PART VI - SITE PLANNING AND BUILT FORM DEVELOPMENT … · overall architecture and landscape design of commercial areas. The design of lighting as urban design features helps to define

PA R T V I - S I T E P L A N N I N G A N D B U I LT F O R M

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D E V E L O P M E N T D E S I G N G U I D E L I N E S

COMMERCIAL AREAS

2.0 COMMERCIAL AREAS

The design of commercial areas will be based upondesign principles intended to create vibrant and streetfocused relationships of traditional main streets, andshopping areas.

Where commercial uses are developed on self-containeddistinct commercial sites, the interior and exteriorrelationships of the site design shall foster the sameobjectives of pedestrian comfort and a pedestrian relatedhuman scale of building architecture.

The guidelines for the Block Plan Stage form the basisof detailed site planning, building design and landscapingthat will be reviewed at Site Plan Approval stage.

The proponents must demonstrate a clear continuity ofdesign principles from the Block Plan Stage to the SitePlan Approval submission.

Key elements that are to be addressed for Commercialareas are:• Site Planning• Setbacks• Built form and massing• Parking and service areas• Landscaping and lighting• Greening Policy

2.1 Site Planning and Setbacks

2.1.1 General

• Mixed use development is encouraged thatenvisions retail and community/ institutional uses atgrade, integrated with office and residential usesdeveloped at upper storeys.

• Site planning and building design will be basedupon street related retail and other grade leveluses to create strong pedestrian activity zones andactive city streetscapes. The majority of storefrontages should face and be accessed fromstreet sidewalks.

• Masterplanning of commercial areas, whetheron street-related or self-contained sites, shallprovide convenient, comfortable and safe pedes-trian movement both to the site and within it.

• To encourage pedestrian movement, buildingsshould be sited to maximize the proximity to publictransit, bike and walking routes.

• Site planning shall promote the importance of thebuilt form in the streetscape.

SITE PLANNING AND SETBACKS

Street Related Retail

Continuous Pedestrian Access Neighbourhood Retail with Related, Compact Parking Mixed-use Development and Streetscape Elements


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COMMERCIAL AREAS

Site Planning Principles for Urban Blocks

Street Section Principles at Urban Block

Vibrant Sidewalk Activity

Street Related Retail at Frontage Lot LIne



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COMMERCIAL AREAS

Landscaping at Site Edges

• On self-contained commercial sites, the pedes-trian and vehicular movement on the site shallbe designed to foster a sense of commercial“streets”.

• Greenway buffers are to be incorporated betweenresidential and commercial lots.

• Decorative privacy masonry walls in combination withsoft landscaping shall screen commercial areas fromabutting residential areas.

Where residential lots front onto commercial areas thefollowing guidelines shall apply:

• Service / loading areas shall be located away fromResidential areas, Arterial roads and Primaryroads.

• Loading / service areas shall not be visible fromthe street; the design of the landscape shallvisually screen these areas from adjacent uses.

• The design of the landscape treatment shall screenparking areas from adjacent uses.

• Self-contained commercial sites with roads abuttingall sides are to be avoided. Such sites shall bebound by no more than three roads.

Site Planning Principles for Self-Contained Commerical Sites

Screen Parking Areas with Landscaped Buffers



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COMMERCIAL AREAS

2.1.2 Setbacks

• Generally, buildings shall be located close tothe street line of their frontage, in order toreinforce the street edge, and promote thepedestrian scale of shopping streets andpublic spaces.

• Setbacks shall be established which will notnegatively impact neighbouring buildings andopen spaces with respect to sun/shadow andsite lines.

• Setbacks for specific commercial streets orareas shall relate to the height and massing ofcommercial development and the adjoiningstreet scale.

• The projection of architectural elements such ascanopies, arcades, and bay windows, whichenliven the street frontage and promote visualdiversity, is encouraged.

• On self-contained commercial sites, a substan-tial percentage of the building mass of thedevelopment should be located close to thestreet along the main street frontages toreinforce the streetscapes, and minimize theimpact of parking areas.

• The siting of commercial buildings at corners, par-ticularly at major intersections helps to promote thegateway aspect of these focal locations.

• On commercial streets, buildings should be sitedclose to the corners, or alternatively, configured todefine pedestrian public places at these locations.This shall also apply to commercial developmenton self-contained commercial sites located atmajor intersections.

• Increased setbacks and/or buffers shall beestablished where commercial areas abut lowden-sity residential zones.


Commercial Building Sited to Enhance the Streetscape or Public Realm

The Streetscape Zone/Public Realm Along a Commercial Zone

Retail Architecture Conveying Community Character / Image


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COMMERCIAL AREAS

2.1.3 Parking

Site planning shall minimize the impact of parkingareas as much as possible through their configuration,the use of landscaping, and grading.

• Parking areas should be located whereverpossible at the rear or the side of blocks. Theseshould be connected to the streetscape by thedevelopment of pedestrian links or covered ways.Thus convenient surface parking will be providedwithout adversely affecting the character of majorstreetscapes.

• Vehicular and service access from residentialstreets should be minimized.

• Where portions of street frontage are character-ised by adjacent commercial parking areas,landscaping and tree planting shall be designedto improve the pedestrian comfort and visualstreetscape.

• The scale of large parking areas shall be sub-divided through the use of landscaped parkingislands and differentiated paving materialsto designate major pedestrian routes. Large,unarticulated parking areas shall be avoided.

• The end of parking aisles shall be defined by curbed,landscaped islands.

2.1.5 Service and Loading Areas

• Design measures shall be employed that reducethe visual and noise impact of service and loadingareas on the surrounding environment. Garbagestorage areas should not face any public street.

• Loading zones shall only be located on publicstreets where no other alternative is viable. Instreet-related commercial developments, it isrecognized that it may be necessary for loadingdoors to occur at street facades. In these cases,doors should be recessed from the facade tominimize their impact on the streetscape.

• On self-contained commercial sites, where siteplanning constraints necessitate loading areas invisually prominent locations, they shall bescreened with integrated architectural elementscompatible with building design vocabulary andmaterials. Berming and landscaping shall also beused to screen these functions.

• Storage of goods shall be within main buildingstructures. Outside storage is to be avoided.

• Consideration during site planning and buildingdesign should be given to facilities for recyclablewaste. Incorporate central, convenient locations forbuilding users to collect and store recyclables andcompostibles.

• On self-contained commercial sites, all loadingareas shall be screened by landscape featuresand/or compatible fencing.

Typical Parking Court



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COMMERCIAL AREAS

2.2 Built Form and Massing

The design of buildings in commercial areas shouldenhance public outdoor urban space, whether in theform of streets, plazas, squares, or internal pedestrianwalkways.

2.2.1 Building Design and Facade Development

• The design of commercial elevations shouldcontain changes in the wall plane to provide reliefand a sense of scale to commercial wall eleva-tions.

• Building design should emphasize architecturalelements that promote pedestrian comfort andscale. These may include the use of canopystructures, arcades, and projecting displaywindows.

• Architectural design features that create active andlively street edges, and minimize blank facades areencouraged. These include the use of projectingcornices, canopies, signage features, wall relief,and fenestration patterning.

• The design of building entrances shall emphasizetheir importance for orientation, buildingidentification and articulation of exterior form.

• Elevation design should promote pedestrianfriendly scale through the use of glazed areas,articulation of materials and variations in wallplanes.

• Special consideration should be given to thearchitectural form and detailing of locationsidentified as focal points and landmarks. Thearchitectural design of buildings at cornerconditions demands special consideration;buildings shall address both street frontages.

• On self-contained commercial sites, design ofelevations at the public street frontage shall includewall articulation and window placement, so that thebuildings address the streetscape, regardless oftheir entrance location.

• Exterior building materials shall be of a high life-cycle and aesthetic quality.

• Roofscape form should be designed to providevisual interest for the public streetscape.

• The use of wall and roof screens is promoted toconceal rooftop mechanical systems, and ensurethat this equipment is not visible from the street.These should be integrated with the overallarchitectural design of the project.

• Where buildings exceed three storeys in height,additional consideration shall be given topedestrian comfort criteria.

• To enhance pedestrian comfort and to create moreaccessible green space within the site, incorporatewhere possible, seating within the grounds andconsider balconies and rooftop gardens in thebuilding design.

Roof Top Screening

2.1.6 Lighting Design and Safety

• Lighting design should be integrated with theoverall architecture and landscape design ofcommercial areas. The design of lighting asurban design features helps to define the senseof place and pedestrian scale of commercial areas.In addition, accent lighting is encouraged toemphasize built forms and landscape elements.

• Lighting shall be designed to promote pedestrianwell being and safety. Pedestrian and parkingareas shall be well lit to promote safety andcomfort at all hours. Adjacent to walkways,pedestrian routes, public places and otherpedestrian zones, light standards shall usepedestrian level pole heights.

• Exterior lighting shall be designed to minimize theprojection of light onto adjacent properties. Thespill over of light into residential neighbourhoodsis to be avoided.

• For all exterior lighting, use energy efficienttechnology where possible. This not only fulfillsGreening Policy principles, but will reduce theamount of light spillage into adjacent sites.

BUILT FORM AND MASSING


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COMMERCIAL AREAS

2.2.2 Signage

• Commercial development shall ensure the designof signage that is of a quality commensurate withthe architecture of the buildings in its scale,materials, consistency and design. A high level ofclarity, visibility and visual interest should beattained with minimal visual clutter and impact onadjacent uses.

• Consistency of approach to signage shall beencouraged, while at the same time diversity andflexibility for tenant signage is required.

Locations and signage guidelines for multi-tenantsites should be developed that accommmodate theneed for unique tenant signage, while at the sametime, ensure a degree of continuity of architecturaldesign elements. These coordinated signageguidelines may be submitted later as part of theSite Plan Approval process.

• Rooftop signs shall be avoided.

• The design of ground or monument signs shallreflect the architectural characteristics of thebuilding and the surrounding landscaping.Controls shall be instituted for the number ofmonuments signs allowed per lot.

BUILT FORM AND MASSING

Retail Signage


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INDUSTRIAL AREAS

DRAFT

3.0 INDUSTRIAL AND EMPLOYMENT AREAS

Industrial and employment land uses will often be locatedalong major arterial roads or highways to promote easytransportation access and high visibility. This highvisibility demands that their design should strive tocontinue the enhancement of the City of Brampton’sbusiness image.

The principles governing the development of industrialand employment areas are based upon the same goalsand objectives as those for the community as a whole.Design guidelines for site planning and built form in theseareas are intended to promote varied and high qualitystreetscapes and to establish a prestigious businessimage for the City of Brampton.

The creation of open space and continuity of pedestrianconnections is important in these areas in fosteringpleasurable environments for working.


• The development of park-like-campus settingswill assist in achieving a strong image for theseareas, while preserving and enhancing theexisting landscape.

• Industrial development should support thelogical distribution of buildings, parking andloading areas in an integrated balance tominimize the impact of vehicles on thestreetscape.

3.1.1 Development adjacent to environmentalareas

• The impact of development adjacent to existingand regenerating environmental areas should beminimized through site planning that respondssensitively to the existing natural environment.

• Development shall be set back to create bufferareas from existing natural features.

3.1.2 Site Access

• Vehicular access to development lots in theseareas should be accessed from local streetswherever possible.

• Joint access driveways at adjacent developmentlots is encouraged in order to maximizelandscaped areas surrounding lots.

• Site planning shall provide for ease andcontinuity of pedestrian movement betweensites and within them. Provisions for barrier-free environments shall be taken into account.

• Distinctive paving patterns and materials areencouraged in key locations to promotepedestrian safety and assist in orientation.

• Convenient access to transit routes shall bepromoted through the provision of pedestrianlinks at longer block lengths. Similarly, design safeand attractive bike-friendly access to the site.

• To encourage pedestrian movement, buildingsshould be sited to maximize the proximity to publictransit, bike and walking routes.

Landscaped ‘Campus’ Setting Landscaped Buffer Adjacent to Primary Streets


Joint Access Driveway


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INDUSTRIAL AREAS

DRAFT

• Internal side yard and rear yard locations forparking are encouraged to lessen the visualimpact of parking on the streetscape. Theselocations are preferred and parking at main frontyard locations should be limited to visitorparking where possible.

• Design of parking areas should promotepedestrian comfort and a human-scaledenvironment. This shall be achieved throughthe use of high quality landscaping andpedestrian paving materials.

• The scale of large parking areas shall bereduced through the use of differentiated pavingmaterials to designate major pedestrian routes,and subdivision by landscaped parking islands.

• Front doors and building entrance areas should bevisible from streets for security purposes.

Landscaping to Screen Parking Areas


Parking Areas - Typical Section

3.1.3 Building Setbacks

• Building setbacks that enable a generouslandscaped setting should be established inorder to reflect a campus-like environment.

• Rear and side yard setbacks shall beestablished to allow convenient vehicularaccess and loading.

• Landscape setbacks should be provided adjacentto highways to create landscape strips thatpromote a green image for these areas. The onlypermitted use within these areas should be softlandscaping.

• The development of open space / landscapedareas within industrial and employment areas isencouraged to foster high quality exterior spacesfor relaxation and interaction within urban areasdesigned for the working environment.

3.1.4 Parking Areas

• Site planning shall minimize the impact ofparking areas as much as possible throughtheir configuration, the use of landscaping, andgrading.

• At lot frontages on primary streets, substantialcontinuous landscaped areas betweenbuildingsand the street line shall be maintained. Theseareas shall constitute approximately 40% of thebuilding frontage and be free of parking althoughaccess driveways may cross through.

• Site planning is encouraged to incorporategrading that creates berming and landscapingto screen parking areas from pedestrians andthose in vehicles.


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INDUSTRIAL AREAS

DRAFT

3.1.6 Site Lighting and Safety

• Site lighting shall be designed to promotepedestrian well being and safety. Pedestrian andparking areas shall be well lit to promote safety,and comfort at all hours. Light standards shall usepedestrian level pole heights adjacent to walkways,and other pedestrian zones.

• Exterior lighting shall be designed to minimizethe projection of light onto adjacent properties.In particular, the spill over of light into residentialneighbourhoods is to be avoided.

• Accent lighting is encouraged to emphasizebuilt forms and landscape elements.

3.1.5 Service and Loading Areas

• Design measures shall be employed thatreduce the visual and noise impact of serviceand loading areas on the surroundingenvironment. Loading, service and garbagestorage areas should not face any public street.

• Wherever possible, garbage and storage areasshould be located inside buildings.

• Where site planning constraints necessitateloading areas in visually prominent locations,theyshall be screened with integrated architecturalelements compatible with building designvocabulary and materials. Berming and landscap-ing shall also contribute to screening thesefunctions.

• In general, storage of goods shall be within mainbuilding structures. Where outside storage isnecessitated it shall be screened by landscapefeatures, together with fencing features. Theseshall be compatible with building design,vocabulary and materials.


Lighting

Landscaped Buffers to Screen Loading Areas

• All loading areas shall be screened by landscapefeatures and/or fencing that is compatible with thebuilding’s architecture.

• Consideration during site planning and buildingdesign should be given to facilities for recyclablewaste. Incorporate central, convenient locations forbuilding users to collect and store recyclables andcompostibles.


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INDUSTRIAL AREAS

DRAFT

3.2 Built Form

The quality of the built form within these areas willcontribute significantly to the physical image of industryand employment. Major objectives of development inthese areas will be to promote architectural interest andhuman scale, and to enhance the quality of developmentexposed to the public realm.

3.2.1 Building Design and Facade Development

• Prestige development shall be ensured in areasadjacent to highway locations. In these areasbuilding form should be scaled to the highwayenvironment. Architectural features such asentrance areas, canopies, office components andmajor areas of fenestration are encouraged at thebuilding elevations facing the highway frontage.

• To promote the sense of buildings addressingthe street, office and entrance elements ofbuildings in employment and industrial areasshould be oriented towards the streetscape.

• On corner lots, equal attention should be givento both elevations fronting on the streetscapes.Office and entrance elements are encouragedto engage the corner in their design.

• Minimum proportional areas of fenestration formain facades fronting onto streets and ontohighways should be considered in theestablishment of design controls for the conceptplans of these areas.

• To relieve large expanses of solid wall,architectural features that emphasize entryareas and other special building areas areencouraged. Articulation of building materialsand form will be crucial to provide three-dimensional relief to large wall areas.

• Buildings should emphasize architecturalelements that promote pedestrian comfort.These may include the use of canopy structuresor arcades. In addition, the design of buildingentrances shall be emphasized for their importancefor orientation, building identification andarticulation of exterior form.

• Exterior building materials shall be of a high life-cycle and aesthetic quality.

Building Entrances

Commercial Corner

Commercial Highway Frontage

BUILT FORM

Office and Entrance Elements Located at Site Frontage


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INDUSTRIAL AREAS

DRAFT

3.2.2 Roofscape

• The impact of mechanical equipment atrooftops should be minimized. Rooftopmechanical units are to be screened in alldirections, and shall be compatible withbuilding design in form, materials and colour.When designing screening, attention should begiven to sight lines from public streets androadways.

• Alternately, architectural form of mechanicalequipment may be designed to integrate largecentral elements with the architecture of thebuilding.

• Visual accenting of parapet lines androofscapes is encouraged to assist inestablishing appropriate scale for these largebuiding types.

3.2.3 Signage

• Development shall ensure the design ofsignage that is of a quality commensurate withthe architecture of the buildings in its scale,materials, consistency and design. A high levelof clarity, visibility and visual interest should beattained with minimal visual clutter and impacton adjacent uses. Consistency of approach tosignage type shall be encouraged in multi-tenantstructures.

• Rooftop signs are not permitted.

• The design of ground or monument signs shallhave regard for the architectural characteristicsof the building and the surroundinglandscaping.

3.2.4 Open Space and Pedestrian Linkages

The quality of both private and public open space inindustrial areas contributes significantly to the quality ofthe working environment. Design of these areas shallcontribute to the “greening” of employment areas inBrampton.

• The continuity of the open space sytem shouldbe ensured within or in proximity to industrialareas. Park or open spaces for passiverecreation shall be developed.

• Storm water ponds within industrial areas shallbe developed as natural landscaped featuresthat contribute to the high quality of landscapedenvironment.

• Minimum landscape areas shall be establishedin conjunction with the development of BlockPlans to ensure a high quality of landscapedevelopment.

• Landscaped islands and paving demarcationsshould be used to promote proper scale withinparking areas.

Landscape Space

BUILT FORM

Landscaped Pedestrian Access

• Design of signage shall conform to the City ofBrampton signage by-law.

Minimum Continuity of Landscaped Frontage


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INSTITUTIONAL AREAS

4.0 INSTITUTIONAL AND COMMUNITY SITES

New development plans will contain sites for schools,places of worship, and other community institutionslocated both within the neighbourhoods and at communitynodes. These community institutions and their sites havethe potential to act as landmarks and features within thethe community plan. These include Schools, Libraries,Community Centres, Fire Stations, Performing ArtsCentres, etc.

Their development should recognize their civicimportance with a view to reinforcing their focalsignificance.


4.1.1 Site Location and Visibility

• Community institutional sites shall be located atfocal intersections of primary streets.

• Visibility to these buildings should bemaintained from the primary streetscapes toensure their landmark status in theneighbourhood and in the overall framework ofthe plan. Their location and site developmentshall encourage axial views to them from thesurrounding urban fabric.

• The location and site planning of institutionalfacilities shall reinforce the continuity of theopen space network within the entire communityplan. Links to major pedestrian routes withinprimary streetscapes, and to park areas andnatural open space will ensure this continuity.

• Minimize the location of outdoor sports facilitiesaway from the view of residential units (i.e. baseballbackstops, basketball posts, hoops andbackboards, ball walls, ball hockey goals etc.).

Siting at Key Intersections



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INSTITUTIONAL AREAS

4.1.2 Site Access

• The major entrances of schools and otherinstitutional sites shall face the street.

• Landscape development of these sites shouldemphasize the pedestrian connections frommajor entrances to the streetscape.

• The design of institutions at corner sites shalladdress the streetscape of both publicfrontages. Consideration should be given toentrance locations that relate directly to thecorner.

4.1.3 Setbacks

• Setbacks of institutional facilities shall haveregard for the setbacks of adjacentstreetscapes. To maximize the potential for theirlocation within view corridors from surroundingneighbourhoods, schools and communityfacility buildings are encouraged to be locatedclose to the streetline.

4.1.4 Parking Areas

• Access points to parking areas should beminimized to reduce their impact on thesurrounding streetscapes. Shared parking withadjacent parks should be considered.

• Parking areas should be located to the rear andside yards. Front yard vehicle circulation andparking should be minimized.

4.1.5 Landscaping

• The development of landscaping at thestreetscape edges should be compatible withneighbouring residential areas. At the sametime, landscape development should reinforcethe focal nature of these facilities.

• The design of the landscape shall screen parkingareas from view of residential units.


Main Entrance to School Along Primary Street

Landscaping Along School Site

Focal Location of Community Building


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INSTITUTIONAL AREAS

4.2 Built Form

• Development of the built form of institutional andcommunity facilities should utilize buildingfeatures that reinforce their landmark status.Architectural elements such as verticalprojections, bay windows, large glazed areas,prominent entrance portals, canopies, and roofforms should be used to create significantidentity for these structures within thecommunity.

• The design of community institutions shallrespond to the context of important street viewsand vistas from the surrounding area.

• The importance of buiding entries shall beemphasized in their elevation design.Theyshould be articulated strongly within the buildingelevation to ensure strong visibility from thestreetscape.

• The design of major signage should be graderelated and coordinate with the architectural andlandscape design of the facilities.

Fire Station

Performing Arts Centre

BUILT FORM

Documents

PART VI - SITE PLANNING AND BUILT FORM DEVELOPMENT … · overall architecture and landscape design of commercial areas. The design of lighting as urban design features helps to define