1403 Queen Street Community in the City of Brampton Addendum to the Creditview Crossing Community Design Guidelines Prepared by: Prepared for: April 2017 DRAFT
Table of Contents 1.0 INTRODUCTION 1 1.1 SCOPE & INTENT 1 1.2 INTRODUCTION TO THE COMMUNITY 1 2.0 STREETSCAPE DESIGN CRITERIA 2 2.1 INTRODUCTION 2 2.2 COMMUNITY SAFETY 2 2.3 STREET & BUILDING RELATIONSHIP 2 2.4 FAÇADE VARIETY & MODEL REPETITION WITHIN THE STREETSCAPE 3 2.4.1 Townhouse Elevations 4 2.5 PRIORITY LOT LOCATIONS 5 2.5.1 Gateway Dwellings 6 2.5.2 Buildings Adjacent to Open Space or Public Thoroughfare 7 2.6 ARCHITECTURAL DESIGN CRITERIA 8 2.6.1 Influencing Styles 9 2.6.2 Consistency of Detailing 10 2.6.3 Massing & Shape 10 2.6.4 Main Entry Porch Design & Detailing 11 2.6.5 Porch Design & Detailing 12 2.6.6 Exterior Colour Schemes 13 2.6.7 Wall Cladding & Building Projections 14 2.6.8 Roofs 15 2.6.9 Garage Door Treatments 15 2.6.10 Depressed Garage Floors 15 2.6.11 Utility Service Meters & Mechanical Equipment 16 APPENDIX A 18 Priority Lot Plan APPENDIX B 22 Corner Lot Privacy Fencing Details & Specifications DRAFT
1.0 1.1 Introduction Scope & Intent 1.2 Introduction to the Community The Creditview Crossing Community Design Guidelines (Watchorn Architect Inc.; September 2008) were approved by the City of Brampton and are the base architectural design guidelines prepared to satisfy the City of Brampton s requirement regarding the design guidance process. The 1403 Queen Street which will be developed by Sky Homes Corporation, forms part of the northern boundary of the Creditview Crossing Community within the City of Brampton. It is bounded by Queen Street West to the north, Creditview Road to the west, James Potter Road to the east and Bonnie Braes Drive to the west. This addendum to the Community Design Guidelines is intended to apply to the 1403 Queen Street in-fill development which sits on the northern edge of the Creditview Crossing Community Block Plan Area 5 in the Credit Valley Secondary Plan and should be read in conjunction with the Creditview Crossing Community Design Guidelines. Given the close proximity to the existing neighbourhood of Creditview Crossing, the architectural and landscape features can present an image which reflects the qualities and characteristics found in the established communities of the City of Brampton. REGIONAL ROAD WR OAD QUEEN ST. W DAN DC T CRE DIT VIE FIEL GEORGE ROBINSON DR. LEGEND: Subject Lands (Developed by Sky Homes Corporation) Creditview Crossing Community Boundary DRAFT Addendum to Community Design Guidelines for Creditview Crossing 1
2.0 Streetscape Design Criteria 2.1 Introduction 2.2 Community Safety By incorporating new technologies, quality materials and details, and innovative design, an evolution towards contemporary architectural styles is underway. The scale, massing, proportions and siting of built form contribute to the rhythm and quality of the streetscape. These elements, in addition to architectural design and consideration of neighbouring buildings and natural features, evoke a sense of identity and lead to streetscapes that are appealing, inviting, memorable, and safe. An appealing and memorable streetscape is the result from the careful integration of well-designed dwellings. The following are guidelines for the composition of the streetscapes: Community Safety The design of buildings and other improvements will have regard for the safety of persons in the Neighbourhood. House entrances and windows should be visible from the street, to encourage active use of front yards; Houses should have porches, stoops, porticoes or other outdoor usable space in the front, to encourage active use of front yards; and Except for front entrances, buildings should not have deep recesses in the building perimeter, landscape elements and plant material should not create obscure areas for safety reasons, and all yard areas should be visible from house windows. Street & Building Relationships Elevation Variety Variations of Building Locations Exterior Colour Selections Building Heights Compatibility Driveway Fencing Streetscape Elements 2.3 Street & Building Relationship In order to support visual variety and interest in streetscapes along interior streets, and to avoid the possible negative impact of long straight streets, building setbacks should, where possible, be varied. Front yard setbacks may be up to a maximum of 1.5m in addition to the minimum requirements of the Zoning By-law. Porches may encroach beyond the dwelling portion of the building in accordance with the Zoning By-law. See Zoning By-law for details. This range of front yard setbacks will also promote variety in the streetscape by providing opportunities for a variety of porch designs and scales. 2 1403 Queen Street Community DRAFT
2.4 Façade Variety & Model Repetition Within The Streetscape In order to provide visual variety in streetscapes, variation in colour packages and massing of units within of townhouse blocks should be provided. Townhouses will generally alternate from peaked roof dwellings to flat roof styles, except in strategic locations across the sites where grouping of same building types may be used to generate interest in the streetscape. Colour variation should be provided for visual variety and interest in addition to text found in the Creditview Crossing Architectural Guidelines, The following guidelines should also be considered: Integrate variation in colour packages along the streetscape to add visual variety and interest; Consideration shall be given to the overall building form, massing, and proportions, relative to the number of units within the specific block; and Rooflines within individual townhouse blocks should be accented, where possible, to contribute to the creation of interesting streetscapes. The design of townhouse blocks should provide variation to help articulate long and continuous rooflines and/or wall planes and create a distinctive character for individual blocks; DRAFT Addendum to Community Design Guidelines for Creditview Crossing 3
2.4.1 TOWNHOUSE ELEVATIONS The design of townhouse elevations shall achieve a quality equal to the detached and semi-detached housing in scale, form, composition, detail and appearance. Townhouse designs shall satisfy the same general design criteria set out in this document for low density sites, and address the following guidelines: The composition of the overall townhouse blocks will be designed to be compatible with the surrounding streetscapes; They may be designed to appear as a series of larger dwellings, with variations in rooflines and garage treatment; Mixing of competing architectural styles within a townhouse block should be avoided; The number of units in a block should maintain the modular rhythm of the streetscape; The design of each townhouse block should have consistent visual elements and details which include: front entries, wall articulation to break up the roof/ wall planes and prevent visual monotony; Roofscapes should be clearly distinguished from the facade walls and should maintain compatibility with surrounding buildings; Roofscapes should be treated as integral design elements encompassing entire blocks and should be designed as an integrated and continous architetcural feature which ties all units together; End units facing the street shall locate the main entrances on the flankage elevation, where possible, to create a building appearance that is consistent with the adjacent buildings; The corner lot flankage elevations shall be specifically designed to respond to public exposure through articulation of building faces, increased fenestration, and architectural detailing equal to the front elevation; Bookend (cluster) blocks or provide distinct end feature units (tower features/ bay projections/ 2nd storey balconies, etc.) to create a sense of place; Height/massing to be the same for adjacent buildings and buildings on the other side of street; Incorporate a uniform and intentional forms and architectural details on the front facade of townhouse dwellings; Any firewall should be integrated into the block design, and not be noticeable; Garages and driveways should be paired to maximize on-street parking; Garage doors are to be single-car door widths, where possible; and Units should be connected with common walks above and below ground. 4 1403 Queen Street Community DRAFT
2.5 Priority Lot Locations Priority lots are lots, which by virtue of their location within the neighbourhood are particularly prominent or visible from the right-of-way. Special opportunities exist at these locations to create memorable or signature building designs with unique solutions to ensure that the buildings respond appropriately to their prominence within the community. The locations of priority lots are shown in Appendix A. DRAFT Addendum to Community Design Guidelines for Creditview Crossing 5
2.5.1 GATEWAY DWELLINGS Buildings located at the entrances to the neighbourhood or at special nodes provide special opportunities to emphasize a sense of entry or arrival. Gateway lots create a first impression of the community, setting the tone. Their design should address the high level of public exposure and reflect the architectural character of the community. The design of gateway buildings should be coordinated with any adjacent community gateway landscaping in terms of the location of the main entry and windows and vernacular. The design of gateway buildings will embody design elements which address their high level of public exposure, including: Orient building front entrances towards the street; Inclusion of distinctive architectural features such as balconies, projecting bays, wrap around windows or other unique forms; All publicly exposed elevations that are of upscale character; Enhanced landscaping to emphasize the prominence of the front entrance; Site planning and building design that reinforce and frame entries through: - Building massing close to the street; - Locating the driveway away from the intersection; and - A recessed garage. Quality architectural detailing is encouraged along the exposed garage faces to be compatible with the building groupings along the street; Integration of the house with corner lot fencing is encouraged; For additional design criteria for gateway dwellings please refer to Section 3.1- Gateway Houses found on Page 125 of the Creditview Crossing Community Design Guidelines. Materials that are coordinated with gateway entry features; 6 1403 Queen Street Community DRAFT
2.5.2 BUILDINGS ADJACENT TO OPEN SPACE OR PUBLIC THOROUGHFARE Any buildings flanking or backing onto open spaces, walkways or public thoroughfare shall present a consistent level of architectural detailing and fenestration, in the design of all publicly exposed elevations. These publicly exposed elevations should introduce sufficient fenestration displaying balanced proportions, wall plane changes or projecting bays along with gable features to break up the roofline.to make full use of the opportunities presented by these special locations and to reinforce their significance, these buildings will address the following guidelines: Special consideration shall be given to the quality of the architectural design, the amount and quality of detailing, and the type and quality of materials and finish on all exposed elevations; Design are encouraged to provide an architectural feature using elements such as traditional details including wrap-around porches, or bay windows; and Flankage and rear yard fencing should be designed to reinforce the visual importance of these lots and be coordinated with the whole community. DRAFT Addendum to Community Design Guidelines for Creditview Crossing 7
2.6 Architectural Design Criteria This section will assist in the development of house designs that will contribute to the overall image and qualities of the community, dealing with the following: Influencing Styles Consistency of Detailing Massing & Shape Main Entry, Porch Design & Detailing Exterior Building Materials Fenestration Roofs Building Projections Garage Treatment & Locations Garage Door Treatment Grading Condition Utilities & Mechanical Equipment 8 1403 Queen Street Community DRAFT
2.6.1 INFLUENCING STYLES In addition to the architectural styles identified in the Architectural Design Guidelines this Addendum adds the use of the Contemporary style. Contemporary Style Contemporary style emerged after the Second World War as a progressive architectural movement that was free of traditional conventions and rigid orders. The architecture is intended to be a reflection of the internal functions of the building and its relation to the site and surroundings. The identifiable characteristics of contemporary architecture can be distilled to a few guiding principles that capture the overall qualities that are commonly associated with this contemporary style. The following principles should be considered in the design of contemporary style architecture: Overall building massing should have simple and identifiable shapes and elements; Elevations should have clean lines and free of unnecessary decorations; Roof forms may be sloped or flat. The appearance of a flat roof may be created with parapets with sloping roof behind provided that the parapets are returned back far enough not to create a false-front effect; Windows should be used as part of the geometric expression of the dwelling and can be divided in both horizontal and vertical patterns to support the overall composition; The main entry should be emphasized as the focal point of the elevation; The introduction of glazed balconies is encouraged as a functional element to accent the elevations; and Garages should be integrated in the overall design and encouraged to feature fully glazed doors. Other door types will be assessed and evaluated on overall design merit. DRAFT Addendum to Community Design Guidelines for Creditview Crossing 9
2.6.2 CONSISTENCY OF DETAILING Building details within each townhouse block should remain consistent on all building elevations. The level of building detail may be simplified in areas of reduced public views. Detailing to a specific architectural style includes appropriate details for all visual elements such as front door designs, porch elements, and dormer structures. 2.6.3 MASSING & SHAPE A variety of elevation treatments should be provided between unit types and alternate elevations, including symmetrical and asymmetrical elevations. The exposed side and rear elevations of corner lot buildings shall be designed to match the front elevation, and to respond to the additional light source through the location and design of windows, articulated building faces, fenestration and architectural details. Townhouse block designs that are simple in terms of shape or form are encouraged. Over-decorated house designs should be avoided, and rely on varied massing or shapes to achieve variety. Generally, townhouse blocks are to have a few but strong and distinctive elements. Balanced proportions are crucial in creating high quality design. Architectural elements should maintain existing proportions found prevailing in contemporary architectural styles, and should not be excessive. The proportions will be assessed and evaluated on overall design merit. 10 1403 Queen Street Community DRAFT
2.6.4 MAIN ENTRY DESIGN & DETAILING Front entries are key features and should be emphasized in the following ways: All main entries are to be covered. Protection can be provided by way of recessed entries, porches, porticos and canopies; Pair unit entrances to create a stronger and more prominent presence on the streetscape; Use of single doors with sidelights and transoms for main entries is encouraged. Double door entries may be designed for some models provided the overall elevation is not dominated by a combination of front entry and garage doors; Front entries are to be visible and highlighted as seen from the street line. If by design the front door is not visible from the street, the street elevation should present an entry feature indicating the way to the main entry, such as a porch structure or an entry courtyard; The proportions of the entry feature shall be relative to the building mass in width and height and appropriate to the architectural style; Where possible, exterior stairways should be reduced in height to half a floor, with the balance of steps interior to the unit, and should include landings to break up the run into smaller sections; and Landscape and building elements should be encouraged to screen the stair element and enhance it s image as positive elements in the streetscape. DRAFT Addendum to Community Design Guidelines for Creditview Crossing 11
2.6.5 PORCH DESIGN & DETAILING Porches are generally an integrated component or volume of the front façade. The following guidelines should be observed in designing detailed front canopies and porches: Cantilevered sections of house, roof, and/or second floor balcony may jut dramatically over the entrance below with or without visible support from the main body of the house; Columns should be seldom used. Instead, support is provided through extensions of the walls such as wing walls and boxouts; All deck and porch railings should be of contemporary design having a sleek, continuous top rail, uninterrupted by posts or pickets; Porch detailing should maintain the style of the dwelling in elements such as columns, frieze boards, roof detailing, railings porch landing and steps. Porch columns should be designed in scale, proportion, and character with the main dwelling; Masonry columns or column bases may be employed if designed with contemporary detailing and proportions; and Porch railings should be an integral element of the design. For additional design guidelines encompassing porch design and detailing, Please refer to Section 4.3 - Main Entry found on Page 131 in the Creditview Crossing Community Design Guidelines. 12 1403 Queen Street Community DRAFT
2.6.6 EXTERIOR COLOUR SCHEMES In addition to design guidelines for exterior colour schemes found in section 4.9.3 - Exterior Colour Selections on the Street on page 135 in the Creditview Crossing Community Design Guidelines, the following shall apply: An exterior colour schedule should be set out on material sample boards incorporating contemporary inspired colour schemes (refer to the architectural images provided in these guidelines); and Brick selections should offer a range of colours and tones, including light gray, black, red, brown, and sandy-buff colours. Pink-tone and yellow bricks are discouraged. DRAFT Addendum to Community Design Guidelines for Creditview Crossing 13
2.6.7 WALL CLADDING & BUILDING PROJECTIONS In addition to design guidelines for wall cladding and building projections found in section 4.5 - Exterior Materials on pages 132 in the Creditview Crossing community design guidelines, the following shall apply: Exterior cladding materials may be varied and include the following: brick, stone, stucco, prefinished siding (fibre cement or laminated veneers). Other materials may be considered subject to design merit; Vinyl and cedar shake finishes will not be permitted on contemporary elevations; Material transitions occurring near the front corners should be returned to a natural or logical break point, such as a plane change or jog. Alternatively, a material transition could be permitted to occur at the front corner, where a suitable corner detail has been provided, and is subject to design merit; and Builders are encouraged to complement masonry clad elevations with appropriate accent detailing to add architectural interest. Masonry detailing can be used to highlight various elements of the elevations, including height differentiation with foundation coursing or rustication and banding. 14 1403 Queen Street Community DRAFT
2.6.8 ROOFS A variety of roof configurations appropriate to contemporary style is encouraged. A variety of ridge orientations is also encouraged to provide streetscape variety. A mix of ridges, both parallel and perpendicular to the street, should be incorporated into the various elevation options. Roof slopes are to be a maximum of 6.5:12 pitch. Roof material, pattern and colour should be appropriate and in character with the contemporary style. Roof flashing should be coloured to match the roofing material colour. The colour of down spouts should be coordinated with fascia, soffit and frieze boards, and gutter to avoid extreme contrasts. Detailed cornices or frieze boards should return along side elevations visible from public views. For additional guidelines please refer to section 4.2 - Roof on page 130 of the Creditview Crossing Community Design Guidelines 2.6.9 GARAGE DOOR TREATMENTS For design criteria encompassing garage door treatments please refer to section 4.7 - Garage treatment found on page 133 of the Creditview Crossing Community Design Guidelines. 2.6.10 DEPRESSED GARAGE FLOORS For design criteria encompassing depressed garage floors please refer to section 4.9.5 - Grading Conditions on page 136 of the Creditview Crossing Community Design Guidelines. DRAFT Addendum to Community Design Guidelines for Creditview Crossing 15
2.6.11 UTILITY SERVICE METERS & MECHANICAL EQUIPMENT This section is intended to address meters for natural gas, hydro, water, and cable and telephone connection boxes. These guidelines are: Where possible utility meters shall be recessed in the wall, or integrated into architectural elements, such as projecting low walls or niches, to be used to screen meter locations from view; Where a porch extends across the full extent of the unit, extra care should be taken to integrate the meters into the elevation design; Hydro meters facing the street should be recessed and incorporated into the design of the front wall and painted to match the wall colour; and Only where absolutely necessary may appropriate landscape and colour treatments be the sole means of screening utility meter. For additional design guidelines please refer to section 4.8 - Utilities and Mechanical Equipment on page 134 in the Creditview Crossing community Design Guidelines. 16 1403 Queen Street Community DRAFT
Appendix A Priority Lot Plan
Appendix B Corner Lot Privacy Fencing Details & Specifications
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