1593 Four Mike Creek Road P.O. Box 190 Telephone (905) 468-3266 Virgil, Ontario Facsimile (905) 468-2959 L0S 1T0

Report: UDC-20-02 Committee Date: January 28, 2020

Report To: Urban Design Committee Subject: Queenston Quarry - Urban Design Guidelines

1. RECOMMENDATION It is respectfully recommended that:

1.1 The proposed Queenston Quarry Urban Design Guidelines be revised as follows: 1.1.1 General Architectural Design Guidelines be grouped with the specific guidelines for Townline Road Design Guidelines and the Apartment and Hotel Design Guidelines; 1.1.2 Descriptive annotations be included for all drawings and diagrams to demonstrate how the images supplement the content of the guidelines; 1.1.3 The remaining recommendations as proposed by Staff be incorporated into the revised guidelines.

1.2 The Urban Design Committee provide comments on the proposed Urban Design Guidelines for Queenston Quarry for consideration and incorporation into the proposed future Official Plan Amendment.

2. PURPOSE / PROPOSAL The purpose of this report is to provide comments on the proposed urban design guidelines (herein referred to as the "guidelines, attached as Appendix A) to guide future development within the Queenston Quarry Development. The guidelines are proposed to be incorporated within the Town's Official Plan through an Official Plan Amendment (an OPA).

3. BACKGROUND 3.1 Site Description and Surrounding Land Use The Queenston Quarry development is located on the north side of Townline Road and the General Brock Parkway (Highway 405) between the urban areas of St. Davids and Queenston. The subject property consists of an approximately 100

Report : UDC-20-02 Page 1 hectare parcel, of which 12.14 hectares is within the urban boundary, and the remainder of the subject property is outside the urban boundary. The subject property is within the Niagara Escarpment Control (the "NEC") Area and is therefore governed by the policies of the Niagara Escarpment Plan. The location of the subject property is shown in Figure 1.

Figure 1 - Subject property shown in yellow with the urban boundary of St. Davids shown in red.

The property operated as Queenston Quarry from 1837 until 2005. The use as a quarry has created a unique and dynamic setting for the proposed Queenston Quarry development. The development intends to make use of the dramatic and sheer rock faces to frame the future development. As described in the guidelines, the setting within the quarry environment results in a setting that is visually isolated from adjacent land uses, thereby creating an opportunity to build a distinctive development with its own unique character as related to the quarry setting but also connected to the larger character of historic Niagara-on-the-Lake.

Surrounding land uses include the residential community of Bevan Heights in the urban area of St. Davids, to the west of the subject property, which is largely comprised of single detached dwellings. There are further rural residential uses to the south, as well as key transportation corridors, including Townline Road and Highway 405. To the north and east are naturalized areas that fall within the NEC control area.

3.2 Previous Applications In January 2012, approval was granted by way of Ontario Municipal Board Minutes

Report : UDC-20-02 Page 2 of Settlement for a Regional Official Plan Amendment and Town Official Plan Amendment. These approvals are part of the overall planning policy framework to redevelop the Queenston Quarry lands. The Town's Official Plan designates the subject lands as:

Lands within urban area:  Urban Residential  Recreation Commercial

Lands outside of urban area:  Escarpment Natural Area  Escarpment Protection Area  Escarpment Rural Area

The guidelines are intended to guide development within the urban area of the subject property. The development proposal consists of the following uses within the urban boundary of St. Davids:  Townhouse units fronting onto Townline Road with access via a parallel internal road  A maximum of for a total of 750 apartment dwelling units  1 hotel building for 200 hotel units  Wine storage caves  Staff note that the proposed "manor building" (apartment) described in the guidelines is currently not an approved use but is part of the Official Plan Amendment

The following uses are contemplated for lands outside of the urban boundary:  Winery  18-hole golf course and clubhouse  Golf academy  Equestrian centre, including indoor and outdoor arenas

The proposed guidelines were reviewed by the Urban Design Committee (the "UDC") twice in 2015 and twice in 2016. In September 2016, the Committee passed several motions in support of the proposed guidelines, but then passed the following motion to defer the matter "that a revised submission of the Queenston Quarry Official Plan Amendment to enact the Queenston Quarry Design Guidelines be brought back to the Urban Design Committee at a later date." The Committee deferred the following recommendations:

1.1 The Queenston Quarry Urban Design Guidelines should be supported, subject to the following conditions: 1.1.1 Revisions be made to reflect the fact that the Queenston Quarry Urban Design Guidelines are only for lands designated as Urban Residential and Recreational Commercial and 1.1.2 References to developments lying outside of the lands designated Urban

Report : UDC-20-02 Page 3 Residential and Recreational Commercial shall be removed. 1.2 The Committee shall review the Queenston Quarry Urban Design Guidelines after the issuance of a Niagara Escarpment Commission development permit.

It is understood that the NEC has approved a conditional Development Permit for the lands within the urban area.

3.3 Next Steps in the Planning Process With the issuance of the NEC Development Permit, the applicant is resuming the OPA process. The applicant has submitted revised guidelines for review as part of existing Official Plan requirements. Input is requested from the Urban Design Committee as part of the preliminary review process. The application will be circulated for input from external commenting agencies (ie - Niagara Escarpment Commission, Niagara Region, etc) and further public input will be collected at the Public Meeting. A future Town staff recommendation report for the proposed OPA will be presented to Town Council.

4. DISCUSSION / ANALYSIS 4.1 Town Official Plan The Town's Official Plan provides the policy basis for requiring urban design guidelines for the development within the urban boundary and requires all proposed development to be reviewed against the urban design guidelines prior to issuance of building permits. The proposed urban design guidelines are to be implemented through an OPA (attached as Appendix A).

4.2 General Comments on Organization of Guidelines The guidelines are incorporated within "Section B - The Amendment" in the proposed OPA. The content of the guidelines includes the following:

1. History and Context 2. Vision 3. Design Guideline Objectives 4. Urban Design Guidelines 4.1 Design Principles 4.2 General Design Guidelines 4.3 Architectural Design Guidelines 4.4 Landscape Design Guidelines 4.5 Townline Road Design Guidelines 4.6 Apartment and Hotel Development

The intent of design guidelines is to first identify the unique character and vision for a community, and then to provide specific direction to property owners, developers, municipal staff and consultants on how to maintain or achieve that character with on-going development. It is important that the content of guidelines is clearly and concisely articulated as the guidelines form the basis of urban design reports and give direction to many different planning-related processes. Staff are of the opinion

Report : UDC-20-02 Page 4 that, overall, the proposed guidelines achieve this intent, but offer several recommendations to provide greater clarity to the guidelines. Prior to addressing specific content, staff have several recommendations pertaining to general organization of the guidelines in order to make the document more comprehensible for current and future users.

Firstly, section 4.3 "Architectural Design Guidelines" sets out the general architectural treatment for the community. Sections 4.5 and 4.6 subsequently provide more detailed guidelines for specific areas of the development, including addressing architectural treatment for the Townline Road development and the Apartment and Hotel development. It is understood that section 4.3 applies to all development, including to the Townline Road development and Apartment and Hotel Development. As such, it is recommended that Section 4.3 be re-labeled to "Architectural Design Guidelines for all Development" or "General Architectural Design Guidelines" and that Sections 4.5 and 4.6 be re-labeled to denote that these sections provide specific guidelines for that area of the development. Further, it is recommended that these sections be renumbered so as to be grouped together, consecutively. Staff recommendations are shown in red below:

4. Urban Design Guidelines 4.1 Design Principles 4.2 General Design Guidelines 4.3 Architectural Design Guidelines for all Development 4.4 Townline Road Design Guidelines Specific Guidelines 4.5 Apartment and Hotel Development Specific Guidelines 4.6 Landscape Design Guidelines

Secondly, all sketches and diagrams within the document should contain descriptive annotations to demonstrate how the images supplement the specific content of the guidelines. The images are a valuable guide in interpretation of the guidelines.

4.3 Specific Comments for each Subsection The first two sections of the guidelines pertaining to "History and Context" and "Vision," have been revised since the 2016 UDC review. These sections are now informed by the language and concepts initially introduced in the design briefs referred to as the "Architectural Narrative" and "Urban Design Narrative" (which were previously presented to the UDC in 2016). The Architectural Narrative and Urban Design Narrative outlined the proposed vision for development within the Queenston Quarry as inspired by the unique quarry setting and the Town of Niagara-on-the-Lake.

Section 1 - History and Context The design guidelines begin with the "History and Context" of the site, which is appropriate given the fact that its historic use as a quarry has resulted in an entirely unique setting for the new development. As stated in the guidelines, "the Queenston Quarry lands are in many ways a world unto themselves, not generally visible from

Report : UDC-20-02 Page 5 the surrounding area. From within, the views are generally of the quarry landscape itself." This understanding of the site setting and context informs many of the proposed guidelines.

Section 2 - Vision Section 2 sets out the "Vision" for the community which is "to create an integrated urban community that takes advantage of its unique quarry setting." It is apparent that the guidelines are heavily framed by the physical environment of the site which guides the use of proposed materials, architectural design and overall urban design strategy for the development.

Section 3 - Design Guideline Objectives The guidelines remain relatively high-level, but offer some specific guidance on architectural treatments and materials for specific buildings. Staff offer the following comments for minor amendments to section 3 (proposed staff revisions shown in red):

3.1 be amended to state "Provide direction on the design of built form, landscaped areas, and neighbourhood character of the Queenston Quarry development within the urban area boundary." Rationale: To provide clarity that the design guidelines are only applicable to development with the urban area boundaries of the Queenston Quarry development.

3.2 "Set out architectural and landscape principles that recognize the unique character of Queenston Quarry and that appropriately integrate with the surrounding community context in St. Davids and Niagara-on-the-Lake as a whole." Rationale: Section 1 "History and Context" and Section 2 "Vision" make it clear that the site and the proposed guidelines are informed by the connections the site has with historic Niagara-on-the-Lake.

3.3 It is recommended that section 3.3 be moved to be section 3.1.

3.4 "Reflect the conclusions and recommendations in the Visual Impact Assessment to the satisfaction of the Niagara Escarpment Commission and the Town of Niagara-on-the-Lake." Rationale: Clarity is established concerning approval authority of the Visual Impact Assessment. Staff typically refer to a specific study prepared by a consultant on a certain date. However, if there was an addendum or additional reports prepared then the applicant would need to apply for an Official Plan Amendment to change the name and date of the assessment, which would be onerous. The amendment proposed by staff would allow flexibility for the applicant in consultation with the NEC and the Town.

Section 4.1 - Design Principles Staff have no additional comments.

Section 4.2 - General Design Guidelines

Report : UDC-20-02 Page 6 4.2.1 The development shall demonstrate best practices in sustainability, through energy-efficient architectural design, locally-adapted landscape design, and alternative and active transportation options. Rationale: Active transportation contributes to healthy communities and this community will be particularly suited to many modes of active transportation given its unique connection to walking paths and hiking trails within the NEC lands and across the municipality.

4.2.8 All lighting in the development shall be ‘dark sky friendly’ and selected to meet the Town’s requirements. Shielded light fixtures will distribute light downward, to prevent light spill into abutting wooded and naturalized areas, and surrounding residential lands. Flood lighting will not be used. Use of facade and soffit lighting will be limited. Rationale: Lighting in the development should be carefully employed in order to mitigate impacts to surrounding land uses and natural ecosystems.

Section 4.3 - Architectural Design Guidelines 4.3.3. Given the specificity required for architectural treatment of facades, it is recommended that an example drawing/sketch be provided to demonstrate the specific architectural treatment envisioned.

4.3.11 "Buildings that do not line the central street corridor, including the manor house and the hotel, may adapt the classical vocabulary to reflect their stand-alone character as pavilions within the urban setting." Rationale: Clarity is required for future interpretation. If the proposed term "other buildings" is in reference to the previous clause: "4.3.10 The buildings that line the central street corridor will have identifiable street facades which help create a unified urban form," then 4.3.11 should state clearly the opposite so it can be read as a stand-alone policy.

4.3.12 "All building entrances shall be highly visible and prominent from the public realm." Main entrances to the larger buildings shall be universally accessible and may have porte cocheres or similar one-storey entrance pavilions. Rationale: Emphasis should be given to providing a strong public face for each building from the public realm.

4.3.15 Mechanical equipment, antennae, vents, and chimneys will be screened or incorporated into the design of the building and shall not extend above the maximum MASL established by the Visual Impact Assessment, to the satisfaction of the Niagara Escarpment Commission and the Town of Niagara-on-the-Lake. Rationale: Clarity is established concerning approval authority of the Visual Impact Assessment.

Section 4.4 - Landscape Design Guidelines Staff have no additional comments.

Section 4.5- Townline Road Design Guidelines 4.5.6 and 4.5.8 provide a maximum height of 3.5 storeys for the townhouse units and manor building. Staff prefer the specific determination of heights be evaluated

Report : UDC-20-02 Page 7 further during the TOwn and agency circulation process.

Section 4.6 Apartment and Hotel Guidelines 4.6.3 "The majority of resident parking shall be enclosed, with surface parking limited to visitor parking, parking for wine caves, accessible parking, and other secondary parking requirements." Rationale: the applicant may want to give consideration to accessible parking above ground unless the underground parking is fully accessible.

4.6.7 Reword clause to fix grammatical error so clause reads "Amenity spaces shall be provided throughout the residential area."

4.6.12 The maximum height of architectural spires shall be 3 metres, or as determined in the Visual Impact Assessment, to the satisfaction of the Niagara Escarpment Commission and the Town of Niagara-on-the-Lake. Rationale: The maximum height is established in the Visual Impact Assessment, but flexibility may be provided subject to future amendments of the assessment report.

5. STRATEGIC PLAN Not applicable.

6. OPTIONS Not applicable.

7. FINANCIAL IMPLICATIONS There is no fee for UDC Review and Staff review and administrative costs are borne by the Town. The applicant is responsible for all costs related to this application including planning fees, Building Permit fees and applicable Development Charges.

8. COMMUNICATIONS The Urban Design Committee Minutes will be forwarded to Council as part of the Information Package.

9. CONCLUSION Urban Design Guidelines to guide development within the urban boundaries of the Queenston Quarry development have been submitted for Committee review. Staff have made several recommendations for minor revisions, but in general, feel the guidelines are successful in establishing the character of the proposed development. Comments are requested from the UDC on the proposed building designs and compatibility with urban design policies.

Respectfully submitted,

Denise Horne, MA, Diploma Heritage Conservation

Report : UDC-20-02 Page 8 Planner II

Rick Wilson, MCIP, RPP Manager of Planning

ATTACHMENTS

Appendix A - QQ Design Guidelines - REV Jan20.2020.pdf

First Capital of Upper Canada - 1792

Report : UDC-20-02 Page 9 Appendix A

CORPORATION OF THE TOWN OF NIAGARA-ON-THE-LAKE

BY-LAW NO. ______

(Official Plan Amendment - Queenston Quarry Urban Design Guidelines)

The Council of the Corporation of the Town of Niagara-on-the-Lake, in accordance with the provisions of Section 17 of the Planning Act, hereby enacts as follows:

1. Amendment Number ____ to the Town of Niagara-on-the-Lake Official Plan consisting of the attached explanatory text is hereby adopted.

2. That the Clerk is hereby authorized and directed to make application to the Regional Municipality of Niagara for approval of Official Plan Amendment Number ____ to the Town of Niagara-on-the-Lake Official Plan.

3. This By-law shall come into force and take effect on the day of the final passing thereof.

Enacted and passed this ____ day of ______, ______

(signed)

______MAYOR TOWN CLERK

Certified that the above is a true copy of By-law No. ______-__ as enacted and passed by the Council of the Town of Niagara-on-the-Lake.

______TOWN OF NIAGARA-ON-THE-LAKE

PART A - THE PREAMBLE- This part does not constitute part of this amendment.

PART B - THE AMENDMENT- This part consists of the following text, which constitutes Official Plan Amendment Number ____ to the Town of Niagara-on-the-Lake Official Plan approved on ______. Appendix A

PART A - THE PREAMBLE

The preamble does not constitute part of this amendment.

1. Purpose

The purpose of this Amendment is to implement the Queenston Quarry Urban Design Guidelines.

2. Location

The Queenston Quarry is a 100 hectare parcel of land located in the Town of Niagara-on- the-Lake in the Village of St. David’s between the Niagara Escarpment and Highway 405. The amendment applies to the portion of lands within the Minor Urban Centre that have an area of 12.14 hectares.

3. Basis

The basis for the amendment is to implement the policy direction of Official Plan Amendment No. 45 to the Official Plan of the Town of Niagara-on-the-Lake.

Appendix A

PART B - THE AMENDMENT

All of this part of the document entitled Part B - The Amendment, consisting of the following text and Schedules constitutes Amendment Number ____ to the Official Plan of the Town of Niagara-on-the-Lake, except for the illustrations, which are included for explanatory purposes.

DETAILS OF THE AMENDMENT

The Town of Niagara-on-the-Lake Official Plan is hereby amended as follows:

(a) By adding a new item at the end of the Table of Contents as follows:

“Section ____: Queenston Quarry Design Guidelines”

(b) By adding a new paragraph under Building Height Restrictions in Section 6 of the Plan as follows:

“Notwithstanding the general intent to maintain a low-rise character in the Town, a limited number of mid-rise and taller buildings are permitted in specific strategic locations within Queenston Quarry consistent with Sections 9.3.5 and 10.3.7, and the Queenston Quarry Design Guidelines which will create distinctive landmarks and places.”

(c) By revising Section 9.3.5 (Urban Residential (Queenston Quarry)) by replacing those policies as indicated below:

“5. The land fronting on Townline Road will be developed for townhouse residential uses and a manor building near the main entrance to the site. The townhouse and manor uses shall be subject to the Medium Density residential policies of this Plan. The manor building is not subject to the policies regarding apartment buildings in this section.”

“7. The townhouse and manor units shall face Townline Road and be accessed via an internal landscaped driveway.”

(d) By adding a new section to the Plan as follows: Section ___: Queenston Quarry – Design Guidelines

Appendix A

1. History and context

These Urban Design Guidelines address the urban lands that form part of the overall redevelopment of the historic Queenston Quarry. The Queenston Quarry has been one of Canada’s most important sources of high-quality building stone for more than 180 years. Initial quarrying operations started at the edge of the escarpment, and moved gradually south and east to encompass an area of almost 250 acres. The quarrying activity created a unique landscape which now sits approximately fifty feet below the surrounding table lands, with impressive rock faces surrounding much of the site.

The Queenston Quarry lands are in many ways a world unto themselves, not generally visible from the surrounding area. From within, the views are generally of the quarry landscape itself. However, as an area that is almost two kilometres in length from east to west, these views are extensive and varied. The landscape contains a small lake and landforms that reflect the pattern of quarrying activity over the years.

Despite its relative isolation, the Queenston Quarry lands are intimately connected with the history of the Town of Niagara-on-the-LakeNiagara-on-the-Lake. The Quarry has been a major employer throughout its history, and the building stone from the Quarry was used in many of the town’s prominent buildings, including the 1848 Niagara District Courthouse. It is also a stone visible throughout the region, used in many buildings in Niagara Falls and St. Catharines, and the stone of choice for the development in the 1930s of the Niagara Parkway and the Q.E.W.

Appendix A

In the late 20th Century the use of building stone in the construction industry had declined, and the Queenston Quarry ceased to produce dimension stone, instead moving to the production of gravel. The property was then purchased for redevelopment.

2. Vision

The vision for the urban lands within the Queenston Quarry is to create an integrated urban community that takes advantage of its unique quarry setting. The original rock faces in this part of the quarry form a large right angle, and act as the key organizing element for the new urban landscape. The rock faces are one edge of the primary street corridor, with its trees, street furniture, and pedestrian amenities. This corridor has residential buildings on both sides, some set within the quarry landscape and some set above the rock faces. A special pavilion apartment building marks the entrance to the community.

The urban design approach thus creates an ordered settlement pattern. This is then reinforced by the architectural design approach, which also features an ordered composition of symmetry and balance. Both are contemporary interpretations of the Classical Revival tradition so intimately associated with Niagara-on-the-Lake. But just as the carefully-ordered Old Town sits against the more fluid and romantic edge conditions of the Niagara River and Lake Ontario, so this new urban settlement sits within the much larger fluid and romantic landscape of the full quarry expanse. This larger quarry landscape extends half a kilometre to the north and almost two kilometres to the east. These views to the north and east are framed by the trees and natural landforms of the escarpment.

The new community is primarily residential, with public amenity spaces and minor commercial. Its primary connection to the surrounding area is through the intersection Appendix A

at Stanley Avenue and Townline Road, which is being redesigned to provide a safe and efficient point of intersection. The townhomes along the southern edge of the new urban development face both into the quarry and outward to the Townline Road streetscape, which is also being redesigned to improve pedestrian, bicycle and car movement. The Townline Road area helps connect the development to the larger community.

3. Design Guideline Objectives

The Official Plan Amendment and Urban Design Guidelines are required prior to the issuance of any building permit on the lands.

The objectives of the Urban Design Guidelines are to:

3.1. Provide direction on the design of built form, landscaped areas, and neighbourhood character of the Queenston Quarry development. 3.2. Set out architectural and landscape principles that recognize the unique character of Queenston Quarry and that appropriately integrate with the surrounding community context.

3.3. Address the requirement of Official Plan Amendment 45 to prepare urban design guidelines for all lands designated Urban Residential and Recreational Commercial (except for dwellings on Melrose Drive).

3.4. Reflect the conclusions and recommendations in the Visual Impact Assessment.

Appendix A

4. Urban Design Guidelines

4.1 Design Principles

The Queenston Quarry development design is the result of careful consideration and implementation of the following design principles:

1. DISTINCT IDENTITY: Establish a distinct identity and sense of place for Queenston Quarry as a neighbourhood and a gateway to Canada, Niagara-On-The-Lake, and the region of Niagara.

2. OUTSTANDING DESIGN QUALITY: Develop an architectural and landscape design theme that is distinct and appropriate for the unique circumstances of Queenston Quarry.

3. FOCAL POINTS: Establish attractive development features that act as visual, social, and recreational focal points for the community, residents, and visitors to Queenston Quarry.

4. HOUSING CHARACTER: Provide residential buildings that demonstrate unique design and reflect the distinct character of Queenston Quarry.

5. ARCHITECTURAL AND LANDSCAPE GUIDELINES: Ensure that a high degree of architectural and landscape detailing is provided, especially in highly visual and prominent locations. Appendix A

6. ATTRACTIVE STREETSCAPES: Provide attractive streetscapes that demonstrate continuity of design elements, encourage pedestrian movement, contribute to neighbourhood safety, and create opportunities for community interaction.

4.2. General Design Guidelines

OBJECTIVE: To ensure a cohesive, attractive, well-connected, and safe neighbourhood.

4.2.1 The development shall demonstrate best practices in sustainability, through energy-efficient architectural design, locally-adapted landscape design, and alternative transportation options.

4.2.2 Stormwater management shall be incorporated into the planning and design of open spaces, buildings, and paved areas.

4.2.3 The environmental integrity of the site and adjacent lands shall be protected.

4.2.4 A pedestrian-friendly environment shall be created through appropriate streetscape elements including street trees, street furniture, amenity spaces, appropriate lighting, broad sidewalks, and connections to the greater community pedestrian network.

4.2.5 Alternative and universally accessible transportation options shall be provided through accommodation of pedestrians, cyclists, electric wheelchairs and golf carts in addition to cars and trucks.

4.2.6 Vehicular access points from Townline Road shall be consolidated to control vehicular flow and enhance pedestrian safety. Crosswalks shall be provided at all major intersections.

4.2.7 Loading, service areas, and garbage areas shall be screened from public view.

4.2.8 Street lighting shall be ‘dark sky friendly’ and selected to meet the Town’s requirements. Shielded light fixtures will distribute light downward and flood lighting will not be used. Use of facade and soffit lighting will be limited.

4.2.9 The proposed apartments and hotel to be located inside the quarry shall not be visible from lands below the escarpment north of the site. Views of the forested escarpment slope shall not be affected.

4.2.10 The viewshed analysis in the Visual Impact Assessment (VIA) identifies limited views of the proposed apartments from the neighbouring Bevan Heights neighbourhood. Any views of the tops of proposed buildings from Bevan Heights will be mitigated with berming and vegetative screening. Appendix A

4.3. Architectural Design Guidelines

OBJECTIVE: To ensure a high level of architectural detailing is provided to contribute to an attractive public realm and streetscape.

4.3.1 The architectural design shall be based on a classical design vocabulary, both to be consistent with the early 19th Century Classical Revival character of Niagara-on-the-Lake and also to provide a way of ordering and modulating a large-scale development.

4.3.2 The classical design vocabulary shall be highlighted on the building exteriors by the use of fine quality Queenston limestone, available on site, which can be dressed to form the large ashlar blocks characteristic of this style. The use of this stone connects the buildings to this particular site and to the wide use of this material for important buildings and public works in the Niagara River corridor throughout the 19th and 20th Centuries.

4.3.3 The buildings shall generally have a facade division of rusticated base/columnar middle/ornamented cornice, typical of the classical revival style from the time of the Renaissance onwards. Domes or other vertical features can be used above the cornice line as a special feature to create points of emphasis and orientation.

4.3.4 Queenston limestone shall be used for the rusticated bases of all buildings, and for featured elements in the upper wall areas.

4.3.5 Stucco, coloured to reflect the traditional white of lime stucco or the buff colours of weathered Queenston limestone, may be used in reasonably protected upper wall areas.

4.3.6 Where poured-in-place or precast concrete is exposed as part of building foundations, building elements, or landscaping features, it shall be close in texture and colour to weathered Queenston limestone. Appendix A

4.3.7 Window sashes and frames shall be dark bronze or black in colour, to highlight the ordered Classical Revival proportions and to distinguish the wall openings from the lighter colours of the stone and stucco.

4.3.8 Roofing, where visible on gable, hip or mansard roofs, shall be zinc or copper, to reflect traditional practice in the Classical Revival tradition and ensure high life-cycle projections.

4.3.9 Contemporary reinterpretations of the classical design tradition may be used where they sustain the overall character and unity of the project.

4.3.10 The buildings that line the central street corridor will have identifiable street facades which help create a unified urban form.

4.3.11 Other buildings, including the manor house and the hotel, may adapt the classical vocabulary to reflect their stand-alone character as pavilions within the urban setting.

4.3.12 All building entrances shall be highly visible. Main entrances to the larger buildings shall be universally accessible and may have porte cocheres or similar one-storey entrance pavilions.

4.3.13 All entrances to commercial units shall be at grade and provide universal accessibility from public sidewalks.

4.3.14 Building signage shall be incorporated into the architectural and landscape design, and shall not dominate the aesthetic of the buildings or the escarpment setting.

4.3.15 Mechanical equipment, antennae, vents, and chimneys will be screened or incorporated into the design of the building and shall not extend above the maximum MASL established by the VIA.

4.3.16 The south facades of the townhomes, which are not visible from within the quarry but form part of the Townline Road streetscape, shall continue the same classical vocabulary and material palette. However, on these facades the stucco colour may be changed on individual units over time.

Appendix A

4.4 Landscape Design Guidelines

OBJECTIVE: To create functional and aesthetically pleasing streetscapes and amenity spaces that are pedestrian-friendly and encourage social interaction.

4.4.1 Existing mature trees shall be preserved where possible.

4.4.2 Roads within the urban settlement shall have sidewalks and street trees on both sides, and may have a landscaped median.

4.4.3 A variety of non-invasive street tree species shall be selected to avoid monoculture and to provide variation in form, colour, texture, and seasonal interest.

4.4.4 A preference will be given to native species.

4.4.5 Landscaped turn circles shall be considered at select building entrances to provide attractive focal points and traffic calming.

4.4.6 Corners, intersections and crosswalks shall have special landscape treatments that enhance pedestrian comfort and safety.

4.4.7 Enhanced landscaping shall be provided for the following high-visibility locations: a. Vehicular entrances from Townline Road b. Building entrances c. Corner blocks

4.4.8 A landscaped entry feature shall be provided at the entrance to the Queenston Quarry development at the intersection of Stanley Avenue and Townline Road, to help screen and protect the site from external traffic.

4.4.9 At the intersection of the exit from Highway 405 and Townline Road, there shall be appropriate welcome signage and landscaping on the north side of Townline Appendix A

Road as per discussions with the Town, the Region, the NEC and the Federal Government.

4.5 Townline Road Design Guidelines

OBJECTIVE: To create an attractive streetscape that is both functional and safe for residents, and that allows efficient traffic flow on Townline Road.

4.5.1 A service road running parallel to Townline Road shall serve as an internal landscaped driveway and shall provide on-street parking and access to underground parking, without disrupting traffic on Townline Road.

4.5.2 Street trees shall be provided on the landscaped median between Townline Road and the service road.

4.5.3 Landscaped entry features shall be provided at points of vehicular access to the service road from Townline Road.

4.5.4 A pedestrian sidewalk shall be provided between the service road and the entries to the townhouses.

4.5.5 Townhouses shall be oriented toward the street to further delineate the street edge.

4.5.6 Townhouses shall have a maximum height of 3 1⁄2 storeys. Setback from the top of rock face shall be based on slope stability and geotechnical recommendations.

4.5.7 Landscaped nodes shall be provided between townhouse blocks to provide visual interest.

Appendix A

4.5.8 A manor building at the gateway/entry to the site shall have a maximum height of 3 1⁄2 storeys.

4.6 Apartment and Hotel Design Guidelines

OBJECTIVE: To create inviting spaces that offer functional amenities and leisure opportunities.

4.6.1 A maximum of 7 apartment buildings and 750 units shall be permitted on the former quarry floor. A hotel with a maximum number of 200 guest rooms shall be permitted.

4.6.2 The maximum height of the apartment buildings on the quarry floor shall be as established through the approved Visual Impact Assessment (VIA) and shall be not more than 201 m.a.s.l., not including architectural features such as a spire.

4.6.3 The majority of resident parking shall be enclosed, with surface parking limited to visitor parking, parking for wine caves, and other secondary parking requirements.

4.6.4 Service lanes and on-street parking shall be separated from the main traffic flow throughout the development.

4.6.5 Porte cocheres shall be provided at apartment building entrances for pedestrian safety and comfort.

4.6.6 A network of sidewalks shall be provided to interconnect the residential buildings to site amenities.

4.6.7 Amenity spaces shall be provided throughout the residential area are provided. Appendix A

4.6.8 Communal amenities shall be provided within each apartment building.

4.6.9 Visual and physical connections to a golf course and other landscape features within the surrounding quarry landscape shall be provided.

4.6.10 Loading, service areas, and garbage areas shall be screened from public view.

4.6.11 Where architectural domes and spires are provided as vertical features on the apartment buildings, they shall not be lit or have highly reflective surfaces.

4.6.12 The maximum height of architectural spires shall be 3m.

4.6.13 The built form of the hotel shall be a maximum of 6-storeys with enclosed amenity and at-grade resort hotel uses. Complimentary commercial and recreational uses shall be permitted in the design with the hotel use.