Clarington Transformer Station Hydrogeological Review (July 31 Final)
URBAN DESIGN BRIEF - Clarington · INTRODUCTION sense of place, reinforcing a human-scaled built...
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URBAN DESIGN BRIEF Municipality of Clarington 3 Lawson Road, Courtice, Clarington, Ontario Revised October 2019
Transcript of URBAN DESIGN BRIEF - Clarington · INTRODUCTION sense of place, reinforcing a human-scaled built...
URBAN DESIGN BRIEFMunicipality of Clarington3 Lawson Road, Courtice, Clarington, OntarioRevised October 2019
The Biglieri group lTd. UrBan design Brief
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TABLE OF CONTENTS
INTRODUCTION 3INTENT 3
DOCUMENT STRUCTURE 3
01 PLANNING CONTEXT 5PROVINCIAL POLICY STATEMENT 5
GROWTH PLAN FOR THE GREATER GOLDEN HORSESHOE (2017) 7
DURHAM REGIONAL OFFICIAL PLAN (MAY 2017 CONSOLIDATION) 7
THE MUNICIPALITY OF CLARINGTON OFFICIAL PLAN (2018) 9
02 SITE ANALYSIS 11SURROUNDING CONTEXT 12
NETWORKS/CIRCULATION PATTERN 15
PUBLIC SERVICE FACILITIES 15
NEIGHBOURHOOD BUILT FORM 17
03 VISION AND PRINCIPLES 19CHARACTER AND IMAGE 19
BUILDING SITING AND DESIGN. TOWNHOUSES 19
GARAGES 20
UPGRADED SIDE ARCHITECTURE 21
04 SITE DESIGN 23CONCLUSION 27
The Biglieri group lTd. UrBan design Brief
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INTENT
This Urban Design Brief has been prepared in support of Zoning By-law Amendment and Draft Plan of Subdivision applications required for the proposed residential development of 25 link townhouse dwelling units located at 3 Lawson Road in the community of Courtice (“Subject Site”).
The Urban Design Brief outlines best practices for the design of the public, private and semi-private realm for the Subject Site within the context of the Courtice Urban Area, the Municipality of Clarington, and the Region of Durham. The goal of this document is to ensure excellence in urban design of the proposed 25 link townhouse dwelling units while addressing the character of the neighbourhood and promoting increased density, walkability, and sustainability. The guiding design principle is to draw on the balance between existing and new, low- and medium-density dwellings, natural and built environment.
The proposed development will accommodate a range of architectural elements consistent with the neighbourhood identity and enhance the character and image of the established area, prioritizing pedestrian’s safety and
INTRODUCTIONsense of place, reinforcing a human-scaled built form, and promoting social interaction in the urban environment through architectural, urban design and landscape strategies. The document describes through text supported by photographs, diagrams and illustrations how the proposed site design and urban design forms evolved to demonstrate compliance with the Municipality’s General Architectural Design Guidelines (2011).
DOCUMENT STRUCTURE
This document is organized into four sections: Section 1 outlines the Policy Context (provincial, regional and municipal) ; Section 2 the Site Analysis (location and community context); Section 3 establishes the Vision (aspirational description of sense of place) and Principles (essential elements that influence design including a Priority Map); Section 4 describes the design concept that is responsive to the policy context and site analysis and advance the vision for the development of the public and private realm of the site.
FIGURE 1. GROWTH PLAN FOR THE GREATER GOLDEN HORSESHOE - SCHEDULE 5 sour
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The Biglieri group lTd. UrBan design Brief
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PLANNING CONTEXT01
This Urban Design Brief includes a summary on the planning framework of provincial, regional, and municipal policy documents, and guidelines that provide the basis for development in the Courtice community. The section below outlines the overarching goals that provide the direction for more sustainable communities. Each policy section summary comprises key points extracted from it to help inform the decision making for the development at 3 Lawson Road. The overall guiding documentation includes:
PROVINCIAL POLICY STATEMENT (2014)
The PPS states that land use within settlement areas shall be based on densities and a mix of land uses and should provide a range of uses and opportunities for intensification and redevelopment. It provides the parameters to create strong communities, a sustainable economy, and a balanced and healthy environment.
The proposed residential development is in conformity with the PPS’s intensification and redevelopment objectives for lands within the current built boundary of the Municipality of Clarington.
The proposed residential development will:
• Aid in increasing the current mix of residential uses in the area surrounding the Subject Site to promote efficient development and land use patterns;
• Incorporate intensification and redevelopment in the Worden Neighbourhood to aid in diversifying the existing housing supply;
• Provide for an appropriate mix and range of residential typologies to meet long-term needs of future and existing residents;
• Encourage more compact residential uses to allow for the efficient use of land, promote growth and development, and avoids risks to public health and safety; and,
• Promote a built form that is sensitive to the surrounding rural residential and townhome residential uses.
The PPS encourages the planning of networks to accommodate pedestrians, foster social interaction and facilitate active transportation and community connectivity to promote healthy and active communities.
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³SCHEDULE 'A' - MAP 'A5'REGIONAL STRUCTURE
OFFICIAL PLAN OF THEREGIONAL MUNICIPALITYOF DURHAM
D4
NOTES:1) TH IS MAP FORMS PART OF THE OFFICIAL PLAN OF THE REGIONAL MUNIC IPALITY OF DURHAM AND M UST BE READ IN CONJUNCTION WITH THE TEXT.
2) THE DESIGNATIONS FOR THE DEFERRED AREA REFLECT THE POSITION OF REGIONAL COUNCIL , PLEASE REFER TO POLICY 15.1 3.
3) OFFICE CONSOLIDATION - MAY 11, 2017.
SOURCES:1) OAK R IDGES M ORAINE: BOUNDARY, MINISTRY OF MUNICIPAL AFFAI RS & HOUSING, 2002, 1:100,000.
2) GREENBELT PLAN: © QUEEN 'S PRINTER FOR ONTARIO, 2005. REPRODUCED WITH PERMISSION.
LEGEND
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INDEX
³SCHEDULE 'A' - MAP 'A5'REGIONAL STRUCTURE
OFFICIAL PLAN OF THEREGIONAL MUNICIPALITYOF DURHAM
D4
NOTES:1) TH IS MAP FORMS PART OF THE OFFICIAL PLAN OF THE REGIONAL MUNIC IPALITY OF DURHAM AND M UST BE READ IN CONJUNCTION WITH THE TEXT.
2) THE DESIGNATIONS FOR THE DEFERRED AREA REFLECT THE POSITION OF REGIONAL COUNCIL , PLEASE REFER TO POLICY 15.1 3.
3) OFFICE CONSOLIDATION - MAY 11, 2017.
SOURCES:1) OAK R IDGES M ORAINE: BOUNDARY, MINISTRY OF MUNICIPAL AFFAI RS & HOUSING, 2002, 1:100,000.
2) GREENBELT PLAN: © QUEEN 'S PRINTER FOR ONTARIO, 2005. REPRODUCED WITH PERMISSION.
LEGEND
RURAL SYSTEM
RURAL SETTLEMENTS :
AGGREGATE RESOURCE EXTRACTIONAREA (SEE TABLE E1 FOR DESCRIPTION)
REGIONAL NODE (SEE SECTION 9C FOR DESCRIPTION)
PRIME AGRICULTURAL AREAS
#!aa12
%!HAMLET
RURAL EMPLOYMENTAREA (SEE TABLE E3FOR DESCRIPTION)
3
!(12 COUNTRY RESIDENTIAL SUBDIVISION(SEE TABLE E2 FOR DESCRIPTION)
SHORELINE RESIDENTIAL
GREENLANDS SYSTEM
OPEN SPACE LINKAGE WATERFRONT LINKS
# TOURIST ACTIVITY/RECREATIONAL NODE WATERFRONT PLACE
GREENBELT BOUNDARYOAK RIDGES MORAINE BOUNDARY
WATERFRONT AREAS
OAK RIDGES MORAINE AREAS
MAJOR OPEN SPACE AREAS
TRANSPORTATION SYSTEMSEE SCHEDULE C FOR DESIGNATIONS
THE FOLLOWING IS SHOWN SELECTIVELY, FOR EASE OF INTERPRETATION OF OTHER DESIGNATIONS ONLY.
EXISTING FUTURE
FREEWAY
GO RAIL
GO STATION! !
ARTERIAL ROAD
!! INTERCHANGE !!
SPECIAL AREAS
D2
2 SPECIAL STUDY AREA
DEFERRED BY MINISTER OF MUNICIPAL AFFAIRS APPEALED TO O.M.B.
LANDS APPEALED TO OMB,REFER TO POLICY 14.13.7
A SPECIFIC POLICY AREA
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AREAS DEVELOPABLE ONPRIVATE WELLS & MUNICIPALSEWER SYSTEMS
AREAS DEVELOPABLE ONPRIVATE WELLS & PRIVATEWASTE DISPOSAL SYSTEMS
URBAN AREA BOUNDARYDEFERRED
SUBJECT SITE
FIGURE 2. DURHAM REGION OFFICIAL PLAN - SCHEDULE A sour
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The Biglieri group lTd. UrBan design Brief
7
DURHAM REGIONAL OFFICIAL PLAN (MAY 2017 CONSOLIDATION)
The Durham Regional Official Plan (R.O.P.) is a guiding document to inform the municipal official plans for communities within Durham Region (Figure 2). The Subject Site is designated as Living Areas on Schedule ‘A’ – Map ‘A4’ – Regional Structure of the Official Plan. The Regional Official Plan states that Living Areas shall incorporate a mix of housing types, sizes, and tenures to meet the diverse housing needs of the residents of Durham Region. In addition, Living Areas shall be used predominately for residential purposes with a focus on developing communities in a compact form through higher densities.
Similar to the Provincial Policy Statement, the R.O.P promotes a “compact urban form” that encourages density in transit supportive urban areas similar to the Subject Site area. Good urban design principles will be the focus during the approvals process for any new development.
Urban areas within the Region should be planned to accommodate a minimum of 40% of the residential development through intensification within built-up areas. Of these new residential areas, the R.O.P requires at least 25% of all new residential units be affordable to low- and moderate-income households.
GROWTH PLAN FOR THE GREATER GOLDEN HORSESHOE (2019)
The Growth Plan (Figure 1) carries forward many of the principles and policies of the PPS relating to transit, land use and conservation. This policy encourages the intensification of development within the urban boundaries.
One of the key objectives of the Growth Plan is to create complete communities that meet the needs of all ages, providing a diverse selection of modes of transportation, mix of housing options to accommodate a range of household sizes and incomes. Complete communities will be achieved by ensuring the development of high quality compact built form, an attractive and vibrant public realm through site design and urban design standards.
The proposed residential development is consistent with the Growth Plan’s framework for managing growth because:
• It is located on an underutilized property within the built boundary of the Courtice Urban Area in the Municipality of Clarington;
• It will assist the Municipality in achieving the projected population growth set out by the Growth Plan;
• Through its design, it will encourage active, healthy living that complements the creation of a vibrant, thriving community; and,
• Its compact form is sensitive to the protection of surrounding natural heritage systems and water resources.
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The Biglieri group lTd. UrBan design Brief
9
THE MUNICIPALITY OF CLARINGTON OFFICIAL PLAN (2018)
The Municipality of Clarington Official Plan (Figure 3) provides a structural framework for future growth and development in the Municipality. The Official Plan outlines a vision for the Municipality that includes concepts such as community identity, sense of place, livability, built and natural landscape balance, enhancement and integration, and high-quality design. The key principles of this guiding document are Sustainable Development, Healthy Communities and Growth Management.
The proposed development provides for a residential development that is consistent with the intended built form and densities based on the locational criteria provided in the Official Plan. The built form and design is compatible with the existing development pattern in the surrounding area.
Chapter 5 of the Municipality of Clarington Official Plan contains a basis for Vibrant and Sustainable Urban Places design. In particular, policies on Section 5.2 emphasize a commitment to designing excellnt public spaces and achieving greater sustainability through community, site and building design practices.
Section 5.2 of the Official Plan outlines the following objectives:
• To create a high quality public realm and image for the Municipality in all land uses;
• To create neighbourhoods that give priority to sustainable design, including environment-first principles, walkability, land efficiency, compact and connected communities, and managing resources and energy efficiency efficiently;
• To create attractive safe communities with a sense of place and a diversity of built form that supports future intensification and redevelopment;
• To create a built environment that gives priority to walkable design and facilitates an active transportation system including walking, biking and public transit; and,
• To design buildings and space that do not negatively impact adjacent buildings or detract from the specific identity or character of an area.
In summary, the development of the site will be designed to become a healthy, pedestrian-oriented urban environment that promotes walkability. The development shall enhance the architectural quality of the neighbourhood and promote integration with the existing character of the area.
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FIGURE 4. SUBJECT SITE LOCATION
SUBJECT SITE
The Biglieri group lTd. UrBan design Brief
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The Subject Site (Figure 4) is located at the southeast corner of Townline Road North and Lawson Road and municipally known as 3 Lawson Road. The Subject Site has an area 0.69 hectares (1.7 acres), with a total frontage is 69.2 meters on Townline Road North and 99.3 meters on Lawson Road. It is legally described as Part of the North Half of the South Half of Lot 35, Concession 3, Being Part of Parcel 1, Block 4, Former Township of Darlington, Municipality of Clarington, Regional Municipality of Durham.
The Subject Site topography is generally flat with a gentle dip around the wetland. The topography elevation ranges from 141 metres to 139.6 metres above sea level. The Subject Site is located within 200 metres of the Harmony-Farewell Iroquois Beach Wetland Complex provincially significant wetland (PSW), as shown on Map D1 – Natural Environment in the Municipality of Clarington Official Plan. Due to the site’s location in relation to these features, it is regulated by the Central Lake Ontario Conservation Area (CLOCA).
Examination of the Subject Site in a larger context reveals the factors that will influence the proposed townhouse units and shape the existing built form:
02SITE ANALYSIS
• The Subject Site is an underutilized piece of land within the urban boundary. It is adjacent to existing residential development and does not “leapfrog” any vacant land.
• The Subject Site fronts onto an Arterial Road (Townline Road North) and is located at the edge of a neighbourhood. As indicated in the Official Plan, the predominate residential built form along arterial roads and at the edge of neighbourhoods includes townhouses, semi-detached and detached houses.
• The Subject Site is an excellent candidate for residential intensification due to its proximity to a Major Highway and adjacent to an Arterial Road.
• The Subject Site is designated Urban Residential and is located in the Courtice Urban Area ‘Map A2’. The stated predominant land use within the Urban Residential designation shall be for housing purposes.
• The Subject Site is also within the Built-Up Area as per ‘Map B’, which outlines the limits of Clarington’s Urban Area.
• With regards to natural features, the Subject Site is within 200 metres of the Harmony-Farewell Iroquois Beach Wetland Complex provincially significant wetland (PSW), as identified on ‘Map D1 – Natural Environment’.
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NORTHNorth of the Subject Site are single-detached dwellings fronting onto the north side of Lawson Road (Figure 7). An extension of Adelaide Avenue east of Townline Road to Trulls Road by the Region of Durham will be constructed in 2025 (as set out in the 2018 Capital Budget and Nine-year forecast)(Figure 5). The lands north of the Adelaide Avenue extension are outside of Courtice’s current Urban Boundary. The predominant built form consists of low-rise buildings (Figure 6).
SOUTHImmediately south of the Subject Site is a single-detached dwelling with a construction maintenance storage area in the rear yard (Figure 8,10). Single-detached dwelling exist further along Townline Road and within the Wabash subdivision. The predominant built form consists of low-rise buildings and streetscape includes sidewalk on the east side (Figure 9).
SURROUNDING CONTEXTThe Subject Site is located along the Municipality of Clarington / City of Oshawa municipal border. The surrounding area largely consists of low-density residential uses. A detailed summary of the uses surrounding the Subject Site is included below:
Adelaide Road
source: Google Maps
FIGURE 8. SOUTH OF THE SUBJECT SITE
FIGURE 7. NORTHERN ARCHITECTURE
FIGURE 6. NORTHERN BUILT FORM
FIGURE 5. NORTH OF THE SUBJECT SITE
FIGURE 10. SOUTHERN ARCHITECTURE
FIGURE 9. SOUTHERN BUILT FORM
source: Google Maps
The Biglieri group lTd. UrBan design Brief
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EASTEast of the Subject Site (Figure 11) along Lawson Road are single-detached dwellings (Figure 13) with Harmony Creek and Farewell Creek beyond. The predominant landscape consists of natural vegetation and low rise buildings (Figure 12).
WESTImmediately west of the Subject Site are single-detached dwellings within the City of Oshawa (Figure 14). Southwest of the Subject Site is the Kingsview Ridge development by Treasure Hill, consisting of 316 residential units including 273 single-detached dwellings and 73 townhouse units.The predominant built form consists of low-rise buildings (Figure 15) and streetscape includes sidewalk on one side of the street (Figure 16).
FIGURE 11. EAST OF THE SUBJECT SITE
FIGURE 14. WEST OF THE SUBJECT SITE
Lawson Road
FIGURE 13. EASTERN ARCHITECTURE
FIGURE 12. EASTERN BUILT FORM
FIGURE 16. WESTERN ARCHITECTURE
FIGURE 15. WESTERN BUILT FORM
source: Google Maps
source: Google Maps
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FIGURE 17. MUNICIPALITY OF CLARINGTON OFFICIAL PLAN MAP J - TRANSPORTATION NETWORK
The Biglieri group lTd. UrBan design Brief
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NETWORKS/CIRCULATION PATTERN
The Subject Site has excellent access to the Provincial and Regional transportation systems given its proximity to Highways 401 and 407 and network of arterial roads (Figure 17). The Subject Site is located along Townline Road North, a north-south, 4-lane Arterial Road with connections to east-west arterial roads including Adelaide Avenue, Nash Road, Taunton Road, and Durham Highway 2/King Street.
Sidewalks are present on both sides of Townline Road North.Adelaide Avenue is an east-west Type C arterial road through the City of Oshawa that currently terminates at Townline Road North. Adelaide Avenue has sidewalks on both sides. An extension of Adelaide Avenue east of Townline Road North to Trulls Road by the Region of Durham will be constructed in 2025.
Nash Road is a designated bike route through Courtice. The route has signage for the bike lanes and marked urban shoulders from Townline Road North, east to Harry Gay Drive. East of Harry Gay Drive, Nash Road has signed “shared use lanes” to Maple Grove Road (Figure 18).
The Subject Site is within walking distance to Durham Region Transit (DRT) and GO Transit systems. The DRT routes include: 402 – King, 412 – Adelaide, and 922 – Bloor-Townline. Routes 412 and 922 operate along Townline Road North past the Subject Site. A northbound bus stop exists just south of the Subject Site, north of Wabbokish Court (Figure 19).
Route 412 operates between the Oshawa Centre Terminal and Courtice Community Complex. Route 922 operates along Bloor Street, Prestonvale Road and Townline Road North between the Oshawa GO Station and the Harmony Terminal. Route 402 operates along King Street/Durham Highway 2 between the Oshawa Centre Terminal and Courtice Community Complex.
The GO Transit Bus Route 90 operates along Durham Highway 2 between Oshawa GO Station and Newscastle. Stops are present at the intersection of Townline Road North and Durham Highway 2.
Metrolinx, who operates GO Transit, is proposing new GO Train stations and transportation hubs in Courtice at Courtice Road, north of Baseline Road and in Oshawa at Ritson Road north of Highway 401 (Figure 20).
PUBLIC SERVICE FACILITIES
The Subject Site is within proximity to numerous public service facilities, such as schools, hospitals, police and fire stations, libraries and community recreation facilities. The Subject Site is within the S.T. Worden Public School (K-8) and Courtice Secondary School catchment areas for the Kawartha Pine Ridge District School Board, and Good Shepherd Catholic Elementary School and Holy Trinity Catholic Secondary School catchment areas for the Peterborough Victoria Northumberland and Clarington Catholic District School Board.
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SUBJECT SITE
SUBJECT SITE
SUBJECT SITE
FIGURE 18. COURTICE BIKE NETWORK
FIGURE 20. FUTURE GO TRANSIT LAKESHORE EAST EXPANSION
FIGURE 19. DURHAM REGION TRANSIT - SYSTEM MAP
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Lakeridge Health Oshawa is the nearest hospital located at 1 Hospital Court, approximately 4.9 km from the Subject Site.The nearest Durham Region Police Services station is located approximately 5 km from the Subject Site at 77 Centre Street in Downtown Oshawa.
The nearest Fire Station is Oshawa Fire Station 4 at 55 Harmony Road North, approximately 2.6 km from the Subject Site. Clarington Fire Station 4 is located at 2611 Trulls Road, approximately 3.8 km from the Subject Site.The Clarington Public Library, Courtice Branch and Courtice Community Complex are located at 2950 Courtice Road North. Amenities at the Courtice Community Complex include a pool, splash area and amusement slide, fitness training and aerobic facilities, and a skateboard park.
NEIGHBOURHOOD BUILT FORM
The surrounding residential areas have lower densities than prescribed in current provincial, regional and municipal policies. The neighbourhood would benefit from higher densities that can be achieved through a wide range of building typologies. The suburban, low-rise, traditional-style built form character of the surrounding site context suggests the need for a unique and quality urban development. It is also important to recognize the role that the automobile plays in suburban society and to create a balanced range of transportation modes, gradually moving towards transit-
oriented designs in appropriate locations.
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AREA m2 ha %
GROSS TOTAL 6923.22 0.69
ROAD WIDENING 619.71 0.06
NET TOTAL 6303.51 0.63
LANDSCAPING 2271.25 0.23 36.00%
HARDSCAPE / PAVING 1869.02 0.19 29.68%
COVERAGE 2163.24 0.22 34.32%
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RESIDENTIAL #
18' 3-STOREY REAR LANETOWNHOUSE 16 UNITS 1-16
20' 2-STOREY TRADITIONALTOWNHOUSE 9 UNITS 17-25
TOTAL 25 UNITS
UPH 39.68
PARKING STATISTICS REQUIRED PROPOSED
VISITOR REQUIRED 6 6
RESIDENTIAL REQUIREMENT 56 56
BARRIER FREE 1 1
No. Description Date Int.
SCALE:
DATE:
PROJECT No.:
September 9, 2019
123
REVISIONS
DRAWING No.:
TITLE:
CHECKED BY:DRAFTED BY:
LEGAL DESCRIPTION:
KEY PLAN:
THE BIGLIERI GROUP LTD.20 Leslie Street, Suite 121, Toronto, Ontario M4M 3L4126 Catharine Street North, Hamilton, Ontario, L8R 1J4
Office: (416) 693-9155 Fax: (416) [email protected]
Planning | Development | Project Management
1:400
18494
SP-01
3 LAWSON RD.COURTICE, ON.
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SiTE PLAN
LYNSTRATHDEVELOPMENTS INC.
PLAN OF SURVEY OF AND TOPOGRAPHYPART OF THE NORTH HALF OF THESOUTH HALF OF LOT 35, CONCESSION 3(BEING PART OF PARCEL 1, BLOCK 4)(GEOGRAPHIC TOWNSHIP OF DARLINGTON)MUNICIPALITY OF CLARINGTONREGIONAL MUNICIPALITY OF DURHAM
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FIGURE 21. PRIORITY DWELLINGS
The Biglieri group lTd. UrBan design Brief
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The urban design vision for the Subject Site and surrounding area is to promote increased density and walkability, encourage cycling and public transit use, and accommodate a range of architectural elements consistent with the existing character of the neighbourhood. The guiding design principle is to draw on the balance between existing and new, low- and medium-density dwellings, natural and built environment.
Major design priorities include encouraging sustainable environmental initiatives and providing a safe and pedestrian-friendly streetscape.
Contemporary building solutions will combine with traditional architectural styles to maintain the character and image of the community while contributing to a more sustainable future.
Design criteria taken from the Municipality’s General Architectural Design Guidelines (2011) will be incorporated in order to achieve design excellence and enhance the character and image of the neighbourhood, prioritizing pedestrian’s safety and sense of place, reinforcing a human-scaled built form, and promoting social interaction.
03VISION AND PRINCIPLES
CHARACTER AND IMAGE. The proposed development is intended to complement and support the existing character of the adjacent community and to create a comfortable people-scale urban environment.• Pedestrian comfort is a priority for the site and is to be
promoted through architectural elements and massing that brings the buildings closer to the street.
• Scale is of importance for the proposed development, as necessary setbacks suggest and promote an appropriate pedestrian comfort at street level.
• The townhouses provide increased density and strong massing along Townline Road North and Lawson Road and its intersections with the proposed development street.
BUILDING SITING AND DESIGN. TOWNHOUSES.The proposed development includes 5 townhouse blocks. In all instances townhouse blocks shall display the following general design criteria:• Setbacks along the northern and eastern property lines
will help maintain and enhance the character of the surrounding community by promoting an appropriate sense of scale on the pedestrian level.
The Biglieri group lTd. UrBan design Brief
20
• Building heights will be reduced to two storeys adjacent to existing dwellings to the east.
• The outdoor amenity area will provide a green space adjacent to the public realm and limit the exposure of rear lanes from the public realm.
• Landscape design adjacent to sidewalks will provide a clear and gradual transition between public and private spaces and between the existing community and new development.
• Townhouse block design will include front porches, balconies, recessed entries and ample windows that allow for views along the street.
• Front entries will be clearly identifiable for each townhouse unit.
• Townhouse blocks will have distinguishing architectural elements such as cornice, roof, window, balustrade and entryway, characteristic of a single architectural style.
• Stairs accessing the main entrance to the dwelling will be an integral component of the facade.
• Townhouse blocks will have upgraded side elevations specifically designed to respond to public exposure and daylight access.
• Townhouse blocks may vary in size from 4 to 7 units.• Townhouse blocks will be designed taking into
consideration of the entire composition of the block with respect to built form, massing and proportions and its relationship with the existing surrounding community.
GARAGES. Dual frontage and traditional townhouses are proposed. The dual frontage townhouses will have single-car, rear yard garages facing the private roadway.
The following general design criteria for the treatment of rear yard garages shall apply:
• Rear yard garages will be attached to the main dwelling. • Rear yard garages should be of a complementary
design quality, material and colour to the main dwelling. • The siting of these garages should be as close to the
minimum setbacks as possible to maximize the rear yard amenity area.
• Amenity areas on top of the garages should be appropriately screened.
• Garages shall be paired.• The municipal address shall be provided on private
street-accessed garages in a well-lit location facing the street.
• Garage doors should be sectional roll-up type.
Traditional Townhouse blocks will have single-car garages facing the private roadway. The following general design criteria for the treatment of attached garages shall apply:
• Attached garages should not dominate the massing of the street-facing dwelling facade. In general, the massing of the garage should be minimized by:
1. Giving the habitable portion of the dwelling a larger and more dominant mass.
2. Integrating the massing of the garage into the main massing of the dwelling.
3. Positioning the main front wall and porch face closer to the street.
4. Limiting the projection of the garage.
The Biglieri group lTd. UrBan design Brief
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COMMUNITY WINDOW. Community Window Dwellings front onto a local road parallel to an arterial road but are separated from it by a boulevard or buffer. Community Window Dwellings are proposed for townhouses at the north side of the development along Lawson Road.
Due to the high degree of public visibility of these dwellings that face a major road, the following requirements will apply:
• The majority of houses within the Community Window streetscape should have a covered front porch;
• Dwellings which flank onto an external arterial road, but which are not corner lots, will require side and rear elevation upgrades;
• Dwellings with front projecting garages should be minimized;
• Upgraded building designs will be incorporated.
5. The main wall of the townhouses will be brought closer to the street;
6. Design quality, colour, and material will be complementary to the main dwelling.
7. Garages shall be paired.
UPGRADED REAR AND SIDE ARCHITECTURE. Side architecture is required where these elevations are exposed to public view. This occurs in the proposed development for the townhouses blocks on Lawson Road that have side elevations facing North. The exposed side elevations of these dwellings shall have a level of quality and detail consistent with the front elevation of the dwelling. This should include, but not be limited to, features such as:
• Enhanced window style, muntin bars, shutters, frieze board, quoining/pilasters, decorative panels/louvres and brick detailing consistent with the front elevation;
• Introduction of gables, dormers and/or bay windows;• Additional fenestration on the exposed side elevation;• Some variety among rear yard setbacks or rear wall
articulation will be considered for lots having long stretches of high exposure rear elevations;
• The level of upgrading should be consistent with the level of public exposure.
TO
WN
LIN
E R
OA
D N
OR
TH
LAWSON ROAD
0 5 10 15
SCALE 1:200
R18.
25
9.04
94.52
52.4737.78
BLOCK 2 0.02haROAD WIDENING
BLO
CK
3
0.04
haR
OA
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IDE
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G
EXISTING RESIDENTIAL
EXISTING RESIDENTIAL
EXISTING RESIDENTIAL
14.78
31.90
1.39
R13.00
R13.00R13.00
R13.00
1.5m SIDEWALK1.5m SIDEWALK 1.5m SIDEWALK
3.00
6.5m
WID
E P
RIV
ATE
RO
AD
WA
Y
1.5m
SID
EW
ALK
15.75
15.75
14.78
15.75
6.00
5.50
5.50
5.50
5.50
5.50
5.50
5.50
5.50
5.50
1.50
1.50
5.50
5.50
5.50
5.50
3.69
64.2
169.2
0
6.00
5.51
3.00
69.4
2
6.50
7.00
3.00
3.00
12.34
7.55
6.12
3.00
3.00
6.00
6.00
3.00
3.00
6.00
6.00
3.00
6.00
6.00
3.00
6 P
AR
KIN
G S
PA
CE
S
2 COMMUNITY MAILBOXES
1.5m
SID
EW
ALK
METERROOM
3.20
3.98
3.91
4.54
3.72
3.00
3.00
38.5
0
27.5
0
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0
4.95
3.45
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78
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16
9
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3.00
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R13.0
0
R13.00
4.44
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100.52
99.29
1718
1.50
1.50
6.40
6.40
15.55
7.22
11.43 3.00
3.00
3.00
6.00
3.00
3.40
4.00
5.50
5.50
5.50
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6.00
6.00
1412
1110
3.40
15.55
1920 6.
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40
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21 6.406.003.
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4.76
4.76
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7.80
7.53
4.04
12.55
3.00
6.00
1.50
1.5m SIDEWALK
5.70
4.50
AMENITYAREA 288m2
4.43
16.6
7
1.74
2.09
LAWSON RD.
ADELAIDE AVE
WABBOKISH CT.
TOW
NLIN
E R
D. N
SITE STATISTICS
AREA m2 ha %
GROSS TOTAL 6923.22 0.69
ROAD WIDENING 619.71 0.06
NET TOTAL 6303.51 0.63
LANDSCAPING 2271.25 0.23 36.00%
HARDSCAPE / PAVING 1869.02 0.19 29.68%
COVERAGE 2163.24 0.22 34.32%
TOTAL 100.00%
RESIDENTIAL #
18' 3-STOREY REAR LANETOWNHOUSE 16 UNITS 1-16
20' 2-STOREY TRADITIONALTOWNHOUSE 9 UNITS 17-25
TOTAL 25 UNITS
UPH 39.68
PARKING STATISTICS REQUIRED PROPOSED
VISITOR REQUIRED 6 6
RESIDENTIAL REQUIREMENT 56 56
BARRIER FREE 1 1
No. Description Date Int.
SCALE:
DATE:
PROJECT No.:
September 9, 2019
123
REVISIONS
DRAWING No.:
TITLE:
CHECKED BY:DRAFTED BY:
LEGAL DESCRIPTION:
KEY PLAN:
THE BIGLIERI GROUP LTD.20 Leslie Street, Suite 121, Toronto, Ontario M4M 3L4126 Catharine Street North, Hamilton, Ontario, L8R 1J4
Office: (416) 693-9155 Fax: (416) [email protected]
Planning | Development | Project Management
1:400
18494
SP-01
3 LAWSON RD.COURTICE, ON.
JS
SiTE PLAN
LYNSTRATHDEVELOPMENTS INC.
PLAN OF SURVEY OF AND TOPOGRAPHYPART OF THE NORTH HALF OF THESOUTH HALF OF LOT 35, CONCESSION 3(BEING PART OF PARCEL 1, BLOCK 4)(GEOGRAPHIC TOWNSHIP OF DARLINGTON)MUNICIPALITY OF CLARINGTONREGIONAL MUNICIPALITY OF DURHAM
N.T.S.
SUBJECTPROPERTY
BOUNDARY
BARRIER FREEPARKING
LANDSCAPING
HARDSCAPING
GARAGE PARKING
FIGURE 22. CONCEPTUAL SITE PLAN
The Biglieri group lTd. UrBan design Brief
23
04SITE DESIGNThe common element condominium development includes five (5) townhouse blocks, a private street, visitor parking, water meter room, and an outdoor amenity area. The townhouses consist of sixteen (16) dual-frontage units and nine (09) traditional units (Figure 22).
The dual-frontage units will have frontage along Townline Road North and the private lane. These units will be 5.5 metres (18 feet) wide. They will have pedestrian-oriented facades that encourage a people-scale connection to the street. This is further enhanced by locating the garages and parking for these units at the rear off of the private street. Nine (9) townhouse units are proposed on the western portion of the site along Townline Road North and seven (7) in the central portion fronting the private street. Each dual-frontage unit will have private outdoor amenity areas above the garages.
The orientation of the central units has been designed so that the rear garages will face each other across the private street, which will act as a rear lane. The front facades will face the traditional townhouse units providing an enhanced interface between the different types of townhouse units.
The traditional townhouse units are sited along the eastern portion of the site fronting the private street. These units will be 6.4 metres (21 feet) wide and have front garages. Rear yards will be a minimum 7.5 metres deep.
A landscaped area is provided as outdoor amenity space within the proposed development. The 288 square metre amenity area meets the minimum requirements of four-square metres per unit as outlined in the Municipality of Clarington Amenity Guidelines for Medium and High Density Residences (1993). A tot-lot and seating area are provided within the outdoor amenity space.
A new 1.5-metre sidewalk is proposed on the south side of Lawson Road along the entire frontage of the Subject Site. A 1.5-metre internal sidewalk is also proposed along the frontage of the central dual-frontage townhouse blocks. These sidewalks will provide a convenient and safe pedestrian route to Townline Road Northand the existing bus stop just south of the Subject Site. The western dual-frontage units will have individual walkways to Townline Road and the existing sidewalk.
The proposed private street will be accessed via two driveways off of Lawson Road. The street will have a width of 6.5 metres and centreline turning radii of 13 metres allowing for municipal waste and recycling collection services. A total of seven (7) visitor parking spaces, including one (1) accessible parking space, are proposed.
1.50
1.50
66
GENERAL NOTES
THESE DRAWINGS ARE INSTRUMENTS OF SERVICE AND THELANDSCAPE ARCHITECT RETAINS OWNERSHIP OF THESEDRAWINGS. THEY ARE FOR SITE PLAN APPROVAL ONLY AND MAYREQUIRE FURTHER CONSTRUCTION DETAILING ANDCOORDINATION WITH OTHER ASSOCIATED PROFESSIONAL DESIGNSERVICES BEFORE ACTUAL TENDER AND CONSTRUCTIONCOMMENCES. DIMENSIONS ARE TO BE VERIFIED PRIOR TOCONSTRUCTION. DRAWINGS ARE NOT TO BE SCALED. IT ISADVISED THAT CONTRACTORS CONTACT THE LANDSCAPEARCHITECT PRIOR TO CONSTRUCTION TO ENSURE THE USE OFTHE LATEST REVISED DRAWINGS. THE LANDSCAPE ARCHITECT ISNOT LIABLE FOR ERRORS OR OMISSIONS ARISING FROMUTILIZATION OF THESE PLANS BEFORE THE SAID DRAWINGS ARESEALED, SIGNED AND DATED, AND THE LANDSCAPE ARCHITECT ISCONTRACTED TO PROVIDE CONSTRUCTION ADMINISTRATION ANDCERTIFICATION SERVICES BY THE OWNER. ALL APPARENTDISCREPANCIES ARE TO BE REPORTED IN WRITING TO THELANDSCAPE ARCHITECT BEFORE CONSTRUCTION COMMENCES.
THE LOCATION OF PROPERTY LINES, ELEVATIONS ANDFACILITIES ON THIS PLAN WERE DRAWN ON THE BASIS OF ADIGITAL SITE PLAN OR SURVEY DATA PROVIDED BY OTHERCONSULTANTS.
IT IS THE RESPONSIBILITY OF THE CLIENT AND HISCONTRACTORS TO CONFIRM THE ACCURACY OF THE SETBACKS,LOCATIONS AND GRADES ETC. ANY VARIATIONS BETWEENEXISTING CONDITIONS AND THIS PLAN SHOULD BE ADJUSTED ONSITE AND REPORTED TO THE CONSULTING LANDSCAPEARCHITECT TO DETERMINE THE IMPACT OF THE VARIATIONS ONTHE SUITABILITY OF THE PROPOSED DEVELOPMENT.
CONSTRUCTION MUST CONFORM TO ALL CODES ANDREQUIREMENTS OF AUTHORITIES HAVING JURISDICTION.
CONCEPTUAL
PRELIMINARY
SITE PLAN
PERMIT
TENDER
CONTRACT
CONSTRUCTION
AS-BUILT
O
LOCATION MAP
THESE LANDSCAPE DRAWINGS SHALL ONLY BE USED FOR THEPURPOSES INDICATED BELOW AS NOTED AND WHEN SIGNED BYTHE CONSULTING LANDSCAPE ARCHITECT.
INC.
HENRY KORTEKAAS& ASSOCIATESLANDSCAPE ARCHITECTS,ARBORISTS,ENVIRONMENTAL &RECREATIONAL PLANNERS
3 LAWSON RD, COURTICE,
LYNSTRATH DEVELOPMENTS INCPROJECT:
DRAWING:
DRAWN BY:LZH
SCALE:
07/19/2018DATE:CHECKED BY:
HJK DRAWING
of 52018-050JOB NO.:
2018-050.DWG
599 LIVERPOOL ROADPICKERING, ON L1W 1R1
TEL 905-839-5599EMAIL [email protected]
KING ST. E.HYW. 2
NASH RD.
ADELAIDE AVE. E.
TOW
NLIN
E RD
.
VARC
OE R
D.
TOO
LEY RD
.
LAWSON RD.
SITE
ONTARIO
2019.10.04
REVISIONS
NO. DATE NOTES BY
1 2018/09/25 SET UP DRAWING LZH
2 2018/12/11 SUBMISSION AQ
3 2019/08/22 REVISED AS PER UPDATED SITE PLAN RF
L-L23
1:50
LANDSCAPE PLAN
(30)1gal
HEM OR2
(17)50cm Ht.
RIB ALP
(2)1gal
HYD ANO
HeadwallsSYMBOL DESCRIPTION QTY DETAIL
Solid Big `O` Pipe - 100mm dia. 46.9 m 12/L-D1
SYMBOL DESCRIPTION QTY DETAIL
Trellis 1 3/L-D2
Maglin MLWR200-32-BC 1 11/L-D1
signs 1 5/L-D2
Site FurnishingsSYMBOL DESCRIPTION QTY DETAIL
Bench - Maglin MLB300MH 2 14/L-D1
Maglin MLPT400-W 2 9/L-D1
Bike Rack - Maglin - 2-7 loops - MBR300 1 7/L-D2
Asphalt PavingSYMBOL DESCRIPTION QTY DETAIL
Heavy Duty Asphalt - Driveway 25.7 m² 10/L-D1
Concrete PavingSYMBOL DESCRIPTION QTY DETAIL
Concrete Paving with 200mm depth of 19mm 216.2 m² 5/L-D1Crusher Run Limestone
Turf & GrassesSYMBOL DESCRIPTION QTY DETAIL
Sod over 150mm Topsoil 73.6 m² 4/L-D1
Athletic and Recreational SurfacingSYMBOL DESCRIPTION QTY DETAIL
Engineered Wood Chip Safety Surfacing 27.64 m³ 12/L-D1
REFERENCE NOTES SCHEDULE AMENITY SPACE
TREES QTY BOTANICAL NAME COMMON NAME SIZE CONT REMARKSGTI 2 Gleditsia triacanthos inermis `Shademaster` TM Shademaster Locust 60mm Cal. W.B.SR2 1 Syringa reticulata `Ivory Silk` Ivory Silk Japanese Tree Lilac 45mm Cal. W.B.
SHRUBS QTY BOTANICAL NAME COMMON NAME SIZE CONT REMARKSHEM OR2 30 Hemerocallis x `Stella de Oro` Stella de Oro Daylily 1gal PottedHYD ANO 2 Hydrangea anomala petiolaris Climbing Hydrangea 1gal PottedRIB ALP 17 Ribes alpinum Alpine Currant 50cm Ht. Potted
PLANT SCHEDULE AMENITY SPACE
11L-D1
MAGLIN TRASH BINMODELMLWR200-32
1L-D2
CURB CUT ANDACCESSIBLE RAMP
0 0.511.5 2 3 4 5 10m
SCALE 1:75
SUM
MER
WINTERSUN PATH
SUN PATH
SET
SET
RISE
RISE
N
W
E
5L-D1
NATURAL CONCRETEPAD W/ MESH
3L-D2
TRELLIS DETAIL(PRESSURETREATED)
3L-D1
STANDARD SHRUBPLANTING
14L-D1
MAGLIN BENCHMODEL MLB300MH
5L-D1
NATURAL CONCRETEPAD W/ MESH
1L-D1
DECIDUOUS TREEPLANTING
9L-D1
MAGLINTABLE&CHAIR MLPT400-DB-W
12L-D1
ENGINEERED WOODCHIPS PLAY AREA
5L-D2
TYPICAL SIGNAGEINSTALLATION
6L-D2
ACCESSIBLEPARKING STALLLINES
4L-D2
ACCESSIBLEPARKING SIGN
9L-D2
LANDSCAPESTRUCTURES -
DOUBLE BOBBLESPRING RIDER
8L-D2
LANDSCAPESTRUCTURES -
MENOMINEEPLAYGROUND
5L-D1
NATURAL CONCRETEPAD W/ MESH
FIGURE 23. OUTDOOR AMENITY AREA
The Biglieri group lTd. UrBan design Brief
25
A water meter room to service the development is proposed at the northwest corner of the Subject Site. It will connect to the existing watermain on Lawson Road. The existing Canada Post community mailboxes will be maintained.
An additional mailbox will be provided for the proposed development in accordance with Canada Post standards.Rear yard setbacks along the east property line are a minimum of 7.5 metres to maintain separation from the existing adjacent residential dwelling.
Side yard setbacks to the south property line have been slightly reduced from the minimum 4.5 metres required for the “R3” zone. Additional screening will be provided to enhance privacy where necessary.
The proposed setbacks from Townline Road North and Lawson Road have been designed to provide an enhanced urban form. The setbacks and walkways encourage walking and provide a comfortable environment for pedestrians.With two different styles of townhouses (traditional and dual-frontage), the building styles will vary throughout the proposed development, creating a distinct mixture of dwellings types.
The Biglieri group lTd. UrBan design Brief
27
CONCLUSIONThis Urban Design Brief outlined design decisions and criteria that will ensure that the proposed development conforms with the Municipality of Clarington’s General Architectural Guidelines and reinforces the commitment to create a sustainable community in the Courtice area based on best practices. Urban design and architectural strategies will be incorporated in order to promote design excellence in a safe, pedestrian-friendly and comfortable built environment. Additional attention and enhancements will be made to the block townhouses facing Townline Road North and Lawson Road within the proposed development. The established community character will be enhanced through increased density, complementary building designs and integrated pedestrian connections.
