CITY CENTRE WEST URBAN VILLAGE URBAN DESIGN GUIDELINES SCHEDULE 3 – CITY CENTRE WEST URBAN VILLAGE PERFORMANCE-BASED URBAN DESIGN GUIDELINES
1.0 introduction 1.1. Document Intent
Performance Based Urban Design Guidelines for the City Centre West Urban Village reflect the community’s expectations for new development within the district by providing clear direction on the intended unique ‘look and feel’. The redevelopment of the district into an ‘Urban Village’ presents an opportunity for the City of Windsor to foster a pedestrian friendly and visually inviting neighbourhood. With the new Art Gallery of Windsor, the City-owned lands and the nearby downtown draw, this area is a prime location for a family oriented, multi-use ‘Urban Village’ that includes residential, commercial, institutional and entertainment-based development opportunities.
The Performance Based Urban Design Guidelines for the Urban Village establish clear development performances, whereby a development’s positive contribution to the envisioned build-out of the Urban Village will be measured based on its adherence to the guidelines. The design guidelines provide the minimum visual and physical requirements for all proposed developments, including recommendations on building form, pedestrian spaces, open spaces and parking. Beyond establishing the minimum standard for development, a three-tiered system of incentive-based design guidelines (Bronze, Silver and Gold Design Levels) is recommended as a way of leveraging design and development excellence.
1.2 Project Background
In recent history, the City Centre West District has been the subject of a number of planning and urban design studies. A City Centre Revitalization Design Study (1994) was undertaken to identify and examine revitalization catalysts and opportunities for the entire downtown. This study defined an overall strategy to foster redevelopment activities, new built form and economic vitality, which, when combined, characterize a healthy, urbane environment
More recently, and specific to this district, the City of Windsor undertook a City Centre West Community Improvement Plan (CIP) - (City Council approved July 2003). Extensive public consultation was a critical component of the CIP process in order to determine the strategic direction for the district’s future. The community’s direction and preferred identity for the district Schedule 3: City Centre West Urban Village Performance-Based Urban Design Guidelines MMAH Approved July 27, 2006 3-1 CITY CENTRE WEST URBAN VILLAGE URBAN DESIGN GUIDELINES must have the ‘look and feel’ of an Urban Village – a place with great vitality of human scale where elements of the historic character remain intact. The planning process recommended the creation 1 Introduction of Urban Design Guidelines to provide clear directions on achieving the desired appearance for all new development and redevelopment projects within the district. In August 2005, City Council approved the ‘Primary Development Goal’, ‘Guiding Principles’ and ‘Guideline Application 2 Building on the CIP Locations’ to inform the creation of performance based Urban Design Guidelines for this Urban Village.
The Performance Based Urban Design Guidelines build upon the conclusions and recommendations 3 Guiding Principle reached though the CIP process and provide a clear design framework through which to achieve the ‘Urban Village’ feel recommended by the community, a place “… where people meet, live, work and play”. 4 Study Area Analysis 1.3 Document Structure This document is organized into eight (8) sections as follows: 5 General Guidelines • Section One identifies the intent and background for developing Performance Based Urban Design Guidelines, + • Section Two provides the rationale for creating these Urban Design Guidelines based on 6 Zone Specific Guidelines the findings and recommendations from the City Centre West Community Improvement Plan (2003),
• Section Three outlines the Guiding Principles to more clearly establish the desired ‘look 7 Development Scenarios and feel’ of the Urban Village, which form the foundation of the design guidelines,
• Section Four demonstrates four (4) distinct development zones that form the City Centre Fig. 3.1: Document organization West Urban Village,
• Section Five contains the performance based Urban Design Guidelines that are applicable to all properties throughout the Urban Village,
• Section Six contains performance based Urban Design Guidelines that are applicable only within the specific development zones (applied in addition to the district-wide guidelines presented in Section Five),
• Section Seven illustrates scenarios that demonstrate how the Urban Design Guidelines can be applied to specific sites within the Urban Village. Schedule 3: City Centre West Urban Village Performance-Based Urban Design Guidelines 3-2 MMAH Approved July 27, 2006 CITY CENTRE WEST URBAN VILLAGE URBAN DESIGN GUIDELINES
1.4 Using this Document
This document, the Performance Based Urban Design Guidelines, establishes the ‘look and feel’ expectations and design performances for all development proposed within the City Centre West Urban Village. It is intended that owners of property and developers interested in undertaking development projects within the Urban Village will use this document to gauge what is expected and what criteria will be utilized to evaluate each development proposal. City Administration will use this document to gauge whether a development proposal achieves the ‘minimum’ design expectations to satisfy the site plan approval process, or exceeds them to become eligible for incentives that encourage and reward a higher design performance. In using this document: Step 1: Identify the ‘Development Zone’ within which the property is located. (The four Development Zones identified and outlined in Section 4.0)
Step 2: For the purposes of achieving Site Plan Approval, a proposal must incorporate all of the performance based Urban Design Guidelines, with a ‘minimum’ design performance level, that are applicable both district wide (Section 5.3) and only within the specific Development Zone (Section 6.0).
Step 3: For the purposes of accessing the benefits of incentive package(s), a proposal must incorporate all of the ‘minimum’ performance based Urban Design Guidelines, (as outlined in Step 2 above), and incorporate the performance based Urban Design Guidelines necessary to achieve either a ‘bronze’, ‘silver’ or ‘gold’ design performance level (described in Section 5.1). The assessed design performance level achieved by each development proposal will determine the incentives that may be made available.
Of note, this document fulfills a recommended action from the Community Improvement Plan for the district and informs the development and application of performance based incentives. In addition, this document is a component of the City of Windsor’s planning framework and must be interpreted and implemented in conjunction with all other relevant policies, by-laws, studies and plans. It is anticipated that the application of the design guidelines, on a site-by-site and zone-by- zone basis will translate into potential amendments of the Official Plan and zoning by-law in order to achieve the overall desired ‘look and feel’ for this Urban Village.
Schedule 3: City Centre West Urban Village Performance-Based Urban Design Guidelines MMAH Approved July 27, 2006 3-3 CITY CENTRE WEST URBAN VILLAGE URBAN DESIGN GUIDELINES
2.0 ESTABLISHING AN ‘URBAN VILLAGE’ 2.1 The City Centre West District
The City Centre West District, encompassing approximately 20 hectares of land, is located on the western edge of Windsor’s downtown. The district is bound by residential neighbourhoods to the
south and west, the central business district to the east and the Riverfront Park to the north. As CHURCH STREET RIVERSIDE DRIVE WEST A ART GALLERY OF WINDSOR an Urban Village, City Centre West has the opportunity to serve as a unique convergence zone BRUCE AVENUE by strategically reconnecting the existing fragmented urban form with a vibrant new community JANETTE AVENUE
DOUGALL AVENUE CARON AVENUE providing new residential, commercial, entertainment, institutional and recreational opportunities B C PITT STREET WEST to support the surrounding neighbourhoods and central business district. E D
SALTER STREET E CHATHAM STREET WEST The boundaries for the application of the Performance Based Urban Design Guidelines are consistent with those of the original study area determined for the City’s Community Improvement UNIVERSITY AVENUE WEST Plan (CIP). The Urban Village is bounded by the Detroit River to the north, Dougall Avenue to the east, Salter Street to the west and encompasses all of the properties abutting the south side of University Avenue. Fig. 3.2: Significant Sites in the City Centre West Urban Village. Building upon the analysis contained within the CIP, the following sections address the key issues surrounding the existing conditions and opportunities found within the City Centre West Urban Village.
Public Open Spaces The Central Riverfront Implementation Plan (1999) identified the Central Riverfront as a special policy area and recognized the importance of maintaining and enhancing both the physical and visual connections to the Riverfront Park by recommending the creation of access points between the downtown and the Riverfront Park. In addition to the Riverfront Park, there are other existing open space areas including the space west of the Art Gallery site (Fig. 3.2- A) and a “Vision Corridor” (Fig. 3.2- B & Fig.3.3) that runs north-south through the block bounded by Pitt Street, University Avenue, Church Street and Bruce Street. This north-south corridor has potential as a priority pedestrian area to link the Riverfront Park to University Avenue West, Fig. 3.3: The formal open space to the west of the Art Gallery as recommended in both the Central Riverfront Implementation Plan and the CIP. provides the linkages between the surrounding neighbourhoods and the Riverfront to the north. Potential for an extension of this view corridor exists to the south of this site (the ‘Vision Corridor’).
Schedule 3: City Centre West Urban Village Performance-Based Urban Design Guidelines 3-4 MMAH Approved July 27, 2006 CITY CENTRE WEST URBAN VILLAGE URBAN DESIGN GUIDELINES
Block Layout The existing grid street and block configuration in the Urban Village is continuous with the pattern of surrounding areas and supports the establishment of walkable neighbourhoods. Additional through-block pedestrian connections would also assist in tying the neighbouring areas together and ensuring the district is easily traversed on foot (Fig 3.4).
Remnants of Previous Uses The Art Gallery of Windsor sits on a portion of the lands that was once the site of the temporary casino. What remains of the temporary use are the extensive surface parking lots that form the largest proportion of developable lands within the district. As these parking areas become built out with new mixed-use, multi-storey ‘urban village’ style developments, the area will begin to reconnect with the surrounding neighbourhoods. Fig. 3.4: The existing block patterns supports a pedestrian environment and the creation of mid-block connections will Historic Significances greatly enhance the walkability of the district. Only one building (Fig. 3.2 - C & Fig 3.5) within the district is designated under the Ontario Heritage Act - 309 – 327 Chatham Street West and one building that is identified in the Windsor Heritage Properties Inventory -173 Bruce Street (Fig. 3.2 - D) . The existing cluster of residential buildings (Fig. 3.2 - E) to the west of Bruce Avenue should be regarded as an example of heritage building stock and serve as a model for development elsewhere in the district. The heritage building on Chatham Street West also provides a perfect example of a building typology that is representative of an ‘urban village’ character, as the rhythm of entrances and windows creates a vibrant streetscape on Dougall Avenue. The design guidelines recognize the importance of the historic buildings in the study area and provide a framework that protects their roles as part of the existing built fabric.
It was through this analysis of the district that four identifiable development zones with distinct characteristics began to emerge – based on existing built form conditions, adjacencies, uses and Fig. 3.5: The Labelle Terrace, at 309-327 Chatham West, is development opportunities. Establishing these zones provided a framework for organizing the designated under the Ontario Heritage Act. design guidelines based on the ‘look and feel’ to be achieved. These zones are defined and described in Section 4.0.
Schedule 3: City Centre West Urban Village Performance-Based Urban Design Guidelines MMAH Approved July 27, 2006 3-5 CITY CENTRE WEST URBAN VILLAGE URBAN DESIGN GUIDELINES
2.2 Community Consultation
An extensive public consultation process was successfully undertaken to establish a vision for the future of the district throughout the CIP process for City Centre West in 2003. A clear message emerged – redeveloping area would best serve the community and the City of Windsor as an Urban Village – a place “… where people meet, live, work, shop and play.”
Mid-way through the process of developing the Urban Design Guidelines, two consultation sessions were held on January 11th, 2006 at the Art Gallery of Windsor to gain feedback on the preliminary guidelines to determine whether they meet community expectations and will meet the intended outcome of achieving an Urban Village. Overall, attendees were generally excited with the draft design guidelines and eager to see redevelopment in the form of an Urban Village.
Session One – Development Industry Stakeholder Workshop Local developers, architects and other industry stakeholders were invited to take part in a Fig. 3.6: The Public Open House held on January 11th, 2006 was Development Industry Focus Group (3:30- 5:00pm). The City and Consultant team provided the well attended by forty-five interested community members. small group with an overview of the draft guidelines and the concept plans to initiate discussion. Feedback was generally positive, with discussions focusing on building height, design solutions for ‘required’ parking and sustainable building practices.
Session Two -- Public Open House Members of the general public (45+) attended the evening session (6:00 – 7:00pm), which began with an introduction of the project followed by a presentation of the project background and the draft guidelines by the consultants, Brook McIlroy Planning + Urban Design. The presentation covered the policy framework for creating Urban Design Guidelines, the guidelines relationship to the CIP and an overview of the preliminary guidelines. A question and answer period followed.
2.3 Community Improvement Plan Recommendations
The Community Improvement Plan clearly recommends that any development incentives offered to encourage development/reinvestment are to be performance-based incentives. This specific direction was undertaken to ensure that before any development incentive is offered, the development proposal is carefully evaluated for its positive contribution (public benefit) to the envisioned build-out of the Urban Village, based on achieving the expectations (desired ‘look and feel’) described in the Urban Design Guidelines.
Schedule 3: City Centre West Urban Village Performance-Based Urban Design Guidelines 3-6 MMAH Approved July 27, 2006 CITY CENTRE WEST URBAN VILLAGE URBAN DESIGN GUIDELINES
2.4 Establishing an ‘Urban Village’
An ‘Urban Village’ can be described as a distinct area that is people friendly, visually inviting, diverse in building types and functions, and mixes tradition with innovation to create a safe, convenient and attractive neighbourhood.
In City Centre West, the Urban Village redevelopment approach will help to re-establish linkages to the Riverfront Park, provide a transition from the surrounding neighbourhoods into the downtown and provide a new multi-use, pedestrian-oriented area. The City Centre West Performance Based Urban Design Guidelines clearly describe the desired ‘look and feel’ criteria for establishing the Fig. 3.7 new Urban Village.
The following outlines the essential elements for establishing an ‘Urban Village’. These elements are a reflection of the direction provided through the City Centre West Community Improvement Plan and in the Guiding Principles established for new development (as outlined in Section 3.0).
A Distinct ‘Sense of Place’: Developments incorporate a high quality of built form, building materials and site planning which provide visual interest at the scale of the pedestrian, respects local character and provides a distinct sense of place. A Mix of Uses and Building Sizes: Although certain uses may dominate in a given zone, a balanced mix of uses and building sizes are typically found.
Fig. 3.8 High Quality Public Amenities: Developments provide high quality public amenities including urban squares, corridors, playgrounds, landmark features and public art installations that promote pedestrian activity and social interaction. Strong Street Edge: Developments provide a continuous physical definition to streets and public spaces by locating buildings close to the street edge. Animated Frontages & Multiple Entrances: Developments provide multiple entranceways and well-articulated façades, active uses at street level to create safe, amd vibrant streets that ultimately perform as public spaces. This ‘Urban Village’ form does not preclude any specific uses or development densities, but determines the overall intended ‘look and feel’ of any new development. The Urban Design Guidelines, outlined in Section 5.0 and Section 6.0 of this document, reinforce the creation of a Fig. 3.9: City Centre West Urban Village. Variety is key in the Urban Village (Fig. 2.6-2.8). Schedule 3: City Centre West Urban Village Performance-Based Urban Design Guidelines MMAH Approved July 27, 2006 3-7 CITY CENTRE WEST URBAN VILLAGE URBAN DESIGN GUIDELINES
3.0 GUIDING DEVELOPMENT IN CITY CENTRE WEST
3.1 Urban Village Development Goal
In order to start implementing the CIP recommendations, a clearer understanding of ‘what is’ and ‘what ingredients are necessary to create’ an Urban Village is fundamental. In August 2005, City &RXQFLODSSURYHGDZRUNLQJGH¿QLWLRQRUµGHYHORSPHQWJRDO¶IRU&LW\&HQWUH:HVW
“to create an urban village as a place that blends together the intensity of a city with the familiarity of a village”.
3.2 Urban Village Guiding Principles
Building upon the Development Goal, eight (8) Guiding Principles were adopted by City Council (August 2005) to direct the development of performance based Urban Design Guidelines for application within the City Centre West Urban Village. The Guiding Principles, describing ‘essential ingredients for creating an Urban Village’, are as follows:
1. Promote compactness The objective is to create a critical mass of activity that is easily accessible, maximizes the HI¿FLHQWXVHRIH[LVWLQJLQIUDVWUXFWXUH¿OOVWKHYDFDQWSURSHUWLHVDQGIRVWHUVDVHQVHRIKXPDQ scale. )LJ
2. Promote an intensity of development The objective is to accommodate larger-scaled development without jeopardising other assets by providing transitions in building densities (height and scale), by breaking down building massing into smaller components and by ensuring buildings front onto streets and public spaces to provide activity and interest at street level. )LJ
Fig. 3.10: Sensitively designed and oriented built form promotes compactness and intensity of development while still achieving a pedestrian-scaled environment and compatibility with existing buildings Schedule 3: City Centre West Urban Village Performance-Based Urban Design Guidelines 3-8 MMAH Approved July 27, 2006 CITY CENTRE WEST URBAN VILLAGE URBAN DESIGN GUIDELINES
3. Promote a diversity of uses The objective is to establish a wide mix of mutually supportive uses that will create a socially diverse and lively environment which offers a variety of opportunities for people to meet, live, work, shop and play together in the village district. )LJ
4. Promote a balance of activities The objective is to make the village district come alive by creating exciting places that serve formal and informal interactions, gatherings, recreation and special events throughout the day and year-round. )LJ
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5. Provide for accessibility 7KHREMHFWLYHLVWRJLYHWKHµSHGHVWULDQ¿UVW¶SULRULW\LQWKHYLOODJHGLVWULFWWKURXJKWKHFUHDWLRQ RIDZHOOGH¿QHGKLJKTXDOLW\FLUFXODWLRQSDWWHUQWKDWHQFRXUDJHVZDONLQJHVWDEOLVKHVGLUHFW attractive and convenient pedestrian linkages and enlivens the streets through distinctive Fig. 3.12: Wider sidewalks fosters pedestrian activities and streetscape treatments, open spaces and street-level activities. )LJ promotes retail “spill-out”, seating options and opportunities for hosting special Urban Village events.
Schedule 3: City Centre West Urban Village Performance-Based Urban Design Guidelines MMAH Approved July 27, 2006 3-9 CITY CENTRE WEST URBAN VILLAGE URBAN DESIGN GUIDELINES
)LJ ,QQRYDWLYHDQGHQHUJ\HIÀFLHQWGHVLJQVROXWLRQVVKRXOG be explored such as green roofs, are encouraged.
6. Use existing assets to build a positive and distinctive identity The objective is to protect physical, environmental and cultural assets that establish a strong sense of place and to enhance the existing development patterns.
3HUPLWÁH[LELOLW\ZKLFKDFKLHYHVLQQRYDWLRQ The objective is to acknowledge up-front that, from time to time, certain developments in the village district may be approved in which some dimension exceed the limits of the design guidelines, provided they do not contradict one or more of the six (6) core principles )LJ 7KHH[LVWLQJUHVLGHQWLDOEXLOWIRUPVKRXOGEHPDLQWDLQHGDQGQHZGHYHORSPHQWVVKRXOGUHÁHFWWKHVH cited above. assets. 3URPRWHHQHUJ\HIÀFLHQF\ 7KHREMHFWLYHLVWRHQFRXUDJHHQHUJ\HI¿FLHQWSURMHFWV within the village district through conventional and innovative environmental design measures.
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3.3 Locations for Applying the Guiding Principles
At the time of approving the ‘Development Goal’ and ‘Guiding Principles’ for the Urban Village, a VHULHVRIORFDWLRQW\SHVZHUHDOVRLGHQWL¿HG,QWKHDSSOLFDWLRQRIWKH8UEDQ'HVLJQ*XLGHOLQHV WKHVHµ/RFDWLRQV¶DUHQRWVSHFL¿FDOO\UHIHUHQFHGDVLWLVLQWHQGHGWKDWWKHEXLOGRXWIRUWKH8UEDQ Village will be consistent throughout each development zone, regardless of the land ownership. However, these ‘locations for applying the Guiding Principles’ will be essential in the discussion of development incentives in other companion documents.
The approved ‘Application Locations’ are as follows (refer to map on following page):
3XEOLF5LJKWRI:D\ (designated for vehicular and pedestrian circulation) consists of the driving surface, sidewalks, streetscaping elements, etc.
8QGHUXWLOL]HG3XEOLFO\2ZQHG3URSHUW\ consists of public lands that are currently vacant of structures and/or those containing an interim or temporary use/activity.
'HYHORSHG3XEOLFO\2ZQHG3URSHUW\ consists of public lands that are currently occupied with viable structures/activities and associated facilities.
3XEOLF8VH2SHQ6SDFHconsists of publicly owned lands programmed for active and passive recreational uses and privately owned lands intended for public uses.
3ULYDWHO\2ZQHG3URSHUW\ZLWK+HULWDJH5HVRXUFHV consists of private lands that contain structures that are designated, on the inventory of heritage properties, or cited as contributing to the built heritage of the district.
8QGHUXWLOL]HG3ULYDWHO\2ZQHG3URSHUW\ consists of private lands that are currently vacant of structures/activities and/or those containing an interim or temporary use/activity.
'HYHORSHG 3ULYDWHO\2ZQHG 3URSHUW\ consists of privately held lands that are currently occupied with viable structures/activities and associated facilities.
Schedule 3: City Centre West Urban Village Performance-Based Urban Design Guidelines MMAH Approved July 27, 2006 3-11 CITY CENTRE WEST URBAN VILLAGE URBAN DESIGN GUIDELINES
1
CHURCH STREET RIVERSIDE DRIVE WEST ART GALLERY OF WINDSOR
BRUCE AVENUE 4
JANETTE AVENUE 7
6 6
DOUGALL AVENUE CARON AVENUE 2
PITT STREET WEST 5 5
3 3 SALTER STREET 2 CHATHAM STREET WEST
7 UNIVERSITY AVENUE WEST
1
Fig. 3.15: Examples of ‘Application Locations’ Schedule 3: City Centre West Urban Village Performance-Based Urban Design Guidelines 3-12 MMAH Approved July 27, 2006
CITY CENTRE WEST URBAN VILLAGE URBAN DESIGN GUIDELINES City Centre West Urban Village Development Zones
Zone 1: Riverfront Development Zone =RQH 9LOODJH&RUH'HYHORSPHQW=RQH =RQH ³2OGH7RZQ´'HYHORSPHQW=RQH Zone 4: Main Street Zone Park Space (not for redevelopment)
Riverside Park VE WEST CHURCH STREET RIVERSIDE DRI ART GALLERY OF WINDSOR
BRUCE A
VENUE ZoneJANETTE A 1
VENUE
DOUGALL A CARON A
VENUE Zone 2 VENUE WEST PITT STREET
SALTER STREET Zone 3 CHATHAM STREET WEST
VENUE WEST Zone 4 UNIVERSITY A
Map 3.1: Map of City Centre West Urban Village identifying the Development Zones Schedule 3: City Centre West Urban Village Performance-Based Urban Design Guidelines 3-14 MMAH Approved July 27, 2006 CITY CENTRE WEST URBAN VILLAGE URBAN DESIGN GUIDELINES
Zone 1 –‘Riverfront’ Development Zone The ‘Riverfront’ Development Zone is bound for the most part by Salter Street to the west, the majority of Pitt Avenue to the south, Dougall Avenue to the east and Riverside Drive to the north. (refer to 0DS) The primary built form characteristic of this zone is the taller buildings, predominantly residential towers, fronting onto the south side of Riverside Drive with a few key YDFDQWVLWHVDYDLODEOHIRUGHYHORSPHQW2QHLWKHUVLGHRIWKLV]RQHKRWHODQGRI¿FHWRZHUVDOVR IURQWDORQJ5LYHUVLGH'ULYHWRWKHHDVWZKLOHORZSUR¿OHGHYHORSPHQWVDUHIRXQGWRWKHZHVW )LJ
6LQFHKLJKHUSUR¿OHDQGKLJKHUGHQVLW\EXLOGLQJVDUHH[SHFWHGWRVXSSRUWWKHH[LVWLQJGHYHORSPHQW within this zone, attention must be paid to mitigating the potential negative impacts of the massing Fig. 3.16: Zone 1 - view northwest towards Detroit River and a of taller buildings on the obstruction of views and vistas, the potential for shadows cast onto residential tower. the Riverfront Park, adjacent properties, and surrounding neighbourhoods, as well as impacts on the Windsor Skyline. In this location, a well-designed building has the opportunity to become a recognizable icon by positively contributing to the Windsor riverfront skyline.
Zone 2 – ‘Village Core’ Development Zone The ‘Village Core’ Development Zone is bound by Pitt Street to the north, Dougall Avenue to the east, Bruce Avenue to the west and the northern property line along the north side of University Avenue to the south. (refer to 0DS). This Zone is comprised of massive parcels of under-utilized land, predominantly used in the interim as surface parking lots. )LJ
The redevelopment of this zone is essential as a means of reconnecting the urban fabric of the areas surrounding the Urban Village. Due to the existing parking lots the Zone’s current condition is not conducive for pedestrian activity. Interestingly, it is also the same reason that this Zone has the greatest redevelopment potential. Due in large part to its proximity to the City Centre, the large parcels of developable lands and existing open spaces makes this Zone the most attractive and Fig. 3.17: Zone 2 - view south over the surface parking lots. PRVWÀH[LEOHUHGHYHORSPHQWDUHDZLWKLQWKH&LW\&HQWUH:HVW8UEDQ9LOODJH
Since the CIP recommended that a ‘Vision Corridor’ be established in this Zone, an opportunity exists to achieve this with a through-block pedestrian connection or ‘mews’ connecting University Avenue to the Riverfront Park, just west of the Art Gallery. In creating this pedestrian corridors a permanent visual and physical connection can be established to the Riverfront Park and provide additional opportunities for restaurant patios, promenades and locations for larger gatherings.
Schedule 3: City Centre West Urban Village Performance-Based Urban Design Guidelines MMAH Approved July 27, 2006 3-15 CITY CENTRE WEST URBAN VILLAGE URBAN DESIGN GUIDELINES
Zone 3 - ‘Olde Town’ Development Zone
The ‘Olde Town’ Development Zone is bound by Pitt Street to the north, Bruce Avenue to the east, Salter Street to the west and the northern edge of properties along the north side of University Avenue West to the south. (refer to 0DS) This development zone is characterized by well HVWDEOLVKHGDQGSUHGRPLQDQWO\ORZSUR¿OHDQGORZGHQVLW\UHVLGHQWLDOXUEDQIRUP7KHKHULWDJH character of the existing buildings provides a unique model for redevelopment and a strong basis for the ‘Urban Village’ character applicable throughout the rest of the district. )LJ
This Zone can act as an anchor for the City Centre West Urban Village through its connecting to the built form of the residential neighbourhoods to the south. The new buildings in this Zone must respect and highlight the existing conditions and rich building stock. Building elements VXFKDVURRÀLQHVVHWEDFNVDQGPDWHULDOVVKRXOGEHHFKRHGLQDOOQHZDGMDFHQWGHYHORSPHQWV Fig. 3.18: Zone 3 -view of heritage resources. redevelopments and building additions.
Zone 4 – ‘Main Street’ Development Zone
The ‘Main Street’ Development Zone is a commercial corridor that encompasses the properties found along both sides of University Avenue West between Salter Street to the west and Dougall Avenue to the east. (refer to 0DS) The Zone is characterized by a mixture of building types, EXLOGLQJKHLJKWVDQGXVHVDQGGRWWHGZLWKVHYHUDOLQ¿OOVLWHVULSHIRUUHGHYHORSPHQW )LJ
Development within this Zone provides opportunities to use built form as gateways into the Urban Village through various design considerations such as corner treatments, public open spaces and façade articulations. These gateway elements are suggested at the intersections of University Avenue and Bruce Avenue, Janette Avenue, Church Street and Dougall Avenue.
Fig. 3.19: Zone 4 - view of mixed-use buildings along the south side of University Avenue.
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5.0 PERFORMANCE BASED URBAN DESIGN GUIDELINES FOR CITY CENTRE WEST
This Section contains the Performance Based Urban Design Guidelines applicable to all properties located within the City Centre West Urban Village to ensure a consistent design methodology is applied throughout the entire district. In addition to these design requirements, Section 6.0 outlines these Urban Design Guidelines that are applicable to properties within each of the four development zones (as defined in Section 4.0). Applying these additional development zone specific guidelines ensures that the existing character and diversity of the entire district area is recognized, respected and used as a foundation for any new developments.
These urban design general design guidelines (Section 5.0) and the development zone specific design guidelines (Section 6.0) must be applied together and form a framework for both preparing and evaluating development proposals for the City Centre West Urban Village.
Schedule 3: City Centre West Urban Village Performance-Based Urban Design Guidelines MMAH Approved July 27, 2006 3-17 CITY CENTRE WEST URBAN VILLAGE URBAN DESIGN GUIDELINES
Urban Village Guiding Principles Promote compactness Promote development anintensity of Promote auses diversity of Promote a balance of activities Promote for Accessibility Provides build a assetspositiveand existing to Use distinctive identity achieves innovation which flexibility Permit energy efficiency Promotes Design Components A. Building Height & Massing
B. Building Orientation & Site Layout
C. Building Façade & Ground Floor Design
D. Building Rooftops & Rooflines
E. Building Materials
F. Building Service Areas
G. Parking Areas
H. Pedestrian Areas & Streetscape Elements
I. Signage
J. Environmental Sustainability
Schedule 3: City Centre West Urban Village Performance-Based Urban Design Guidelines 3-18 MMAH Approved July 27, 2006 CITY CENTRE WEST URBAN VILLAGE URBAN DESIGN GUIDELINES Zone 1: Riverfront Development Zone Zone 2: Village Core Development Zone Zone 3: “Olde Town” Development Zone Zone 4: Main Street Zone Park Space (not for redevelopment) Outline of opportunities for built form
CHURCH STREET RIVERSIDE DRIVE WEST ART GALLERY OF WINDSOR
BRUCE AVENUE
JANETTE AVENUE
DOUGALL AVENUE CARON AVENUE
PITT STREET WEST
SALTER STREET
CHATHAM STREET WEST
UNIVERSITY AVENUE WEST
Schedule 3: City Centre West Urban Village Performance-Based Urban Design Guidelines MMAH Approved July 27, 2006 3-19 CITY CENTRE WEST URBAN VILLAGE URBAN DESIGN GUIDELINES
5.1. DESIGN PERFORMANCE LEVELS
Each performance based Urban Design Guideline has an associated Design Performance Level – either Minimum, Bronze, Silver and Gold. They are identified respectively by M, B, S, G as found in Section 5.3 and Section 6.0. All development proposals, for all properties located within the Urban Village, will be reviewed according to these Design Performance Levels. For any new Gold Design building or development to achieve a particular Design Performance Level, it must adhere to Level the majority of guidelines (both district-wide and development zone specific) for that level and projects G the level(s) subsequent (where applicable). For example, for a project to obtain a Silver Design should conform Performance Level it must conform to not only the Silver design guidelines but also to the Bronze to the majority and Minimum guidelines. of minimum, bronze, silver and gold It is important to note that all proposed developments must clearly demonstrate achievement of the requirements for the Minimum Design Performance Level (district-wide and development zone specific) in order to receive site plan approval. No development incentives are offered at Silver Design Level projects should conform to the S the Minimum Design Performance Level. Incentive packages are associated with achieving the majority of minimum, bronze and Bronze, Silver or Gold Design Performance Levels (district-wide and development zone specific). silver guidelines
The following presents an overview of the general requirements for the Minimum, Bronze, Silver and Gold Design Performance Levels: Bronze Design Level projects should conform to the majority of B minimum and bronze guidelines M Minimum Design Performance Level Criteria The Minimum Design Performance Level requirements for redevelopment in the City Centre West Area require all new buildings and development to: establish the Urban Village ‘look and feel’ Minimum Design Level through the design and detailing of facades, a strong street edge, a distinct ‘sense of place’, a mix projects should conform to the majority of minimum of uses and building sizes, and quality public amenities. guidelines M (Minimum Design Level is required for all new development in City Centre West Urban Villages)
Fig. 3.20: Design Levels Performance
Schedule 3: City Centre West Urban Village Performance-Based Urban Design Guidelines 3-20 MMAH Approved July 27, 2006 CITY CENTRE WEST URBAN VILLAGE URBAN DESIGN GUIDELINES
B Bronze Design Performance Level Criteria The Bronze Design Performance Level is reserved for development proposals that conform to the Minimum Standards as described above and strives for design excellence. For a project to achieve design excellence, it must be evident that special attention has been paid to proportion, scale, respecting adjacent buildings & land uses, efficiency in design, and quality materials. For eligibility at the Bronze Design Performance Level, new development must propose ‘compact development form’ – classified by a configuration that takes advantage of vertical development opportunities while minimizing height impacts through step-backs or smaller floor plates; provides generous outdoor amenity areas through roof terraces or courtyards; accommodates necessary parking on-site in structured parking; and achieves quality and innovation in design and building materials.
S Silver Design Performance Level Criteria The Silver Design Performance Level is reserved for development proposals that conform to the Minimum and Bronze Standards as described above and proposes a development containing an integrated multi-use design (horizontal and vertical mix of uses) and is environmentally progressive through the application of green roof and other ‘efficiency’ technologies. All Silver Level proposals must achieve a LEED ‘Certified’ rating (or equivalent) for environmentally sustainable building design.
G Gold Design Performance Level Criteria The Gold Design Performance Level is reserved for development proposals that conform to the lower performance levels, employs an environmentally sustainable design that obtains a minimum of LEED Gold rating (or equivalent), a portion of the development serves a required community function (community centre, day care, education centre, cultural space, pedestrian ‘mews’ etc.), provide underground and/or structured parking for at least 90% of the parking requirements and achieves the maximum building height and density as established in this document.
Schedule 3: City Centre West Urban Village Performance-Based Urban Design Guidelines MMAH Approved July 27, 2006 3-21 CITY CENTRE WEST URBAN VILLAGE URBAN DESIGN GUIDELINES
5.2 URBAN VILLAGE DESIGN COMPONENTS
Each performance based urban design guideline – whether applicable district-wide or within a development zone specific – is organized under one of ten Design Component categories, that include: A. Building Height & Massing B. Building Orientation & Site Layout C. Building Façade & Ground Floor Design D. Building Rooftops & Rooflines E. Building Materials F. Building Service Areas G. Parking Areas H. Pedestrian Areas & Streetscape Elements I. Signage J. Environmental Sustainability
A. Building Height & Massing The massing, height and arrangement of architectural elements of new buildings should be sensitive to adjoining properties and complement the overall Urban Village character. Fig. 3.21: Buildings establish At this macro level, a context sensitive approach to height and massing should foster a the street edge with extra respect for existing built form and aid in the creation of a vibrant streetscape. Building storeys stepped back to reduce additions and infill development, should enhance the positive elements of adjacent overall massing. existing buildings. (fig. 3.21)
B. Building Orientation & Site Layout The orientation of buildings and overall site layout are essential considerations in ensuring an Urban Village “look and feel” for City Centre West by relating buildings to the street and to pedestrian activities, intensifying site corners, and establishing consistency in setbacks. Through an integrated design process, new developments should respond to the opportunities and the constraints of a site, including the surrounding conditions.(fig. Fig. 3.22: Building defines the 3.22) corner and encourage pedestrian movement throughout the site.
Schedule 3: City Centre West Urban Village Performance-Based Urban Design Guidelines 3-22 MMAH Approved July 27, 2006 CITY CENTRE WEST URBAN VILLAGE URBAN DESIGN GUIDELINES
C. Building Façade & Ground Floor Design A strong architectural expression of building façades is essential for all redevelopment in the Urban Village, which can be achieved through the careful design of the relationship between the ground floor and the streetscape, context-based façade detailing and articulation, abundance of glazing and entrances to add visual interest and an integration Fig. 3.23: Variety of of functional building elements. (fig. 3.23) architectural elements makes buildings more interesting D. Building Rooftops & Rooflines and inviting. No single roof type or style is recommended for the City Centre West Urban Village. Rooflines of new developments should reflect and be sensitive to those of existing built form, while at the same time seek to raise the overall design quality (especially at stepbacks) and establish a unique skyline along internal and external views and vistas. (fig. 3.24)
Fig. 3.24: Vary rooflines E. Building Materials through changes in parapet The use of high quality and durable building materials on new developments within height, cornice surfaces and/ the City Centre West Urban Village will promote the feeling of permanence and quality or addition of projections. construction. Wherever appropriate, new buildings should reflect the building materials used in the existing heritage and modern buildings – specifically those buildings found in Zone 3 (Olde Town) and the Art Gallery of Windsor. (fig.3.25)
F. Building Service Areas In the design of a new buildings within the City Centre West Urban Village, it is essential to identify less visible areas for servicing the site – areas for the provision of deliveries, Fig. 3.25: Variety of building loading and garbage collection and storage. These areas must be designed to not be materials add interest visible from public areas (streets, squares, etc.) not interfere with the visual or functional to building facades. characteristics of the highly pedestrianized streetscapes to be easily maintained and to be functional for the building inhabitants they serve. (fig. 3.26)
Fig. 3.26: Building services can be effectively screened from view and integrated.
Schedule 3: City Centre West Urban Village Performance-Based Urban Design Guidelines MMAH Approved July 27, 2006 3-23 CITY CENTRE WEST URBAN VILLAGE URBAN DESIGN GUIDELINES
G. Parking Areas Many design solutions are available to ensure the provision of adequate parking facilities without creating large expanses of surface parking which ultimately undermine the character of the Urban Village. Where appropriate, on-street parking is recommended through out the entire district to provide parking for convenience-based businesses and as traffic-calming measures to buffer pedestrians on the sidewalks from vehicles on the streets. Depending on a development’s density, parking solutions will range from strategic Fig. 3.27: Structured parking through-block lots (minimal lot frontage on streets) to above- or below-grade parking should be integrated into new structures integrated into the development’s design. (fig. 3.27) developments.
H. Pedestrian Areas & Streetscape Elements A vibrant and active pedestrian friendly streetscape is the primary requirement in the creation of an ‘Urban Village’. Pedestrian friendly means a clearly defined pedestrian route that is identified separately from vehicular traffic areas; such as easily navigated, barrier- free sidewalks, open spaces, walkways and well-marked crosswalks. It is preferable that Pedestrian Priority Areas are identified and then fostered through buffering from street Fig. 3.28: Clearly defined traffic by the use of on-street parking and street trees and by including streetscape pedestrian areas with quality elements and street furniture/amenities. (fig. 3.28) streetscape elements. I. Signage It is essential that the, quality of design and materials, scale, style and technology of signage reflects the desired Urban Village “look and feel” – whether as wayfinding signage, development identification signage, or business advertising signage. (fig. 3.29)
J. Environmental Sustainability The City of Windsor recognizes the importance of sustainable or “green building” and Fig. 3.29: Signage should encourages all buildings within in the Urban Village to explore opportunities for achieving enhance the Urban Village sustainable developments. ’Green’ buildings utilize resources and construction materials character. efficiently (including recycled, renewable, and reused resources), use less energy, reduce internal and external impacts on the environment, and can reduce operating costs. In addition, older buildings within the district, which may have outlived their intended purpose, provide excellent opportunities for adaptive reuse while retaining their highly valued historic features. (fig. 3.30)
Fig. 3.30: Methods of “building green” should be explored. Schedule 3: City Centre West Urban Village Performance-Based Urban Design Guidelines 3-24 MMAH Approved July 27, 2006