Westminster Woods (Phase 10) Victoria Road South & Clair...
Transcript of Westminster Woods (Phase 10) Victoria Road South & Clair...
Westminster Woods (Phase 10)
Victoria Road South & ClairRoad East
Westminister Woods Ltd.
City of Guelph
Official Plan Amendment
Zoning By-law Amendment
February 2016
Contents
Background 1
1. Contextual Analysis 2
1.1 Location and Site Attributes 2
1.2 Neighbourhood Context 4
2. Design Goals and Objectives 5
3. Response to Policy Context 6
3.1 Guelph Official Plan (2001) 6
3.2 Guelph Official Plan Update (OPA 48) 7
3.3 Consistency with Policy Context 8
4. Design Concept 15
4.1 Concept Plan 15
4.2 Integration with the Public Realm 22
4.3 Sustainable Urban Design 23
Urban Design Brief | Phase 10, Westminster Woods 1February 2016
Background
Westminister Woods Ltd. is proposing the final phase, known as
Phase 10, of the Westminster Woods Community at a site at the
corner of Victoria Road South and Clair Road East in Guelph. Phase
10 is proposed to include a 4-storey multi-unit residential building with
101 dwelling units as well as a neighbourhood commercial plaza
containing two buildings.
To permit the development of Phase 10, Westminister
Woods Ltd. has applied for an Official Plan Amendment
and Zoning By-law Amendment. The Official Plan
Amendment would redesignate the Commercial Block of
the Site from ‘General Residential’ to ‘Neighbourhood
Commercial’ to implement the adopted, but not yet
approved land use designation in Official Plan
Amendment 48. The Zoning By-law Amendment would
rezone the Site from ‘A (Agricultural Zone)’ under the
former Township of Puslinch Zoning By-law No. 19/85 to a
Specialized ‘R4.A (General Apartment Zone) for the
residential building and a ‘NC (Neighbourhood
Commercial Zone)’ for the commercial buildings.
This Urban Design Brief has been prepared in support of
the applications to evaluate the proposed development’s
consistency with the relevant design policy framework as
well as outline the elements of the proposed development.
It reflects the modified design direction for the site, further
to the original submission, and replaces the Urban Design
Brief dated March 2015 for the site.
Photo: Phase 10 of the Westminster Woods
neighbourhood will continue the general pattern of medium
density residential established along Victoria Road South as
well as complementary commercial uses.
Urban Design Brief | Phase 10, Westminster Woods 2February 2016
1. Contextual Analysis
1.1 Location and Site Attributes
The site is a 1.44-hectare property (3.56 acres) located at the
northwest corner of Victoria Road South and Clair Road East in the
City of Guelph. The site is generally rectangular in shape and
approximately 160 metres wide by 121 metres deep. The site will
be comprised of two development blocks. The eastern residential
block is 1.08 ha (2.67 acres) in size and has approximately 72
metres of frontage along Victoria Road South and 92 metres along
Clair Road East, not including the intersection sight triangle. The
western commercial block is 0.36 hectares (0.89 acres) in size and
has approximately 38 metres of frontage on Victoria Road South
and 88 metres of frontage on Samuel Drive.
The site’s physical attributes present little in the way of design
challenges or constraints. The site is currently an undeveloped field
that is currently used for construction staging for the Westminster
Woods neighbourhood. The site is generally flat, recognizing there
are some piles of fill on the site associated with construction. There
is minimal grass cover on the site and no trees.
The surrounding street pattern for the site’s development has been
established by Victoria Road South, Clair Road West and Samuel
Drive bounding the site. The streetscape treatment pattern has
been established along Victoria Road South for the abutting
apartment buildings, which including consistent building setbacks,
sidewalk location, decorative open fencing with brick pillars, and
supporting landscape treatment.
Image: Location of subject site recognizing the current build-out of the
surrounding area not shown on the aerial photography.
Urban Design Brief | Phase 10, Westminster Woods 3February 2016
Site
Photo: view of the subject site looking to the south, showing built-up multiple residential to the north of the site, detached dwellings to the west and north, estate
residential lots to the south, and open agricultural fields to the east.
Urban Design Brief | Phase 10, Westminster Woods 4February 2016
1.2 Neighbourhood Context
The site forms the last phase of the Westminster Woods
neighbourhood. The site forms part of the urban/rural interface of
Guelph with agricultural and estate residential land to the east and
south with the more intense residential corridor that has been
planned along Victoria Road South. The site is prominently located
at the intersection of two significant transportation corridors in
Guelph and does perform an entrance function, although more
minor in nature to other principal gateways.
The site’s immediately surrounding context includes the following:
North: a residential condominium development of 2-storey
cluster townhouses and 4-storey apartment buildings, as well as
detached dwellings, access from Samuel Drive.
East: agricultural land across Victoria Road South (Township of
Puslinch) owned by the Agricultural Research Institute of Ontario.
South: larger estate residential lots on the south side of Clair
Road East as part of the Rolling Hills neighbourhood. The corner
lots on Megan Place providing an interface to the site although
they are significantly set back from Clair Road East and visually
screened by berms and landscaping.
West: 2-storey detached dwellings on the west side of Samuel
Drive facing the site.
The site’s contextual attributes do not present any significant design
challenges or constraints for the proposed development, particularly
given the development continues the established pattern to the
north, although recognizing that considerations of height transition
and edge treatment to abutting and facing properties is needed.
Photos: apartment form of development located along the Victoria Road
South frontage to the north of the site (above) and the agricultural fields to
the east of the site (below).
Urban Design Brief | Phase 10, Westminster Woods 5February 2016
2. Design Goals and Objectives
The design objectives for the site, formulated in response to the
relevant policy context from the Guelph Official Plan and Update,
are to:
1. Facilitate a compact urban form at this significant intersection
that completes the denser residential fabric established by the
development immediately to the north of the site.
2. Orient buildings towards the street and have front façades
with entrances and windows that respect the rhythm and
frequency of the prevailing neighbourhood pattern.
3. Incorporate building entrances for commercial and residential
buildings that are directly connected to public sidewalks on
the bounding public streets.
4. Align buildings with the established setback pattern along
Clair Road East and Victoria Road South.
5. Accentuate the corner of Victoria Road South and Clair Road
East through signature building and landscape treatments that
emphasize this prominent location.
6. Integrate the proposed residential and commercial
components of the development while recognizing they will
function under separate ownership.
7. Implement architectural design criteria that contribute to the
established community character while providing variation in
design.
8. Design parking areas in a manner that contributes to an
attractive streetscape by providing screening and
landscaping.
Urban Design Brief | Phase 10, Westminster Woods 6February 2016
3. Response to Policy Context
3.1 Guelph Official Plan (2001)
3.1.1 General Residential Designation
Section 7.2.7 of the Guelph Official Plan for the General Residential
designation identifies criteria for assessing the “merits of a rezoning
application to permit new multiple unit residential buildings on sites
that are presently not zoned to permit these particular housing
forms”, in respect to the eastern residential portion of the site
subject to the proposed OPA. Design criteria for evaluating a
development proposal for multiple unit housing from 7.2.7a)
includes “that the building form, massing, appearance and siting are
compatible in design, character and orientation with buildings in the
immediate vicinity”.
3.1.2 Neighbourood Commercial Designation
Sections 7.2.40 through 7.2.45 of the Guelph Official Plan for the
Neighbourhood Commercial designation provide urban design
policies for commercial developments, in respect to the western
commercial portion subject to the proposed OPA. These sections
provide design direction generally related to the following relevant
aspects for the site:
Site and building design along street edges (7.4.41);
Driveway entrances, internal vehicular circulation, and parking
(7.4.42);
Internal pedestrian systems and building entrances (7.4.43);
and,
Compatibility with nearby residential uses (7. 4.45).
3.1.3 General Urban Design Policies
The relevant general urban design policies of Section 3.6 of the
Guelph Official Plan generally apply to both portions of the site.
This section provides design direction generally related to the
following relevant aspects for the site:
Sense of place and character (3.6.1 and 3.6.9);
Gateway locations and signature buildings (3.6.5 and 3.6.6);
Street orientation for buildings (3.6.10);
Informal surveillance of activity areas (3.6.12 and 3.6.21);
Screening of parking and service areas (3.6.15 and 3.6.16);
Non-residential site and building design (3.6.20); and,
Universal accessibility for developments (3.6.22).
Site
Image: land use schedule of existing Official Plan.
Urban Design Brief | Phase 10, Westminster Woods 7February 2016
3.2 Guelph Official Plan Update (OPA 48)
Although OPA 48 is not in full force and effect as yet given it is
currently before the Ontario Municipal Board, its policies provide the
direction for urban design in Guelph once approved. Section 8 of
OPA 48 provides the relevant general urban design policies for both
portions of the subject site, generally related to the following
relevant aspects for the site:
Energy efficiency and water conservation (8.1.1);
Integration with surrounding neighbourhoods (8.2.2);
Pedestrian-oriented streetscapes (8.2.11);
Gateway locations and buildings (8.4.1, 8.4.5, 8.4.5 );
Buildings addressing, oriented, and situated to street edges
(8.6.1, 8.6.2, 8.6.3);
Corner buildings and prominent locations (8.6.4, 8.5.5, 8.6.6);
Screened rooftop equipment (8.6.7);
Minimized mass of long building facades (8.6.8 and 8.6.11);
Commercial building design in keeping with context (8.6.9);
Encouragement of a minimum building height of 2 storeys
(8.6.13);
Accommodation of future intensification and redevelopment
(8.6.14);
Compatibility of commercial development with nearby
residential uses (8.7.1 and 8.11.1);
Design of mid-rise building forms (8.8.1);
Location, screening, division, and crossings of parking areas
(8.12.4);
Driveway entrances and internal vehicular circulation (8.13.1
and 8.13.3);
Location and screening of service areas (8.13.6);
Pedestrian walking system (8.13.14 and 8.3.15);
Lighting and informal surveillance (8.18.2).
Image: land use schedule of OPA 48 which the proposed OPA is
implementing with the creation of the commercial portion of the site.
Site
Urban Design Brief | Phase 10, Westminster Woods 8February 2016
3.3 Consistency with Policy Context
The following provides a summary of the relevant policies of the 2001
Official Plan and the Official Plan Update for the subject site and a
description of how the proposed development responds to the
policies. The relevant policies are organized by design themes with
references to the applicable policies of the both documents.
Policy ThemeOfficial
PlanOPA 48 Design Response
1.
Sense of place and
character
3.6.1
3.6.9
8.6.9 The proposed residential form completes the fabric of the Westminster Woods
neighbourhood and follows the form and character established along Victoria Road
South.
The design of the residential building will take its cue from these existing residential
buildings, including the main building materials, rhythm, size and shape, while tailoring
the articulation to its prominent location at the corner.
The design of the commercial buildings will complement this character while recognizing
the commercial function of the buildings, in terms of supporting details of ground floor
window transparency, signage, and canopies, as appropriate.
2.
Compatibility of
multiple
residential forms
7.2.7 a) 8.8.1 (v)
8.11.1 The residential building design is similar to the surrounding context of multiple residential
buildings to the north as part of the Westminster Woods neighbourhood, and the
architectural character will take reference from the palette of materials, colours, and
articulation on the immediately surrounding buildings.
The residential building has the same height as the multi-unit residential buildings to the
immediate north along Victoria Road South.
The residential building is situated tight (6 metres) to both the Victoria Road South and
Clair Road East street edges, similar to existing residential buildings along Victoria Road
South, with the principal building entrance located at the corner and carrying through the
building.
Urban Design Brief | Phase 10, Westminster Woods 9February 2016
Policy ThemeOfficial
PlanOPA 48 Design Response
The angled portion at the corner will minimize the perceived bulk and length of the
building at vantage points along Victoria Road South and Clair Road East.
3.
Compatibility of
commercial forms
7.4.45.1 8.7.1
8.11.1 The commercial building mass is broken up into two shorter buildings (25 metres long)
rather than a continuous building.
Significant setback of closest commercial building (approximately 26 metres) to the
northern property line shared with residential uses.
Detailed design will ensure that blank, featureless walls do not face the units on the west
side of Samuel Drive, including consideration for windows and doors.
Planted and landscaped areas will define the site’s northern boundary and the Samuel
Drive streetscape.
Lighting fixture types and locations on the building and site will be selected at detailed
design to minimize glare on abutting residential properties, including consideration of full
cut-off fixtures.
4.
Street-oriented
building
placement and
design
3.6.21 b)
3.6.16
7.4.41.2
7.4.41.3
7.4.41.4
8.2.11 i)
8.6.4
8.8.1 i)
8.12.1
Residential building is situated close (6 metres) to the Victoria Road South and Clair
West street right-of-way edges, which provides an appropriate balance of street presence
and space for landscaping similar to the other buildings on Victoria Street South to the
north.
The two wings of the residential building address both streets and will be articulated in a
similar fashion, while the angled portion provide relief to the corner with an attractive,
open landscape area as well as a distinct supporting architectural treatment that unifies
the building but provides distinction from the wings.
The southern commercial building is situated close to the Clair Road East (6 metres) and
Samuel Drive (3 metres) right-of-way edges, while the northern commercial building is
situated close to the Samuel Drive (3 metres) right-of-way edge.
There is no surface parking is located between a public street and a building edge,
recognizing smaller parking pods situated between the sides of the two commercial
buildings.
Urban Design Brief | Phase 10, Westminster Woods 10February 2016
Policy ThemeOfficial
PlanOPA 48 Design Response
5.
Internal road and
driveway system
7.4.42.2 8.2.2
8.13.1
8.13.3
The proposed residential building is accessed from the existing private condominium road
(Kingsbury Square) to the north of the site.
Commercial buildings will share a common vehicle access from Samuel Drive with a
single crossing of the public sidewalk.
Commercial and residential parking areas will be separated with landscaped areas from
vehicular connection in the interests of avoiding flow-through traffic.
Principal drive routes from Samuel Drive and Kingsbury Square will be supported by
landscaped islands and areas.
6.
Pedestrian
walkway system
7.4.43.1
7.4.43.2
7.4.43.3
7.4.43.4
7.4.43.5
8.2.2
8.8.1 iii)
8.12.4
8.12.5
8.13.4
8.13.5
8.18.2 v)
Multiple site walkways provide direct access to building entrances from Clair Road East
(2 walkways including intersection access), Victoria Road South (2 walkways including
the intersection access), and Samuel Drive (3 walkways).
A continuous north-south pedestrian connection will be provided through the site from the
intersection, through the residential building, and north through landscaped centre island.
A continuous east-west pedestrian will be provided through the site from the Victoria
Road South sidewalk to the Samuel Drive sidewalk.
Visually distinct surface markings will be provided for walkway crossings of internal
vehicular routes.
Main building entrances on the residential and commercial buildings will include weather
protection canopies at the time of detailed design.
7.
Street edge
landscape
treatment
3.6.21 b)
7.4.41.1
7.4.42.1
8.12.1 Setback space along Clair Road East and Victoria Road South provides sufficient space
for street edge plantings, which may include trees, shrubs, and low decorative
walls/fencing.
Landscape treatments along Samuel Drive will appropriately edge and screen visible
surface parking area between sides of commercial buildings.
Urban Design Brief | Phase 10, Westminster Woods 11February 2016
8.
Parking areas
7.4.42.3 8.8.1 ii)
8.12.3 Parking for the residential building is contained entirely behind the building and away
from the intersection of Clair Road East and Victoria Road South.
Parking for the two commercial buildings is contained between the sides of the buildings
and away from the Clair Road East frontage, and plantings would define the parking
areas’ edges along Samuel Drive.
The interior parking area for the site is divided into smaller sections with wide landscaped
areas between the parking areas for the residential and commercial portions; through
planted parking islands in the residential parking area; and, through the wide landscaped
area with pedestrian walkway connecting through the residential parking area.
9.
Bicycle parking
7.4.42.4 8.12.7 Short-term bicycle parking areas (commercial and residential) as well as long-term
bicycle parking area (residential) can be accommodated during the detailed design stage
in locations close to building entrances on the site.
10.
Garbage, loading
and service areas
3.6.15 8.13.6 Loading for the commercial buildings would be through parking spaces in the parking
area, given the size of the commercial units.
Garbage areas for the commercial buildings would be provided by enclosed garbage
units, situated internally to the site away from the Clair Road East street edge and
screened as necessary.
Loading and garbage areas for the residential building will be internalized near the ends
of the building, accessed from the north/west face of the building screened from the Clair
Road East street edge.
11.
Gateway treatment
and signature
building
3.6.5
3.6.6
8.2.11 ii)
8.4.1
8.4.5
8.4.6
8.6.6
Mid-rise, 4-storey apartment building sited to enhance the corner and run parallel with the
adjacent streets, wrapping the corner with building presence.
Residential building situated close (6 metres) to the Victoria Road South and Clair Road
East street right-of-way edges, providing an appropriate balance of street presence and
space for landscaping similar to the other buildings on Victoria Street South.
The central portion of the residential building is pulled back at an angle to create a
forecourt landscaped area at the corner.
Urban Design Brief | Phase 10, Westminster Woods 12February 2016
The residential building’s principal entrance is located on the angled portion, allowing
pedestrian access from the corner through the building and to the site’s interior.
Architectural treatments will define the prominent central portion on the site and divide the
length into smaller segments, accentuated with distinct architectural treatments to give a
more distinctive presence in relation to the two “wings” that run parallel to each street.
12.
Streetscape-
oriented front
facade design
3.6.10
7.4.43.5
8.2.11 i)
8.2.11 ii)
8.2.11 iii)
8.2.11 v)
8.6.1
8.6.2
8.6.5
A continuous street wall is established along Victoria Road South and Clair Road East
with building placement and driveway locations.
The residential building is situated tight (6 metres) to both the Victoria Road South and
Clair Road East street edges, with the principal building entrance located at the corner
and carrying through the building.
Architectural design of the residential building takes its cue from these existing residential
buildings, including the main building materials, rhythm, size and shape, while tailoring
the articulation to its prominent location at the corner.
The two wings of the residential building address both streets and will be articulated in a
similar fashion, while the angled portion provide relief to the corner with an attractive,
open landscape area and accentuated with distinct architectural treatments to give a
more distinctive presence in relation to the two “wings” that run parallel to each street.
The design of the commercial buildings will complement the residential character while
recognizing the commercial function of the buildings, in terms of supporting details of
ground floor window transparency, signage, and canopies, as appropriate.
Main building entrances on the residential and commercial buildings will include weather
protection canopies.
13.
Corner building
treatment
3.6.6 8.2.11 ii)
8.6.13 The residential building’s principal entrance is located on the angled portion facing the
corner, allowing pedestrian access through the building and to the site’s interior.
The commercial building at the corner of Samuel Drive and Clair Road East will have
each street-facing elevation given equal prominence and designed in a similar fashion in
to terms of materials, colour and rhythm of architectural features.
Urban Design Brief | Phase 10, Westminster Woods 13February 2016
The principal entrance for the corner commercial building faces internally on the site and
provide direct walkway connections to the public sidewalk along Samuel Drive and Clair
Road East. Street-facing or street-oriented entrances will be considered through the Site
Plan process, depending on future tenants
The residential building is 4 storeys in height, while the commercial buildings will be 2
storeys or designed to appear as 2 storeys in height.
14.
Large buildings
and long façades
3.6.10 8.2.11 iii)
8.6.8
8.6.11
8.8.1 iv)
Visual depth on the residential building’s elevations will be created by the use of
balconies sand supporting columns.
The selection and placement of the different materials will delineate areas on the facade
and develop a rhythm of use expressed on the exterior.
The base brick material will unify the building elevations.
Supporting accent materials of different colours will accent the ground and fourth floors.
A regular pattern and rhythm of window openings will be used on all floors.
Variations in the roofline shape will be used to break up the roof mass.
Architectural treatments will define the prominent central portion on the site and divide the
length into smaller segments, accentuated with distinct architectural treatments to give a
more distinctive presence in relation to the two “wings” that run parallel to each street.
15.
Safety and casual
surveillance
3.6.12
3.6.21(a)
8.18.2 i) Open viewlines will be maintained through the proposed placement of buildings along the
public frontages and unobstructed views across the site’s interior.
A regular rhythm and pattern of windows on the residential building elevation will provide
visibility to front areas abutting the public streets and rear areas to the parking area.
Landscape design at the detailed design stage will address balancing desire for
delineation of public versus private space and need for maintaining appropriate sight lines
(such as low decorative walls into corner forecourt.
Lighting plans at the detailed design stage will address lighting emphasis points and
appropriate lighting levels for safety purposes.
Urban Design Brief | Phase 10, Westminster Woods 14February 2016
16.
Roof-top
equipment
7.4.41.5 8.6.7 Roof-top equipment will be situated, and screened where necessary, to minimize views
from the abutting public streets at the time of detailed design and through the Site Plan
Approval process.
17.
Commercial
signage and
lighting
3.6.20.1 8.6.9 All commercial signage will be at a consistent height throughout the commercial parcel,
and designed to keep with the character of the surrounding community.
Colours and themes will have an integral on with the architectural elements of the site.
Lighting plans at the detailed design stage will address lighting emphasis points and
appropriate lighting levels.
18.
Energy efficiency
and water
conservation
None 8.1.1 Conservations measures to be included at the time of detailed design include:
o Low flush toilets, low flow faucets and showerheads.
o Drain water heat recover systems to help reduce energy consumption.
o Incorporation of low VOC (volatile organic compounds) materials.
o Dwellings constructed to meet ENERGY STAR standard.
o Automated controls for street lights that turn off with sufficient natural lighting.
o Street trees plantings to help create a cooler microclimate.
o Locally sourced construction materials to reduce environmental impact on the
transportation system.
Urban Design Brief | Phase 10, Westminster Woods 15February 2016
4. Design Concept
4.1 Concept Plan
4.1.1 Site Design
The proposed concept plan translates the design goals and
objectives to the site with a mixed-use development containing a
mid-rise, 4-storey apartment with a range of unit sizes and two small
2-storey commercial buildings transitioning into the neighbourhood
for neighbourhood-serving commercial tenants. The key design
elements of the proposed site layout include the following elements:
a) A continuous “signature” mid-rise residential building positioned
parallel to both Victoria Road South and Clair Road East. The
building is pulled back at an angle from the intersection to
provide relief to the streetscape given its long mass. The
building will be articulated to define its prominent corner
location and assist in further breaking up the mass and defining
the principal through-connection of the building. The design of
the building will fit with the established surrounding character
and materials established by buildings to the north.
b) Positioning of the residential building along the adjacent public
streets for a consistent streetwall (6 metres) with the other
perimeter buildings to the north along Victoria Road South, as
well as carried to the commercial buildings on the site.
c) A landscaped “forecourt” in the space created by the residential
building’s angle and the intersection of Victoria Road South and
Clair Road East. With a residential scale and character, this
space would balance the need for a sense of enclosure to define
public and private boundaries while ensuring the desire for
visibility and interface to the public streetscape. Its design would
include opportunities for landscape forms and treatments that
create a visually attractive space, a modest amenity space
connected to indoor space, commemoration of the site’s heritage
(Adams Farm link to the past uses on and around the site)
through material treatment and art pieces, and visual and
physical connection to and through the building.
d) A connected pedestrian system with connections in all
directions. This includes multiple connections from the
buildings to the abutting public street edges; a central
connection leading from the corner intersection, through the
residential building, and to the north; and, a connection
between the commercial and residential portions on the site.
e) Surface parking for all buildings that is entirely contained
behind the building mass, and away from the edges of Victoria
Road South and Clair Road East.
f) Driveway connections limited to a single access to Samuel
Drive for the commercial portion and two residential accesses
to the Kingsbury Square condominium road to the north.
g) Landscaping that reinforces the street edges, internal site
edges, and internal site connections. Further to the landscaped
forecourt, street edge plantings along building fronts will
continue the pattern that exists along Victoria Road South and
carry it along Clair Road East. Landscaping planting will define
the boundary lines to the neighbourhood to the north. The
central north-south connection will be a generous width to
accommodate walkways, landscape plantings, and potential
small amenity space.
Urban Design Brief | Phase 10, Westminster Woods 16February 2016
Proposed Concept Plan
Urban Design Brief | Phase 10, Westminster Woods 17February 2016
4.1.2 Access, Accessibility and Circulation
Vehicles will access the site from Samuel Drive for the commercial
buildings or from the existing private condominium road (Kingsbury
Square) at the north portion of the site for the residential building.
Pedestrians can access the commercial buildings from multiple
walkway connections along Samuel Drive or an internal walkway to
the residential building. Principal pedestrian access residential
building is from the central corridor which leads directly to the
parking area and corner intersection, and has walkway lining the
building leading to Clair Road East and Victoria Road South. This
exterior corner facing the intersection will be made to be as a “visual
entry” to the building and to emphasize the corner of Victoria Road
South and Clair Road East.
4.1.3 Loading and Storage
Loading for the commercial buildings would be through parking
spaces in the parking area, given the size of the commercial units.
Garbage areas for the commercial buildings would be provided by
enclosed garbage units, situated internally to the site away from the
Clair Road East street edge, and with opportunities for landscape
screening. Loading and garbage areas for the residential building
will be internalized within the ends of the building, accessed from
the north face of the building screened from the Clair Road East
street edge.
4.1.4 Parking
All parking, including visitor’s spaces will be behind the buildings
when viewed from Clair Road East or Victoria Road South. The
parking areas for the commercial and residential portions of the site
will be physically divided to vehicular connections to limit
commercial through-traffic, but will provide pedestrian connections
to facilitate walking on the site. The parking areas are divided into
smaller pods of parking where practical by landscaped islands and
spaces to visually break-down the space. The surface parking
areas will be buffered from the residential building by surrounding
landscaped green spaces and amenity areas at grade.
4.1.5 Landscaping and Amenity Areas
Landscape features such as tree plantings, shrubs, decorative
walls, and potential public art will be used to articulate an
environmentally vibrant streetscape. The corner forecourt will be a
combination of space for a walkway, small scale amenity space,
public art, and decorative walls, designed as a visible, attractive
private open space. The front face of the buildings will be
landscaped along the two streets to continue the landscaping
pattern that already existing along Victoria Street South and carry it
along Clair Road East. The central island through the residential
parking provides opportunities for significant space for plantings as
well as opportunities for amenity space for occupants.
4.1.6 Public Views and Vistas
There are no views or vistas through this site from Victoria Road
South or Clair Road East. The residential building is situated so that
many of the units, including those on the end and along the 45°
portion, will take advantage of views of the open land to the east
and morning sunrise.
Urban Design Brief | Phase 10, Westminster Woods 18February 2016
4.1.7 Massing and Form
The proposed apartment building will be designed to be consistent
with the height and form of the other buildings along Victoria Road
South as part of the Westminster Woods neighbourhood. The
massing of the 4-storey residential building will be designed to pick
up the lines and proportions of the existing apartment buildings
along Victoria Road South. The perceived length of the building will
be broken by the angle wrapping the corner intersection as well as
distinct architectural treatments (see below). The 2-storey
commercial buildings are arranged to help to soften any potential
impacts of the 4-storey residential building to the 2-storey residential
buildings on the west side of Samuel Drive.
Photo: General
massing pattern
established by
residential building
immediately to the
north along Victoria
Road South.
Urban Design Brief | Phase 10, Westminster Woods 19February 2016
4.1.8 Architectural Treatment
The architecture of the proposed residential building will seek to
extend the visual continuity of the existing buildings along Victoria
Road South, and serve to unite Clair Road East with Victoria Road
South. As the site is at the corner of Victoria Road and Clair Road,
the south facing corner will be marked as an important intersection
within Guelph. Each façade along the two streets will be given
equal prominence, while the corner itself will be emphasized by the
buildings angled portion and the landscaped forecourt at the corner
that will indicate the building’s “front yard”.
The existing apartment buildings along Victoria Road South
(“Kingsbury A” and “B”) sets the general architectural character for
the proposed development, which will be followed at the Site Plan
stage as the architectural reference for the proposed building. This
includes the following treatments:
Visual depth on the elevations created by balconies sand
supporting columns;
Selection and placement of the different materials that
delineates areas on the facade and develop a rhythm of use
expressed on the exterior;
Base brick material that unifies the building elevations;
Supporting accent materials of different colours that accent
the ground floor and fourth floor;
Regular pattern and rhythm of window openings on all floors;
and,
Variations in the roofline shape to break up the roof mass.
The longer form and mass of the proposed residential building will
be mitigated through attention to the building’s central, angled
portion. While a specific design has not been completed for the
building as yet, there is a commitment to three specific architectural
design objectives for the corner segment, as follows:
(1) A distinct central portion that is architecturally distinguished
from the “wings” that run parallel to the abutting streets;
(2) An emphasized entrance to the building that recognizes the
prominent location and acts as a “visual entry point” to the site
and building, as well as the neighbourhood at this intersection;
(3) A linear reflection on the building elevation that seamlessly
leads to a unique landscaped forecourt at the corner
intersection through and leading through the building.
These objectives may be achieved through the following elements
on the central, angled portion that will be explored through detailed
design at Site Plan Approval:
Additional building materials and/or colours over and above, yet
complementary, to the baseline palette;
A higher proportion of glass to reinforce the openness of the
linear connection through the building as well as used in a
vertical fashion to accentuated the entrance;
Variation in the roofline shape and pitches;
Accentuated height along the roofline, such as through a taller
architectural element or differing roof heights;
Variations to the depth and patterns of projections, recessions,
and fenestration; and,
A more pronounced weather protection canopy and additional
accent lighting around the main entrance.
Urban Design Brief | Phase 10, Westminster Woods 20February 2016
4.1.9 Materials
The use of materials for the proposed residential buildings will
continue the pattern of rhythm, size and shape established by the
surrounding 4-storey apartment buildings along Victoria Road South
within the Westminster Woods neighbourhood, in the interest of
continuity for the streetscape. The project will contain masonry
elements as the main building material, and will be complemented
by other materials including stone and siding. The angled portion of
the building facing the corner intersection will receive a distinct
treatment (per Section 4.1.8 above) to define its prominent role on
the elevation and further break up the mass of the building.
Brick (base) Asphalt (roof)
Stone (ground accent) Vinyl (upper accent)
Photos: Palette of materials on existing residential
buildings along Victoria Road South as the
reference for the proposed development.
Urban Design Brief | Phase 10, Westminster Woods 21February 2016
4.1.10 Signage
All commercial signage will be at
consistent height throughout the
commercial portion and will be
designed to keep with the
character of the surrounding
neighbourhood. Colours and
themes of commercial signage will
be integrated with the
architectural elements of the site
and buildings.
4.1.11 Lighting
Lighting plans at the detailed
design stage will address lighting
emphasis points and appropriate lighting levels. These emphasis
points include building entrances, the corner forecourt area, the
abutting streetscapes, the central parking median, and walkways
through the site.
4.1.12 Shadow Impacts
Given the low-profile height of the proposed buildings at 4 storeys
and less, extensive or long-lasting shadow impacts on the sidewalks
and public realm of Clair Road West or Victoria Road South are not
expected from the proposed development.
Photos: Commercial development (Westminster Square) that serves
as a project reference for the proposed commercial in respect to
building form, scale, architecture, materials, lighting and signage.
Urban Design Brief | Phase 10, Westminster Woods 22February 2016
4.2 Integration with the Public Realm
The continuity of the streetwall along Victoria Road South and
wrapping around Clair Road East contributes to a more pedestrian-
oriented streetscape, allowing for an enhanced streetscape
vibrancy. Architectural elements such as balconies will help to
establish interesting forms and visibility along the entire length of the
buildings, particularly highlighting the corner intersection. The
landscape corner forecourt will be designed as an attractive visual
marker for the corner that leads directly to the building entrance and
continues in a linear fashion through the building and building
architecture in a cohesive manner. Street edge landscape
treatment features along Victoria and Clair will continue the pattern
along Victoria Road South, including decorative fencing and pillars,
trees, and foundation plantings. Multiple walkways on the ends and
through the building as well as other walkways through the site
provide strong connections between the public and private realms,
thus enhancing accessibility.
Photo: Established landscaping pattern along Victoria Road South sets the precedent for the proposed development, coordinated with the distinct corner
landscape treatment, above right.
Urban Design Brief | Phase 10, Westminster Woods 23February 2016
4.3 Sustainable Urban Design
The proposed development provides a considered compact urban
form that lends to a sustainable lifestyle. With the concentration of
diverse activities, this will result to more efficient use of energy and
achieve more sustainable urban form. Also contributing to this is the
transportation. The #5-Gordon bus route runs through Westminster
Woods with a stop at Waterford Drive and Frederick Drive, directly
serving the site within a short walking distance (as well as the #56-
Victoria Express route that provides service through September to
April). These transit routes will provide residents with alternative
transportation options to reduce transportation on energy use.
This development is not seeking a LEED certification,
however, conservation measures towards the City’s
Community Energy Initiative will be implemented in
the proposed development. Some of these features
include dwellings that are equipped with low flush
toilets, low flow faucets and showerheads; drain water
heat recover systems to help reduce energy
consumption; and, incorporation of low VOC (volatile
organic compounds). Dwellings will be constructed to
meet ENERGY STAR standard. Furthermore, street
lights will have automated controls that turn off with
sufficient natural lighting, and street trees will be
planted to help create a cooler microclimate.
Construction materials will be locally sourced to
reduce environmental impact on the transportation
system.
Photo: Tree plantings to be used as part of sustainability measures for cooling purposes.
Urban Design Brief | Phase 10, Westminster Woods 24February 2016
Summary
This Urban Design Brief demonstrates that the envisioned urban
design strategies of the proposed development are consistent with
the design framework established by the current Official Plan and
the approved Official Plan Update. While a detailed design has not
been undertaken at this time, commitments in this Urban Design
Brief ensure that the proposed development:
Continues the established built form pattern along Victoria
Road South and extending along to Clair Road East;
Frames the abutting public streets with the same setback
pattern established by the residential development to the north
along Victoria Road South;
Incorporates articulated facades with windows and entrances
facing the public streets and with direct connections to the
public sidewalks on the bounding public streets;
Accentuates the corner through a “signature” building treatment
for the neighbourhood with a coordinated architectural
treatment and landscaped forecourt facing the intersection;
Integrates the residential and commercial components of the
development through building placement, pedestrian
connectivity, and architectural treatments;
Provides architectural design treatments that will contribute to
the established neighbourhood character in terms of materials
and treatments, while providing distinction at the corner; and,
Continues the pattern of street orientation with parking areas
contained behind the buildings and streetscape plantings and
other landscape treatments to reinforce the streetscape.