10 - Urban Design Brief
10 - Urban Design Brief
10 - Urban Design Brief
230 - 7050 WESTON ROAD / WOODBRIDGE / ONTARIO / L4L 8G7 / T: 905 761 5588/ F: 905 761 5589/WWW.MHBCPLAN.COM
2 175 ZOO PARK ROAD URBAN DESIGN BRIEF
TABLE OF CONTENTS
1 INTRODUCTION
2 THE PROPOSAL
3 HOW TO READ THE BRIEF
4 BUILT FORM, MASSING AND ORIENTATION
5 SITE CIRCULATION
6 ARCHITECTURAL DETAIL
7 LANDSCAPE DESIGN, PUBLIC REALM AND OPEN SPACE
8 PARKING AND SERVICING
9 ENVIRONMENT AND SUSTAINABILITY
11 CONCLUSION
10 DESIGN TERMS
Reference to key
design principle
Figure illustrating
adherence where applicable
Urban Design Guidelines Section 2.1 The proposed development will be oriented to frame the street
1. Orient buildings towards the public realm to contribute to an with a 6m setback from the property line. The proposed building
active pedestrian environment and healthy streetscape. Garages will establish a streetwall that will animate the public realm
and parking areas are encouraged to be located in the rear of through façade articulation and windows facing the public street.
a townhouse dwelling, where possible, to maintain a safe and The proposed floor plates are positioned in an “L” shape to avoid STREETWALL
attractive public realm. on-site overlook between residential units, as well as to provide
a street facing relationship with Zoo Park Road. The shape of the
5. Position buildings to face one another with a front-to-front and building also screens the proposed surface parking areas from
back-to-back relationship. Avoid back-to-front facing relationships the public realm, as further discussed in Section 9.0.
and rear yards fronting a public street, where possible.
Urban Design Guidelines Section 2.2 The proposed 4-storey building is appropriately scaled to
1. Design buildings with height and massing that create the existing width of Zoo Park Road as well as the proposed
and reinforce pedestrian scaled environments through 4m road widening dedication, providing appropriate
appropriate street proportion. The height of the building street enclosure to the area. The building provides a
should be appropriately scaled to the width of the public/ height that does not exceed the 1:1 ratio relative to the ANGULAR PLANE
private street on which it fronts. existing width of Zoo Park Road.
3. Design buildings located adjacent to low-density The proposal will ensure adequate transition from the
residential areas that incorporate façade setbacks, adjacent lower density neighbourhood to the south and
modulation and/or height reductions on portions of the west by providing appropriate setbacks and meeting a 45
building to achieve greater compatibility by reducing degree angular plane. The transition to lower density areas
the appearance of height and massing. Dividing building is further defined through the ‘L’ shape of the building,
mass into smaller vertical sections can reflect the scale of locating the majority of the building away from adjacent
neighbouring buildings. residential neighbourhood to the south and the use of a
mansard roof rather than a peaked roof to reduce the visual
Urban Design Guidelines Section 2.4 impression of built form height.
1. Building scale, mass, and proportion should contribute
to the quality of the streetscape, and promote visual The proposal’s façade articulation creates a rhythm and
integration into the surrounding neighbourhood. pattern to further reduce the effects of the height and
massing to achieve compatibility with the lower-density
5. Offer views while minimizing shadowing and overlook residential areas. The articulation will also improve the
into neighbouring properties. Buildings should be quality of the streetscape by breaking up the façade,
contained within a 45 degree angular plane measured providing for visual interest from the street. As discussed in
from the rear property line, when abutting low-density Section 6.0, the proposal will utilize attractive architectural
residential buildings to preserve light, views, and privacy. design that reflects a high quality and is compatible with
the surrounding neighbourhood.
Urban Design Guidelines Section 2.3 Appropriate separation will be provided from the proposed
4. Provide a minimum of 15 metres separation distance building and any future development to the east on the subject
between facing buildings (front to front and rear to rear) at lands. The separation distance will meet Ontario Building Code
lower floors to provide adequate sized amenity areas, light into requirements for separation. Architectural features such as large
main living areas, view to the public realm, and privacy. windows will be provided to allow light into every residential HEIGHT
unit, as discussed in Section 6.0 The proposed development TRANSITION
Urban Design Guidelines Section 2.4 will incorporate outdoor amenity space for both residents and
2. Building design should incorporate a gradual transition to visitors, as further discussed in Section 7.0.
existing buildings of a different density, height, or setback,
respecting the height, scale and massing of neighbouring The proposal acknowledges the general scale, height and
buildings. massing of the immediate area, which includes the existing
adjacent 2-storey town houses to the south and 2-storey
3. Create a transition in building heights if a new development is retirement residential building further south. The orientation and
lower or higher than existing buildings. Step the building down massing of the building ensures the proportions and transitions
SETBACK
(or up) in height near adjoining properties to relate to the scale are balanced. The massing of the building reflects the massing
of neighbouring buildings. Add architectural features, such as of the townhouses to the south and the retirement building
porches, verandas, and bays, to visually reduce the mass of new further south. The building height and location limits impacts on
buildings. the adjacent residential community by providing an appropriate
separation distance from the building and the two storey
4. Incorporate building setbacks to achieve a gradual transition residential development to the east, across Zoo Park Road and
to the immediate context of adjacent low-density residential and the south.
commercial buildings. When desirable setbacks exist on adjacent
lands, reflect that condition in the siting and building setbacks. In addition to the 6m front yard setback, and existing 20m Zoo
Where setbacks vary, mediate between the two setbacks. Where Park Road width, the proposal includes side yard landscape
setbacks are undesirable - i.e. parking is located in front of buffer of 6m to enhance transition from the adjacent low-density
adjacent buildings – then site new building closer to the street residential buildings to the south. The setback to the south will
edge in order to set a positive precedent. provide landscaping and an 8 foot high fence to screen the
proposed building and surface parking, as further discussed
in Section 7.0. In addition the proposed building is setback
approximately 15m from the adjacent property line to the south
to further mitigate transition between the adjacent property.
TOTAL
MIN. L
MIN. L
BUILD
NEW CHAINLINK FENCE
BUILD
NEW TIGHT BOARD FENCE
NEW 2.0m NOISE ATTENUATING FENCE PROPERTY LINE UNIT C
PARKI
58300
TOTAL
K
6M SETBAC
SCREENED FENCE NEW 2.0m NOISE
RETAINING WALL
6M SETBACK
11278
c/w GLASS RAILING ATTENUATING FENCE
GAZEBO PER
ACCESSIBLE RAMP LANDSCAPE PLAN
PLAYGROUND
(LANSCAPED AREA)
27300
22978
PATIO/ BBQ AREA 12778
5500
MECHANICAL
4 STOREY PENTHOUSE
APARTMENT BUILDING FUTURE DEVELOPMENT
99 UNITS
0
1
1
1
1
0
1
1
1
1
0
SCREENED
1
03
1
0
1
1
0
30
1
0
1
0
FENCE
12
0
1
1
0
0
1
2 10
21
31
0
2
6703 GFI OUTLET
YARD HYDRANT
4978
1727
DROP OFF NEW CHAINLINK FENCE
NOTE:
2200
1. ALL PAVEMEN
ZOO PARK ROAD
SHALL CONFO
6000
SIAMESE 4300
CONNECTION 2. PAVEMENT MA
B B BE PAINTED W
5500
3. PAINT COLOR
21
1 1 QUICK DRYING
1500 1 1 1 GLASS BEADS
4M ROAD WIDENING DEDICATION
21
5500
WVO-A B B
SNOW STORAGE
6000 2910 4300 1600 4300 4300 2800 2650
6000
TYP.
6M SETBACK
5500
22
22
5500
5490
6M SETBACK
6000
ELEC. ROOM FINISHED ROAD 1
SURFACE
EXISTING TIGHT
BOARD FENCE
5500
150
9
RA-1
400
N 30 43' 20" W
250
NEW 2000 WIDE CONCRETE
800
10987
SIDEWALK
35.00
7000
PAINTED FIRE ROUTE 25
15770
STOP BAR
R=220.12
4000
T A=88.27 TYPE 1
6925
CH=87.68
N 47 47' 30" E
N 53 35.00
NEW 1500 WIDE CONCRETE SIDEWALK
41 ' 2
R=179.88
A=69.32
0" W
CH=68.89
N 47 20' 30" E
N 31 37' 05" W
N 31 37' 05" W
FINISHED ROAD
35.00
35.00
SURFACE
150
400
250
25
TYPE 2
2 FL
WALLY DRIVE
Setback
A1.1 1:
Urban Design Guidelines Section 2.1 The main pedestrian entrance is strategically located at the interior of
2. Front yard paths should provide direct access to each unit or the Site to ensure direct barrier-free access from the surface parking
common entrance from the sidewalk. areas. The main entrance will be identified through an attractive and
distinguished canopy to give a prominent appearance on the façade
3. Front entrances should be prominent, accessible, and incorporate while breaking up the built form. The main entrance is located away
from the Site's vehicular entrance to mitigate conflict between vehicles ACCESSIBILITY
a porch or veranda. Main entrances should be accessible, illuminated,
and pedestrians. Ground-level pedestrian access will be provided from
and provide weather protection.
the main entrance, as well secondary pedestrian entrances on the east
and south sides of the building.
Urban Design Guidelines Section 3.1
2. Provide safe, comfortable and easily accessible pedestrian linkages Connections from the building’s main entrance will be provided
to destinations within the new development including schools, trails, through on-site walkways. The pedestrian connections will provide
parks, transit, and community facilities. Connect pedestrian routes to access to the outdoor amenity area and surface parking on-site.
adjacent developments. A sidewalk on the east side of Zoo Park Road is proposed from the
subject site to Wally Drive which will provide access to additional CIRCULATION
3. Pedestrian circulation areas should be barrier free and landscaped, sidewalks along Wally Drive and Zoo Park Road, which is part of the
have pedestrian-scale lighting, and have access to sunlight. Ganaraska Trail. The walkways will not have drastic grade changes on-
site, where feasible, to ensure safe and accessible travel for all, meeting
Urban Design Guidelines Section 2.8 AODA requirements. Barrier free parking spaces are located near the
Pedestrian routes across grade changes should be universally main entrance of the building to ensure safe and convenient access to
accessible and in compliance with Provincial accessibility legislation. the building.
The proposed lighting for the building will incorporate attractive light
standards and fixtures that will be located around the entrances and
pathways to provide for safe pedestrian access points to and from the STREET FURNITURE
parking lot and the proposed public sidewalk. Lighting will be dark sky
friendly to avoid light pollution. Appropriate lighting design will be
finalized at the Site plan stage.
58300
PROPERTY LINE
11278
c/w GLASS RAILING ATT
GAZEBO PER
ACCESSIBLE RAMP LANDSCAPE PLAN
PLAYGROUND
(LANSCAPED AREA)
27300
22978
PATIO/ BBQ AREA 12778
MECHANICAL
4 STOREY PENTHOUSE
APARTMENT BUILDING
99 UNITS
0
1
1
1
0
1
1
1
1
0
SCREENED
1
1
03
0
1
1
30
0 1
0
1
0
FENCE
12
0
1
1
0
0
1
2 10
31
210
2
6703 GFI OUTLET
YARD HYDRANT
4978
1727
DROP OFF
2200
ZOO PARK ROAD
6000
SIAMESE 4300
CONNECTION
B B
5500
21
1 1
1500 1 1 1
4M ROAD WIDENING DEDICATION
21
5500
WVO-A B B
SNOW STORAGE
6000 2910 4300 1600 4300 4300 2800 2650
6000
TYP.
5500
22
22
5500
5490
6M SETBACK
6000
ELEC. ROOM
5500
9
RA-1
NEW 2000 WIDE CONCRETE
800
10987
SIDEWALK
7000
PAINTED FIRE ROUTE
15770
STOP BAR
R=220.12
4000
T A=88.27
6925
CH=87.68
N 47 47' 30" E
N 53 3 5. 0 0
NEW 1500 WIDE CONCRETE SIDEWALK
41 ' 2
R=179.88
A=69.32
0"
CH=68.89
W
N 47 20' 30" E
N 31 37' 05" W
N 31 37' 05" W
35.00
35.00
Building Entrances
WALLY DRIVE Pedestrian Circulation
Figure 5.1 Site Plan illustrating building entrances and pedestrian circulation. Base Plan by MCL Architects.
Urban Design Guidelines Section 2.2 The main entrance will be identified through an attractive
4. Emphasize building entrances and architectural features and distinguished canopy that will create distinction along
to create visual cues for site orientation. This can be achieved the building façade. The canopy will serve as an on-site
by increasing the height of portions of the building on focal point to emphasize as a the main building entrance.
prominent sites, such as gateways, intersections, view The canopy will provide for weather protection and create
FACADE
terminus and abutting open space areas. a comfortable and well-defined entrance for pedestrians.
Details for the entrances will be refined at a later stage to
Urban Design Guidelines Section 2.3 ensure conformity to AODA standards.
5. Limit building element projections, such as balconies,
into setback areas, streets, mews, and amenity areas to Overlook is minimal as the proposed development does
protect access to light and sky view. not contemplate balconies or decks. The proposed building
is also well positioned, providing a 15m setback from the
Urban Design Guidelines Section 2.4 southern property line to achieve enhanced transition from
6. Position decks and balconies to minimize overlook onto the adjacent residential buildings to the south. Access to
neighbouring properties and private amenity spaces. light and sky view is protected from both the street and
Where overlook occurs, screen views with landscaping, the adjacent residential properties. The Shadow Impact
decorative walls, or fencing. Study confirmed minimal impact on the surrounding area
and The Site's access to sunlight with respect to amenity
area. Full solar access is provided for 4 consecutive hours
during the Fall and Spring Equinox and 5 consecutive hours
during the Summer Solstice. Beyond those time frames, any
shadows that are experienced occur on less than 50% of the
outdoor amenity area during the Spring and Fall Equinoxes.
During the Winter Solstice, we anticipate that the outdoor
amenity area will not be heavily used and therefore are not
considered.
2800
T/O FOURTH FLOOR SLAB
9200
2800
T/O THIRD FLOOR SLAB
6400
2800
T/O SECOND FLOOR SLAB
3600
3600
T/O GROUND FLOOR SLAB
0
14800
2800
T/O ROOF SLAB
T/O MECH. PENTHOUSE
12000
14800
2800
2800
T/O FOURTH FLOOR SLAB
T/O
9200ROOF SLAB
T/O MECH. PENTHOUSE
12000
2800
14800
2800
T/O THIRD FLOOR SLAB
2800
T/O
6400FOURTH FLOOR SLAB
T/O ROOF SLAB
9200
2800
12000
2800
T/O SECOND FLOOR SLAB
2800
T/O
3600THIRD FLOOR SLAB
T/O FOURTH FLOOR SLAB
6400
3600
9200
2800
2800
T/OSECOND
T/O GROUNDFLOOR
FLOORSLAB
SLAB
0 T/O THIRD FLOOR SLAB
3600
6400
3600
NORTH ELEVATION
2800
T/OT/O
T/O MECH.
GROUND
SECONDPENTHOUSE
FLOOR SLAB
FLOOR SLAB 1 : 150
14800
0 3600
36002800
T/O MECH. PENTHOUSE
T/O ROOF SLAB
14800 SOUTH ELEVATION
12000
T/O GROUND FLOOR SLAB 1 : 150
2800
2800
0
T/O ROOF SLAB
T/OT/O
MECH. PENTHOUSE
FOURTH FLOOR SLAB
12000
14800
9200 SOUTH ELEVATION
2800
2800
2800
1 : 150
T/O FOURTH FLOOR SLAB
T/OT/O
ROOF SLAB
THIRD FLOOR SLAB
9200
T/O MECH. PENTHOUSE
12000
6400
2800
14800
2800
2800
T/O THIRD FLOOR SLAB
2800
T/OT/O
FOURTH
SECONDFLOOR SLAB
FLOOR SLAB
6400
T/O ROOF SLAB
9200
3600
2800
12000
2800
3600
T/O SECOND FLOOR SLAB
2800
T/O THIRD FLOOR SLAB
1. SITE PLAN APPLICATION 09/29/2017
3600 FOURTH FLOOR
T/O GROUND FLOORSLAB
SLAB
6400 No. REVISION DATE
9200
0
2800
3600
REVISIONS
2800
T/O SECOND FLOOR SLAB ALL DIMENSIONS TO BE CHECKED AND VERIFIED ON
T/O GROUND FLOOR SLAB
T/O THIRD FLOOR SLAB
3600 SOUTH ELEVATION SITE. DISCREPANCIES TO BE REPORTED TO THE
ARCHITECT. LATEST APPROVED STAMPED DRAWINGS
0
Figure 6.1 From top to bottom north and south elevations of the proposed building
6400 ONLY TO BE USED FOR CONSTRUCTION.
1 : 150
3600
EAST ELEVATION
2800
T/OT/O
T/O MECH.
GROUND
SECONDPENTHOUSE
FLOOR SLAB
FLOOR SLAB
36002800
T/O ROOF SLAB
T/O MECH. PENTHOUSE NORTH ELEVATION
12000
T/O GROUND FLOOR SLAB
14800 1 : 150
2800
0
2800
EAST AND WEST ELEVATIONS
T/O FOURTH FLOOR SLAB
T/OMECH.
T/O ROOF SLAB
PENTHOUSE
9200
12000
14800
NORTH ELEVATION
2800
1 : 150
2800
2800
T/O THIRD FLOOR SLAB
T/OROOF
T/O FOURTH FLOOR SLAB
SLAB
6400
9200
T/O MECH. PENTHOUSE
12000 48 ALLIANCE BLVD., UNIT 110
T 705 722 6739
BARRIE, ONTARIO L4M 5K3
2800
F 705 726 5418
2800
14800
2800
WWW.MCLARCHITECTS.CA
T/O SECOND FLOOR SLAB
T/OFOURTH
THIRD FLOOR
FLOORSLAB
2800
T/O SLAB DRAWING TITLE:
3600
6400
T/O ROOF SLAB
9200 ELEVATIONS
2800
12000
3600
2800
T/OTHIRD
SECOND FLOOR SLAB
2800
T/O FLOOR SLAB PROJECT NAME:
T/O GROUND FLOOR SLAB
3600
T/O FOURTH FLOOR SLAB
6400
0
SIMCOE COUNTY - AFFORDABLE
9200 HOUSING
2800
3600
2800
T/O SECOND FLOOR SLAB
NORTH ELEVATION 175 ZOO PARK ROAD, WASAGA BEACH,
T/O GROUND
T/O FLOORSLAB
THIRD FLOOR SLAB ONTARIO
1. SITE PLAN APPLICATION 09/29/2017
3600
1 : 150 No. REVISION DATE
0 6400
3600
REVISIONS
2800
T/OT/O
T/O MECH.
GROUND
SECONDPENTHOUSE
FLOOR SLAB
FLOOR SLAB
WEST ELEVATION ALL DIMENSIONS TO BE CHECKED AND VERIFIED ON
DATE: SITE. DISCREPANCIES
09/22/17 TO BE REPORTED
PROJECT #TO THE SHEET #
14800
0 3600
1 : 150 1. ARCHITECT. LATEST
SITE PLANAPPROVED STAMPED DRAWINGS 09/29/2017
APPLICATION
A3.1
DRAWN
No.BY: ONLY TO BE USED
REVISION -
KB FOR CONSTRUCTION. DATE
36002800
T/O ROOF SLAB EAST ELEVATION SCALE: 1 : REVISIONS
150
ALL DIMENSIONS TO BE CHECKED AND VERIFIED ON
12000
T/O GROUND FLOOR SLAB 1 : 150
SITE. DISCREPANCIES TO BE REPORTED TO THE
ARCHITECT. LATEST APPROVED STAMPED DRAWINGS
2800
0 ONLY TO BE USED FOR CONSTRUCTION.
T/O FOURTH FLOOR SLAB
T/O MECH. PENTHOUSE
9200 EAST ELEVATION
14800 1 : 150
2800
2800
WWW.MCLARCHITECTS.CA
2800
T/OT/O
THIRD FLOOR
GROUND SLABSLAB
FLOOR DRAWING TITLE: ALL DIMENSIONS TO BE CHECKED AND VERIFIED ON
ELEVATIONS
SITE. DISCREPANCIES TO BE REPORTED TO THE
T/O FOURTH FLOOR SLAB
6400 ARCHITECT. LATEST APPROVED STAMPED DRAWINGS
0 ONLY TO BE USED FOR CONSTRUCTION.
9200 48 ALLIANCE BLVD., UNIT 110
2800
HOUSING
WEST ELEVATION
T/O ROOF SLAB
materials such as brick
DATE:175
ZOO PARK ROAD, WASAGA
09/22/17 PROJECT # BEACH,SHEET #
Figure 6.2 From top to bottom east and west elevations of the proposed building
12000
T/O GROUND FLOOR SLAB 1 : 150 ONTARIO
A3.1
DRAWN BY: KB -
2800
0
T/O FOURTH FLOOR SLAB
and glass.
SCALE: 1 : 150
9200 WEST ELEVATION
showing a high standard of architecture. Elevations by MCL Architects. 48 ALLIANCE BLVD., UNIT 110
BARRIE, ONTARIO L4M 5K3
DATE: 09/22/17 PROJECT #
T 705 722 6739
SHEET #
F 705 726 5418
2800
1 : 150 WWW.MCLARCHITECTS.CA
A3.1
T/O THIRD FLOOR SLAB
DRAWN BY:
DRAWING TITLE:
KB -
6400 ELEVATIONS
SCALE: 1 : 150
2800
WEST ELEVATION
DATE: 09/22/17 PROJECT # SHEET #
1 : 150
A3.1
DRAWN BY: KB -
SCALE: 1 : 150
Urban Design Guidelines Section 2.4 3. Design corner units to incorporate architectural features
ARTICULATION
7. Architecture and materials should respect and be that address both streets with a side elevation that includes
compatible with the surrounding residential area. windows and details consistent with the front elevation.
Wrap-around porches, corner bays, gables, bay windows,
Urban Design Guidelines Section 2.5 and architectural features should carry architectural design
1. Incorporate a high level of architectural treatment that treatments along both building frontages. T/O BUILDING
2800
community character for façades visible from the public realm. 4. Articulate elevations that face public spaces, including T/O ROOF SLAB
12000
Design facades with variety in architectural elements, such as parks and open space, by incorporating building projections, CHARACTER
2800
varied wall planes and roof lines, human scale proportions, such as porches, bay windows, and entry doors to maximize FOURTH FLOOR
9200
2800
THIRD FLOOR
6400
2800
2. Incorporate architectural variety between adjacent blocks 5. Incorporate cladding materials that include brick, stone, SECOND FLOOR
3600
along a streetscape. For building facades greater than 30 metal, glass, wood, and insitu concrete of high architectural
3600
metres in length, divide the horizontal dimension of the quality. Incorporate high quality stucco only as an accent GROUND FLOOR
building and create a more human-scaled environment material. Vinyl siding, plastic, plywood, concrete block, tinted 0
2800
T/O ROOF SLAB
12000
2800
FOURTH FLOOR
9200
2800
THIRD FLOOR
SETBACK 6400
2800
SECOND FLOOR
3600
3600
GROUND FLOOR
0
EVATION Figure 6.4 Proposed (left) and an example (right) of consistent articulation of the
façade through the layout of windows. Elevation by MCL Architects.
T/O BUILDING
2800
T/O ROOF SLAB
12000
2800
FOURTH FLOOR
9200
RESPONSE
The proposed building will propose attractive architectural The proposed window pattern is consistent with the
design and materials that reflects a high level of quality and existing 2-storey retirement home building at the southeast
contributes to the neighbourhood character. Architectural corner of Zoo Park Road and Wall Drive, providing similar
treatments proposed for this development will incorporate a proportions and placement pattern along the façade of the
mixture of durable and sustainable materials that enhances building. Large multi-pane windows are utilized to break
the village character of the Town of Wasaga Beach. The up the façade, serving as visual interest and allow for views
proposed apartment building will provide the same high in and out of the building thereby promoting animation
level of façade design to all sides of the proposed building. along the public right-of-way. The consistent placement
Details of the architectural finishes will be refined at the Site of windows on all sides of the building provides informal
Plan stage. surveillance to maximize safety of both the public street
and internally to the Site.
Along with high-quality architectural treatments, the
building provides rhythm and pattern on all sides. The
building recognizes and meets the intent of the Town’s
Urban Design Guidelines of creating a more human-
scaled environment by incorporating breaks in the façade.
Along Zoo Park Road, the proposed building provides wall
projections and recesses of 3m, 5m, 6m and 12m providing
relief and rhythm, enhancing the visual interest of the
proposed building design.
Urban Design Guidelines Section 2.1 An attractive landscaping treatment and transition space will promote the
4. In the front yard, public and private space should be differentiated through softening of the edges of the subject lands. Landscaping will be provided
the use of landscaping, terraces, visual barriers such as low decorative fencing, along the frontage, enhancing the proposed development appearance from
and/or minor grade separation (0.6 - 0.9 metres). Accessible townhouse Zoo Park Road. Native, non-evasive species will be used that will offer a variety
design should be considered with universal level entrances or barrier-free of colour, texture and size to build on the animation of the building’s base.
access ramps, where feasible. Stairs should not dominate the entrance of a
townhouse. Landscape treatment will be provided throughout the subject lands to create
an enjoyable atmosphere for residences and visitors. The proposed outdoor
Urban Design Guidelines Section 2.6 amenity area includes a gazebo, two (2) play areas, as well as decorative
1. Create a transition space/landscape element between the public street landscaped features such as shrubs, planting beds, bollards and lighting.
and private dwelling. Front-yard landscaping should include deciduous trees These features will provide adequate separation from the surface parking area
and drought tolerant groundcover/shrub species to create a visual distinction and sufficient lighting to improve visibility and mitigate safety concerns. A
between public and private realm. noise barrier fence will mitigate noise from the adjacent Public Works Yard
to the north, on the amenity area. A 2.0 m pedestrian walkway has been
2. A minimum of 50% of the front yard should consist of soft landscaping. provided to ensure for safe connections in and around the landscape features
Landscaping plans for front yards should include tree-planting with one tree from the building's entrances. The proposed walkway will be constructed
planted per unit, ensuring a minimum soil volume of 30 cubic metres to with permeable pavers and interlocking brick, and leveled to the appropriate
maintain the long-term health of new trees. grading on site. The walkway will allow for connection to the proposed
outdoor seating around the playgrounds.
3. Retain and protect existing healthy mature trees, where possible. To ensure
their survival, trenching for services and foundations should avoid the critical Additional planting will be located throughout the subject lands, particularly
root zone of existing trees, generally defined by the tree’s drip line. If the along the southern property line. Plantings along with a proposed 8-foot
removal of any mature and healthy tree(s) is justified and accepted by the fence to replace the existing 10-foot fence will further minimize concerns of
Town, they should be replaced with new trees. privacy and overlook on adjacent property.
Urban Design Guidelines Section 2.7 The proposed development acknowledges the need for
1. Provide common or shared amenity spaces such as amenity space for residential developments and as such
parkettes or other open spaces where appropriate. The has provided for an outdoor ground floor patio at the
common space should be in a prominent location, visible northwest corner of the building, an outdoor ground floor
and easily accessed from all units, and with plenty of amenity area east of the building, as well as an interim STREET FURNITURE
exposure to sunlight. toboggan hill and small play area further east.
2. Provide private amenity areas such as a backyard, The communal outdoor amenity area will provide for
balcony, deck or roof space for each townhouse dwelling an active space, programmable for all ages. The play
which is fenced or screened with landscaping for privacy. area is located on the east side of the building and is
easily accessible via on-site pathways from the building’s
entrances. The area is strategically located to animate the
east side of the building and to maximize sky and light
view while protecting for potential future development.
Plantings and a noise barrier fence is proposed around the
perimeter of the play area to mitigate views and noise from
the Public Works Yard to the north.
Urban Design Guidelines Section 3.2 Landscaping that enhances screening of the parking
5. Separate private laneways and driveways from side field will be provide throughout the surface parking field
property lines with a landscaped buffer area with a to ensure visibility of parking is minimal from adjacent
minimum width of 1.5 metres, and from rear property residences. A 6m wide landscaping buffer will be provided
lines by a landscaped buffer area with a minimum width on the southern border of the subject lands, separating the
of 3 metres, to soften and improve the transition between adjacent residential development. The 6m wide landscaped
adjacent properties. area (and soon to be replaced with an 8 foot high fence)
will further reduce the visibility of the surface parking area
6. Rear private laneways should be lighted for safety and and provide a privacy screening between the subject lands
security, but no spillover of such lighting on adjacent and the adjacent residential development. Attractive light
property should occur. standards and fixtures will be located around the surface
parking area to enhance safety. Cut-offs will be used to
ensure light spillage onto adjacent properties will not occur.
Figure 7.1 Example of landscape screening and planting beds used as attractive treatment to promote the
softening of the edge of surface parking.
Urban Design Guidelines Section 3.2 The proposed development provides an appropriate dedicated snow storage
7. Site design shall: area on the east side of the Site that will not interfere with pedestrian and vehicle
a) consider snow clearing, storage and/or removal, and should provide for circulation. The proposed storage location is sensitive to landscaped areas and is
dedicated areas for snow storage; in an area that ensures it is not a visual obstacle.
b) accommodate for Emergency Vehicle access and turning movements;
c) consider waste-removal operations and be in accordance with the County The internal road layout is designed to permit continuous movement of
of Simcoe’s Multi-Residential and Private Road Waste Collection Policy. emergency vehicles without requiring the vehicles to reverse. The paved road
width provides space for all turns of emergency vehicles for quick and efficient
Urban Design Guidelines Section 3.3 access to the building, minimizing conflict with pedestrians and vehicles.
2. Where townhouse units are less than 6.0 metres in width, garages and parking
areas shall be located and accessed at the rear of the building to deliver a high The proposed development provides for surface parking areas at the rear of
quality streetscape that minimizes the visual impact of vehicle storage, and buildings. As such, the parking areas have been located internally, with the
provides a safe and comfortable pedestrian environment. building oriented in a “L” shape concealing the parking areas from the Zoo Park
Road. Landscaping is provided throughout the Site to further screen the parking
6. Conceal views of parking areas from the street and adjacent properties by means areas, particularly on parking islands. Concealing the parking enhances the visual
of building placement, landscaping, fencing and other site features. Accesses to interest of the subject lands from the public realm.
underground parking should be integrated into the design of the building and
should be sited to prevent negative impacts to neighbouring properties. Sufficient parking is provided for both residences and visitors and is accessible from
the pedestrian walkways on-site. Five accessible parking spaces will be located
7. Provide sufficient visitor parking that is centrally located and accessible for close to the building’s main entrance to ensure convenient barrier-free access.
pedestrians from sidewalks and pathways.
The building’s “L” shaped floorplate will ensure that utilities and servicing areas
8. Parking access, servicing areas and utility boxes should be consolidated for are screened from the street. Coordination with utility companies will ensure
efficiency and to minimize adverse impacts on neighbouring properties and screening from the street and areas of high visibility is respected. The Client will
the public realm. Waste storage areas, utility boxes, and hydro meters should be work with the Town and utility companies to ensure any above grade utilities will
screened from public views, located below or under the front steps or behind be screened while allowing access.
freestanding utility meter walls, where feasible, so they are not visible from the
street.
58300
PROPERTY LINE
SCREENED FENCE
RETAINING WALL
6M SETBACK
11278
c/w GLASS RAILING
GAZEBO PER
ACCESSIBLE RAMP LANDSCAPE PLAN
PLAYGROUND
(LANSCAPED AREA)
22978
PATIO/ BBQ AREA 12778
MECHANICAL
4 STOREY PENTHOUSE
APARTMENT BUILDING
99 UNITS
CIRCULATION
0
1
1
1
0
1
1
1
1
0
SCREENED
1
0 3
1
0
1
1
30
0 1
0
1
0
FENCE
12
0
1
1
0
0
1
01
2
012
31
2
6703 GFI OUTLET
4978
1727
DROP OFF
2200
ZOO PARK ROAD
6000
SIAMESE 4300
CONNECTION
B B
5500
21
1 1
1500 1 1 1
4M ROAD WIDENING DEDICATION
21
5500
WVO-A B B
SNOW STORAGE
6000 2910 4300 1600 4300 4300 2800 2650
6000
TYP.
5500
22
22
5500
5490
6M SETBACK
6000
ELEC. ROOM
5500
9
RA-1
NEW 2000 WIDE CONCRETE
800
10987
SIDEWALK
7000
PAINTED FIRE ROUTE
15770
STOP BAR
R=220.
4000
T A=88.27
6925
CH=87.
N 47 47
N 53 3 5. 0 0
NEW 1500 WIDE CONCRETE SIDEWALK
Vehicular Circulation
41 ' 2
R=179.88
A=69.32
0" W
CH=68.89
N 47 20' 30" E
N 31 37' 05" W
N 31 37' 05" W
35.00
35.00
Figure 8.1 Site Plan illustrating vehicular circulation. Base Plan by MCL Architects.
Urban Design Guidelines Section 2.8 The proposal will be graded to Zoo Park Road. As such, drainage
1. Maintain the existing or natural grade at property lines. Avoid and stormwater runoff impact will be minimal.
artificially raising or lowering grades that would require the use of
retaining walls, which would adversely affect water run-off and/or On-site stormwater impact will be mitigated by the proposed
connectivity to adjacent properties. landscaped design that will provide permeable surfaces and ample SUSTAINABILITY
planting areas. In addition, the proposed landscaping will assist in
5. Stormwater run-off and drainage should have no adverse reducing urban heat island effects. Sustainable elements such as
impacts on adjacent properties or the public realm. walkways and bicycle parking are integrated through the Site. The
proposed outdoor amenity area will further enhance stormwater
6. Manage rainwater and snowmelt on-site with Low Impact mitigation on site and enhance the tenant experience.
Development (LID) Standards that encourage infiltration, evapo-
transpiration and water re-use. With respect to the building itself, all interior and exterior lights
will be LED lighting to reduce energy consumption. The building
7. Minimize impermeable surfaces. Where hard surfaces are reduces the consumption of water through the use of low flow
planned, the use of permeable materials are encouraged to fixtures where possible. A light coloured roof will be used to further
manage stormwater run-off, promote groundwater recharge and reduce heat island effects and materials with low volatile organic
infiltration, and reduce heat build-up. compounds (VOC) will be used to reduce harmful emissions.
ACCESSIBILITY ADAPTIVE REUSE ANGULAR PLANE ANIMATION ARTICULATION BUILT FORM CHARACTER CIRCULATION
Providing for ease, safety, and Converting an existing A geometric measurement that Support sustained activity on The layout or pattern of building The physical shape of The look and feel of an area, The movement patterns of
choice when moving to and building into a new use maintains solar access and height the street through visual details, elements (e.g. windows, roofs) that developments including including activities that occur there people and vehicles through
through places transition engaging uses, and amenities defines space and affects the facade buildings and structures a site or community
COMPATIBILITY CONNECTIVITY DESIRE LINE FACADE FIGURE GROUND FINE GRAIN FOCAL POINT GATEWAY
Similar size, form and character of a The ease of movement and Shortest or most easily navigated The exterior wall of a building The visual relationship between A pattern of street blocks and A prominent feature or area of A signature building or
building relative to others around it access between a network of route marked by the erosion of the exposed to public view built and unbuilt space building footprints that characterize interest that can serve as a landscape to mark an entrance
places and spaces ground caused by human traffic an urban environment visual marker or arrival to an area
HEIGHT TRANSITION LANDMARK MASSING NODE PEDESTRIAN-ORIENTED PUBLIC REALM RHYTHM AND PATTERN SETBACK
The gradual change in height Highly distinctive buildings, The effect of modifying the height A place where activity and An environment designed to ensure Public spaces between buildings The repetition of elements such as The orientation of a building
between buildings within a structures or landscapes that and bulk of the form of a building circulation are concentrated pedestrian safety and comfort including boulevards and parks; materials, details, styles, and shapes in relation to a property line,
community provide a sense of place or group of buildings for all ages and abilities where pedestrian activities occurs that provide visual interest intended to maintain continuity
and orientation along a streetscape
STEP BACK STREETWALL STREET FURNITURE SUSTAINABILITY URBAN FABRIC VIEW TERMINUS VISTA WAYFINDING
A recess of taller elements of The consistent edge formed by Municipal equipment placed along streets, Developing with the goal of maintaining The pattern of lots and Design elements that help
The end point of a view corridor, Direct and continuous views along
a building in order to ensure buildings fronting on a street including light fixtures, fire hydrants, natural resources and reducing human blocks in a place people to navigate through an
often accentuated by landmarks straight streets or open spaces
an appropriate built form telephones, trash receptacles, signs, benches, impact on ecosystems area (e.g. signs, spatial markers)
presence on the street edge mailboxes, newspaper boxes and kiosks