Westminster Woods (Phase 10) Victoria Road South & Clair ...guelph.ca/wp-content/uploads/OP1501-ZC1507-Urban... · Phase 10, of the Westminster Woods Community at a site at the corner

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.


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.


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.


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).


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.


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.


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


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.




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.




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.


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.


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


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.


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


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.


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.


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.


Proposed Concept Plan


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.


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.


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.


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.


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.


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.


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.


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.

Documents

Westminster Woods (Phase 10) Victoria Road South & Clair ...guelph.ca/wp-content/uploads/OP1501-ZC1507-Urban... · Phase 10, of the Westminster Woods Community at a site at the corner