIGN BRIEF October 2015 Our File 1422A
Page 8 b) How the proposal fits within any Council approved design guidelines that apply to the site and/or its area: There are no specific design guideline documents that apply to the subject area. c) Proposed and alternative building types, massing, and building materials with a minimum of three concepts to be submitted unless otherwise specified: It is our understanding that this requirement applies to site specific projects as opposed to a subdivision. Any proposed multiple development blocks will be subject to site plan approval. General guidelines for building design are included herein. d) Integration of the proposal into the surrounding streetscape and its relation to surrounding buildings demonstrated through two dimensional and three dimensional visual representation: Again this requirement is directed towards more specific site design. The type of development proposed (low-rise residential) is consistent with the surrounding built form. Compatibility guidelines are included in Section 4.0 of this document. e) Access to sunlight as well as the provision of shade in public and private areas for its health and environmental benefits: Proposed buildings will be low rise in height and are not anticipated to create extensive shadows impacts. Proposed pubic areas such as parks and trails will be adequately landscaped to provide both sun and shade opportunities. f) Landscaping plan including the integration of existing trees and vegetation into the site design and integration with natural features and trails: It is anticipated that detailed streetscape plans will be required as a condition of draft approval. Natural features will be retained and integrated within the plan of subdivision. Section 4.0 of this document provides guidelines for landscaping and includes a figure which shows landscape priority areas. g) Utilities servicing plan: A Functional Servicing Report has been prepared in support of the application. This report considers utility servicing. DESIGN OBJECTIVES Compatibility Accessibility Integration and Conservation of Natural Areas Pedestrian Friendly Design; Transit Supportive Design & High Quality Architectural and Landscape Design Proposed Saginaw Subdivision DESIGN BRIEF September 2015 Our File 1422A
3.0 MASTER CONCEPT PLAN
3.0 Page 9 MASTER CONCEPT PLAN 31 Blocks planned for low density residential development. 4 Blocks planned for multiple residential development. 459 estimated residential units. 1.293 ha of Park provided which will include a future community trail. 4.072 ha of Open Space conserved. 3.438 ha for Stormwater Management integrated with open space and park blocks. A modified grid street pattern. Multiple street and pedestrian connections to the surrounding community. Shorter block lengths to encourage walking and active transportation. Unit types similar in type to abutting properties. Saginaw Subdivision DESIGN BRIEF October 2015 Our File 1422A
Page 10 Shorter block lengths and a modified grid pattern to encourage walking and active transportation. Compatibility with surrounding land uses considered with proposed unit types similar in type to abutting properties. 4.072 ha of Open Space conserved and enhanced with proposed habitat improvements. 1.293 ha of Park space provided including future community trails.
4.0 DESIGN PRINCIPLES
Page 11 4.0 DESIGN PRINCIPLES The Master Plan has been designed around key design principles derived from Official Plan policy and design direction: Compatibility To create a neighbourhood that exists in harmony with the surrounding established community. Connectivity / Accessibility To design a road network that is well connected to the surrounding community and accessible and safe for pedestrians and cyclists. Integration and Conservation To conserve, protect and integrate existing natural heritage resources. Walkability and Pedestrian Friendly Design To create walkable neighbourhoods that are well connected and fully accessible to major destinations and surrounding neighbourhoods. Transit Supportive To design and build neighbourhoods that provide accessibility to and support for transit and other active modes of transportation. High Quality Architecture and Landscape Design To build neighbourhoods that provide a range of well designed, high quality housing, parks and open spaces. The following sections illustrate how these principles have been considered in the ultimate design of the proposed neighbourhood. Saginaw Subdivision DESIGN BRIEF October 2015 Our File 1422A
Compatibility Accessibility Integration and Conservation of Natural Areas Pedestrian Friendly Design; Transit Supportive Design & High Quality Architectural and Landscape Design Page 12
Page 13 COMPATIBILITY To create a neighbourhood that exists in harmony with the surrounding established community. The following is a summary of how the design of the subdivision achieves the principle of compatibility: The height, massing and scale of new buildings is distributed on the site in such a manner as to provide an appropriate transition between new development and existing houses in the neighbourhood. (Official Plan Policy Reference: 8.4.2.1a, 8.4.2.2a,b and 2.6.1.6g) A Shadow Study has been completed for the proposed seniors residence. This study (included herein) demonstrates that shadow impacts are minimal. Where possible new lots will achieve similar lot coverage and side yard setbacks to neighbouring housing. (Official Plan Policy Reference: 8.4.2.2c) Larger lots will be located adjacent to existing large lots with transitions in lot width occurring at the rear lot line. Larger lot widths are concentrated along the exterior of the subdivision in order to reinforce the physical character of the neighbourhood and minimize the impact of the proposed redevelopment of existing homes. Densities will be regulated through the implementing zoning by-law and will be consistent with the range of densities permitted on adjacent lands. In most instances, housing type matches similar housing type at the rear lot interface. New townhomes are located either internal to the subdivision or abutting existing townhomes. This helps to achieve appropriate transitions between different land uses. (Official Plan Policy Reference: 8.4.2.2c) Proposed Multi-Unit Residential development blocks are a suitable size and configuration to provide for adequate parking, access and circulation by emergency vehicles, and to allow for appropriate separation of appropriate integration of on-site vehicular and pedestrian traffic. (Official Plan Policy Reference: 8.4.3c) Proposed Multi-Unit Residential development will be developed at in a manner which will ensure the proposed development is compatible with existing development in terms of building height, setbacks, landscaping and vehicular circulation. (Official Plan Policy Reference: 8.4.3d) The design of the landscaping for the subject lands will assist in the visual integration of the proposed development into the neighbourhood. (Official Plan Policy Reference: 8.4.2.1e) This may include the use of similar tree species along the streetscapes. The figures on the following pages illustrate: the Shadow Study completed for the proposed seniors residence, and the proposed land use / unit mix for the subject lands in relation to immediately abutting properties. Saginaw Subdivision DESIGN BRIEF October 2015 Our File 1422A
Page 14 Proposed Saginaw Subdivision DESIGN BRIEF September 2015 Our File 1422A
# of Single Detached Lots: 264 % of total units: 57.5% # of Townhouse Units: 95 % of total units: 20.7% # of Multiple Residential Units: 100 % of total units: 21.8% Total Units: 459 100%
Page 15 CONNECTIVITY AND ACCESSIBILITY To design a road network that is well connected to the surrounding community and accessible and safe for pedestrians and cyclists. The following is a summary of how the subdivision has been designed to be well connected and accessible to and from the surrounding community: Sidewalks will be provided along each of the proposed streets allowing for efficient pedestrian circulation within the subdivision and external linkages to transit stops and nearby non-residential land uses. The provision of sidewalks will assist in the provision of a safe environment for pedestrians and encourages pedestrian activity (Official Plan Policy Reference 5.3.1b) The proposed street pattern has been designed to allow for efficient vehicular movement within the subdivision. Multiple connections to the broader road network are provided in order to allow for convenient access to collector and arterial roads. This allows for ease of travel within this part of the City by multiple modes of transportation. (Official Plan Policy Reference 5.1b) Subdivision streets have been designed to accommodate two-way traffic, on-street parking and sidewalks. Streets have been designed at a sufficient width for circulation by emergency vehicles. Multiple Residential blocks have been sized to ensure adequate access and circulation by emergency vehicles (Official Plan Policy Reference 8.4.3.c). The subdivision is in proximity to existing and planned parks. The proposed subdivision development supports existing and future transit in the area. All lots/ blocks are well within 500 m (five minute walk) of existing transit stops. The proposed subdivision is located in proximity to the City s Bikeway Network including cycling routes along Can-Amera Parkway, Saginaw Parkway, Cowan Boulevard and Burnett Avenue. A Multi- Use Trail is planned along Franklin Boulevard. The open space and park network will link with sidewalks through the community and proposed publically accessible trails within the development. The diagram on the following page illustrates pedestrian connectivity via sidewalks, trails and walkways. Saginaw Subdivision DESIGN BRIEF October 2015 Our File 1422A
Page 16 Existing cycling route along Burnett Avenue. The existing storm sewer and emergency overflow access will be utilized as a future road connection into the site.
Page 17 INTEGRATION AND CONSERVATION To conserve, protect and integrate existing natural heritage resources. The following is a summary of how the subdivision has been designed to conserve, enhance and integrate key natural features: The proposed development establishes a public open space system which assists in the creation of healthy active communities. (Official Plan Policy Reference 7.1.2) An Environmental Impact Study (EIS) was prepared and includes the surveyed limit of natural heritage features. The EIS report recommends a number of opportunities and locations for wildlife habitat creation including: the installation of floating wetlands; installation of logs in the wetland for turtle basking; installation of standing snags around the perimeter of the wetland to provide perches and nesting habitat; installation of bird boxes for swallows and other species; installation of sand and gravel mounds for turtle nesting; and installation of snake hibernacula. The existing Provincially Significant Wetland and unevaluated wetland located on the subject lands are proposed to be maintained and enhanced. The Provincially Significant Wetland is identified as a Core Environmental Feature, and the unevaluated wetland as a Locally Significant Natural Area (LSNA). Buffers from the Core Environmental and LSNA features are provided. Blocks planned for Stormwater Management will be dedicated to the City. The uses of fences within these stormwater management areas will be avoided to minimize the risk to the public. Opportunities for naturalization within stormwater management blocks will be explored, which further enhances the open space system. Planned parks and trails contribute to the overall open space system. Planned neighbourhood parks will be open space areas that provide passive or active recreational opportunities centrally located within the larger community. (Official Plan Policy Reference 7.1.10) The design of the proposed development will promote sustainable, healthy, active living through the protection of resilient natural areas that are better connected to residential areas. (Official Plan Policy Reference 5.2.1.c). The diagram on the following page illustrates the proposed open space network. Saginaw Subdivision DESIGN BRIEF October 2015 Our File 1422A
Page 18 Existing wetlands will be conserved and enhanced. Parks should be designed with strategically placed viewpoints to the abutting natural features.
Page 19 WALKABILITY AND PEDESTRIAN FRIENDLY DESIGN To create walkable neighbourhoods that are well connected and fully accessible to major destinations and surrounding neighbourhoods. The following is a summary of how the subdivision has been designed to be pedestrian friendly and highly walkable: The subdivision has been designed at the pedestrian scale to foster social interaction, active streetscapes and walkability. (Official Plan Policy Reference 5.1.k) The design of the proposed development promotes sustainable, healthy, active living through well connected and maintained streets, paths and trails that are able to safely accommodate different modes of transportation. (Official Plan Policy Reference 5.2.1.a). A walkable neighbourhood is achieved by providing a mix of uses and range of housing types with convenient access to public transportation (Official Plan Policy reference 5.2.1.d). Open spaces, parks, trails and sidewalks will be interconnected resulting in a very walkable community. The proposed neighbourhood parks are connected to open space blocks and will be connected to the rest of the neighbourhood via trails. A modified grid pattern with many short blocks increase overall walkability. Parks and open space are distributed throughout and connected to the overall community. All future residents will be within a 5 minute walk of existing and proposed parks. Trails through the proposed stormwater management blocks will further enhance connectivity and walkability. The proposed developments helps to achieve growth management objectives of the Official Plan by providing a new neighbourhood that is safe, attractive, pedestrian friendly, integrated with the natural heritage system and readily linked by nearby transit routes to other areas of the City. (Official Plan Policy Reference 2.2.j) The diagram on the following page illustrates five minute walking distances from the existing park south of Saginaw and the two proposed parks on the subject lands. The diagram illustrates that the entire development, as well as several homes outside of the development, will be within a five minute walking distance of parkland. Saginaw Subdivision DESIGN BRIEF October 2015 Our File 1422A
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Page 21 TRANSIT SUPPORTIVE To design and build neighbourhoods that provide accessibility to and support for transit and other active modes of transportation. The following is a summary of how proposed subdivision will support transit and active transportation: The proposed subdivision in its entirety is located within a five minute walk to existing public transit. There are a variety of public bus routes, operated by Grand River Transit in proximity to the development. The subject lands are located within convenient access to the Region s developing Rapid Transit Network with access to future stops available through the existing transit network. A modified grid pattern has been used to increase connectivity and provide short walking distances to existing transit routes and stops. The City encourages transit oriented development along existing and planned high frequency transit routes. (Official Plan Policy Reference 6.10.4) A proposed multiple residential block has been located adjacent to the existing transit routes on Saginaw Parkway and Green Vista Drive. This block allows for denser development in proximity to existing transit, at a scale and height that is appropriate given the surrounding neighbourhood. The subject lands are located with access to the City s Bikeway Network including cycling networks along Can-Amera Parkway, Saginaw Parkway, Cowan Boulevard and Burnett Avenue. Measures to increase active transportation through the provision of bicycle racks (within multiple development blocks), pedestrian walkways, sidewalks and proximity to transit stops. (Official Plan Policy Reference 6.11.2) The proposed development helps to achieve the City s Growth Management objectives by providing a compact urban development that promotes a mix of uses and transit oriented development. (Official Plan Policy Reference 2.2.f) Within the development a high quality public realm is proposed which will enhance the identity of the area and create gathering points fostering a positive pedestrian experience. (Official Plan Policy Reference 5.3.1.c) The diagrams on the following page illustrates the active transportation network, the existing transit network and five minute (500 m) walking distances from existing transit stops. Saginaw Subdivision DESIGN BRIEF October 2015 Our File 1422A
Page 22 Existing transit route along Saginaw Parkway The Saginaw transit route will connect with the Region s rapid transit network.
Page 23 HIGH QUALITY ARCHITECTURE AND LANDSCAPE DESIGN To build neighbourhoods that provide a range of housing types, parks and open spaces. Implementation of the following design considerations will help to achieve a subdivision with high quality architectural and landscape design: The subject lands and broader community have been designed with a variety of uses including residential, open space, stormwater management, parks, commercial, employment and institutional (school). A variety of housing types and built form are proposed together with a significant open space network both of which contribute to the overall mix of uses within this community. A mix of single detached, street fronting multiple residential and multiple residential units are proposed. Prominent lots with high visibility such as lots that terminate a view are encouraged to meet a higher standard of architectural quality and urban design. (Official Plan Policy Reference 5.4.2) As such, special built form design consideration is encouraged for identified priority lots, including corner lots, gateway lots, terminating vista lots, and lots along bends in the road network. Corner lots are encouraged to be designed in a manner which addresses both the front and flanking streets. Where possible, corner lots will orient the garage to the side streets to minimize vehicular conflicts. Existing natural features including the two wetlands are proposed to be maintained and enhanced and integrated within the larger open space network. The open space network, including stormwanter management blocks will be enhanced through the use of landscaping where possible. Parks will be designed to include lookout opportunities. (Official Plan Policy Reference 5.4.2) Future landscaping will assist in the visual integration of the proposed development within the broader neighbourhood. Street trees and landscaping will provide a visually attractive streetscape. Where possible mature trees will be retained. The proposed multi-unit blocks have been designed at an appropriate size to accommodate amenities, buffering and landscaping. (Official Plan Policy Reference 8.4.3) A six-storey seniors residence is proposed within the multiple residential block at the intersection of Saginaw Parkway and Green Vista Drive. Building placement within this block should be oriented to the street in a manner which results in minimal if any shadow impacts on abutting properties. High quality landscaping, in particular along the interface with single-detached dwellings is strongly encouraged. Saginaw Subdivision DESIGN BRIEF October 2015 Our File 1422A
Page 24 The subject lands have an elevation lower than the surrounding residential uses which will minimize the potential for shadow or privacy impacts. Variations in building façades and materials are encouraged. Visual cues can be taken from the surrounding development in terms of roof pitches, building heights and architectural details (gables, dormers, porches,etc), however the proposed development should read as new, contemporary and distinct from the existing built form in the area. Architectural treatment of garage doors is encouraged and minimized garage projections are encouraged. The diagram on the following page illustrates priority lots.
5.0 DESIGN SUMMARY
Page 25 DESIGN SUMMARY The subdivision and broader community have been designed with a variety of uses including residential, open space, stormwater management, parks, commercial, employment and institutional uses. The proposed development represents appropriate infill and will be compatible with existing development. The height, massing and scale of the proposed development has been distributed on the site in such a manner as to provide an appropriate transition between new development and existing houses in the neighbourhood. Subdivision streets have been designed to accommodate two-way traffic, on-street parking and sidewalks. Streets have been designed at a sufficient width for circulation by emergency vehicles. Multiple Residential blocks have been sized to ensure adequate access and circulation by emergency vehicles The development supports existing transit and has been designed to facilitate other modes of active transportation. All future residents will be within a 5 minute walk of existing transit stops. Two internal parks are proposed and will be integrated within a larger open space network. All future residents will be within a 5 minute walk of proposed parks. The modified grid pattern proposed throughout the development together with sidewalks, pedestrian linkages and trails will increase connectivity providing for shorter walking distances to community facilities. Natural heritage resources are conserved, protected and integrated within the overall plan. Enhanced architectural design is proposed for priority lots, including corner lots, gateway lots, and terminating vista lots. Enhanced landscaping is proposed within identified landscape priority areas. In conclusion, the proposed subdivision will be well designed as a safe, attractive, pedestrian friendly community integrated with the natural heritage system and readily linked by nearby transit to other areas of the City.
Compatibility Accessibility Integration and Conservation of Natural Areas Pedestrian Friendly Design; Transit Supportive Design & High Quality Architectural and Landscape Page 25 Design Proposed Saginaw Subdivision DESIGN BRIEF September 2015 Our File 1422A