city of vaughan city-wide urban design guidelines

CITY-WIDE URBAN DESIGN GUIDELINES STAKEHOLDER WORKSHOP

APRIL 28TH, 2017

CITY OF VAUGHAN

DRAFT

OVERVIEW

1. WHAT WE’VE HEARD

2. DRAFT DESIGN PRIORITIES

3. OVERVIEW OF DRAFT PERFORMANCE STANDARDS

i. Public Realm Frameworks

ii. Tall Buildings

iii. Mid-Rise Buildings

iv. Low-Rise Buildings (Includes Townhouses)

v. The Green Datum

vi. Animating Streets & The Public Realm

WHAT WE’VE HEARD STAKEHOLDER WORKSHOP #1

- Provide realistic standards

- Apply guidelines consistently between developments

- Align with existing City practices

- Create flexible guidelines

- Address different built form and land use conditions (including both

greenfield and infill)

- Need clear definition for mid-rise built form

- Should encourage higher quality built form

- Should provide a toolkit for development

- Use clear language

- Contemplate emerging trends

WHAT WE’VE HEARD ADDITIONAL FEEDBACK (Technical Advisory Committee & Design

Review Panel)

1. Reflect Vaughan’s unique

context

2. Encourage the ‘missing

middle’ to connect nodes

3. Flexible guidelines encourage

creativity and variety

4. Frame and activate the public

realm

5. Create a built form/open

space balance

6. Address interim development

and changing conditions

7. Promote contextual analysis

to respond to sense of place

DRAFT DESIGN

PRIORITIES

DRAFT DESIGN PRIORITIES

1. Enhance and Protect

Vaughan’s Natural Heritage

Systems

2. Respond to Site Context

3. A Well-Scaled City as a Livable

Environment for people

4. A Well-Connected Network

that is Safe, Comfortable and

Accessible

5. Promote High-Quality

Architecture

6. Frame an Active Public Realm

and Pedestrian Environment

FLEXIBLE GUIDELINES

The guidelines are meant to encourage creative solutions. Where it can

be demonstrated that an alternative approach achieves the intent of the

guidelines, its merits should be considered on a case-by-case basis.

PUBLIC REALM

FRAMEWORKS

CONTEXT ANALYSIS

New development will show how it

responds to:

- Existing and planned built form

- Existing and planned circulation

networks and connections

- Parks, open spaces, natural

heritage

- Permitted building heights and

land uses

- Adjacent heritage resources

- Landmarks and view corridors

- Typical block and lot sizes

- Policy vision for the area (eg.

HCD, Secondary Plan area)

PUBLIC REALM FRAMEWORKS

PERFORMANCE STANDARDS INCLUDE:

- Streets and Blocks

- Lot Sizes and Variety

- Development Adjacent to Natural

Heritage

- Development Adjacent to Agriculture

- Development Adjacent to Cultural

Heritage

- Park Frontage

- Landmarks and Views

Urban Design Briefs will be used as a

tool to demonstrate how the new

development responds to this context.

Terms of Reference will be developed as

part of this study to identify content

required for submissions.

TALL BUILDINGS

TALL BUILDINGS

DESIGN OBJECTIVE

Tall buildings (more than 12 storeys) are a key component of a balanced

intensification strategy. Located primarily at the intersection of Regional

Intensification Corridors and within Primary Centres, they create urban

landmarks and reinforce a varied skyline.

Tall buildings may take a variety of forms, including a tower/podium

form, or a stand-alone tower. In either form, the design and massing of

towers should mitigate wind and shadows on the public realm and

other sensitive places (eg. school yards, private yards, parks).

DESIGN PRINCIPLES

1. Provide landmarks at key sites

(i.e. gateways, corners, etc.)

2. Provide appropriate height

transitions within and from the

Centres

3. Enhance the skyline with distinct

and attractive tall buildings

4. Vary built form and massing

TALL BUILDINGS

TALL BUILDINGS

PERFORMANCE STANDARDS:

Building Massing

- Objective is to promote façade

articulation and variety, and to

manage microclimate effects

- With podium: Podium of 3-6

storeys, then set back min. 3m

- Max. 850 sqm floorplate

12 STOREYS

6 STOREYS

TALL BUILDINGS


Building Massing

- Without podium: Up to 12

storeys, min. of 20% of the

building width should be set

back from the main building face

by 3 metres.

- Design should mitigate negative

microclimate effects (eg.

downdrafts)

- Where a continuous streetwall

exists, align with existing

buildings

- Max. 80m building length

12 STOREYS

TALL BUILDINGS

MAX FLOORPLATE

850 sq m

20% OF WIDTH SET

BACK 3m FROM

MAIN BUILDING

FACE UP TO 12

STOREYS

12 STOREYS

TALL BUILDINGS

PERFORMANCE STANDARDS: Rear Yard Transition to Low-Rise Areas

- Objective is to ensure compatibility with sensitive uses and established

neighbourhoods and reduce shadow impacts

- 7.5 m setback from rear property line

- 45 degree angular plane up to 12 storeys, no angular plane above 12 storeys

TALL BUILDINGS

PERFORMANCE STANDARDS: Separation Distance

- Objective is to create permeable blocks and promote views, sunlight and privacy

- 15 m side yard separation up to 6 storeys

- 30 m tower separation above 6 storeys

- Create mid-block connections (generally on blocks longer than ~200m)

3 ALTERNATIVES

MID-RISE BUILDINGS

MID-RISE BUILDINGS

DESIGN OBJECTIVE

Provide an ‘in-between’ scale (6 to 12 storeys) that accommodates

significant density that is consistent and harmonious with adjacent

neighbourhoods.

Mid-rise buildings are envisioned as the predominant form along the

Regional Intensification Corridors to link the City’s Primary Centres

through the creation of vibrant, attractive streetscapes.

DESIGN PRINCIPLES

1. A flexible design approach that

reinforces the OP policies

2. Address the ‘missing middle’

through a mid-rise scale

3. Achieve transit-supportive density

at a human-scale

4. Frame the streetscape through

built form and massing

5. Activate the grade-level with a

range of uses and services

MID-RISE BUILDINGS

PERFORMANCE STANDARDS: Building

Massing

- Objective is to promote façade

articulation and variety, and to manage

microclimate effects

- With podium: Podium of 3-6 storeys,

then set back min. 3m

- Without podium: Min. of 20% of the

building height and width set back

from the main building face by 3

metres.

- Design should mitigate negative

microclimate effects (eg. downdrafts)

- Where a continuous streetwall exists,

the front setback and stepbacks should

align with existing buildings

- Max 80m building length

MID-RISE BUILDINGS

20%

MID-RISE BUILDINGS

20% OF HEIGHT

AND WIDTH SET

BACK 3m FROM

MAIN BUILDING

FACE

MID-RISE BUILDINGS

PERFORMANCE STANDARDS: Rear Yard Transition to Low-Rise Areas

- Objective is to ensure compatibility with sensitive uses and established

neighbourhoods and reduce shadow impacts

- 7.5 m setback from rear property line

- 45 degree angular plane

MID-RISE BUILDINGS

ALTERNATIVE REAR YARD TRANSITION

MID-RISE BUILDINGS

PERFORMANCE STANDARDS: Separation Distances

- Objective is to create permeable blocks and promote views, sunlight and privacy

- 15 m side yard separation up to 6 storeys

- 20 m side yard separation above 6 storeys

- Create mid-block connections (generally on blocks longer than ~200m)

DEMONSTRATION PLAN

LOW-RISE BUILDINGS

LOW-RISE BUILDINGS

DESIGN OBJECTIVE

Low-Rise Buildings (up to 5 storeys) are an important part of the

“missing middle” of housing typologies. They also provide important

services within the community as employment, commercial, or

institutional buildings.

Low-rise buildings will frame an active and green public realm, with

spill-out spaces and front yard landscapes that create an effective

transition between public and private space.

DESIGN PRINCIPLES

1. Transitional built form from

established neighbourhoods to areas

of higher density

2. Provide a range of denser housing

options

3. Accommodate mixed-uses to

complete communities

4. Activate commercial and

employment streetscapes through

well-framed streets and pedestrian-

supportive buildings

5. Create effective transitions from

public space to residential uses

LOW-RISE BUILDINGS

TOWNHOUSES

- Low-Rise Infill Guidelines apply in

Established Community Areas

- The City-Wide Guidelines will be

generally consistent with Infill

Guidelines but provide additional

performance standards applying to:

- Townhouses in other parts of

the City

- Conventional, Stacked and

Back-to-Back forms

- City-Wide Guidelines will not

address detached or semi-

detached dwellings

APPROVED URBAN DESIGN GUIDELINES FOR INFILL DEVELOPMENT IN

ESTABLISHED LOW-RISE NEIGHBOURHOODS

TOWNHOUSES (GENERAL)

PERFORMANCE STANDARDS

- Objective is to promote visual

interest, residential streetscape

character and comfortable unit

sizes

- Max. 6 consecutive units (except

Stacked = max. 50m long

building)

- Min. 6m unit width with

integrated garage

- Min. 5m unit width without

integrated garage

- 4.5m min. front-yard setback

with 3m ‘no-encroachment’ zone

CONVENTIONAL TOWNHOUSE

4.5m

TOWNHOUSES


- Preference for alternatives that avoid integrated garages

- Where there is an integrated front garage, may occupy max. 50% of the unit

frontage

BACK-TO-BACK TOWNHOUSES WITH

UNDERGROUND PARKING

STACKED TOWNHOUSES WITH REAR LANE



- Min. 12m setback from rear lane to townhouse

- Min. 5 metre between rear building face and garage

CONVENTIONAL TOWNHOUSE WITH REAR LANE



- Max. 1.5m finished ground floor height

STACKED BACK-TO-BACK TOWNHOUSE WITH REAR YARD PARKING


PERFORMANCE STANDARDS: Separation Distances

Objective is to create permeability between groupings of townhouses and

promote views, sunlight and privacy

THE GREEN DATUM

BUILT FORM

THE GREEN DATUM

GREEN VAUGHAN

APPLYING THE GREEN DATUM


DESIGN PRINCIPLES

1. Balance the scale of the pedestrian

environment in proportion with road

infrastructure

2. Achieve the City’s urban tree canopy

(35%) and environmental objectives

3. Encourage variation in building form

and massing

4. Establish a vibrant & sustainable

streetscape with a variety of uses

5. Enhance permeability through large

sites

6. Encourage active transportation and

transit use

GREEN PUBLIC REALM

BUILT FORM INNOVATION


Projections and cantilevers on upper levels permit opportunities to

build within the GREEN DATUM, encouraging variation in built form

while allowing expansive landscape options at grade.


COMPARISON TO TRADITIONAL MID-RISE BUILDING:

Achieves similar GFA with more flexible building envelope


Buildings set back min. 10m to create

GREEN DATUM and landscaped edge

Projection for commercial uses at-grade

uses within GREEN DATUM

- Up to 60% of commercial frontage

- Max. of 6-storeys

- Max. 5m projection

Projection for residential uses at-grade

within GREEN DATUM

- Up to 40% of residential frontage

- Max. of 6-storeys

- Max. 5m projection

TALL BUILDINGS


Upper level cantilever permitted into

GREEN DATUM:

- Above 2 storeys (min 7.5m)

- Up to 90% of total building height

and width

- 4m max. projection

TALL BUILDINGS


Also allows for a podium-tower form

TALL BUILDINGS


Buildings set back min. 7m to create GREEN

DATUM and landscaped edge

Projection for commercial uses at-grade uses

within GREEN DATUM

- Up to 60% of commercial frontage

- Max. of 4-storeys

- Max. 3.5m projection

Projection for residential uses at-grade within

GREEN DATUM

- Up to 40% of residential frontage

- Max. of 4-storeys

- Max. 3.5m projection

MID-RISE & LOW-RISE BUILDINGS


Upper level cantilever permitted into

GREEN DATUM:

- Above 2 storeys (min 7.5m)

- Up to 90% of total building height

and width

- 3.5m max. projection

MID-RISE & LOW-RISE BUILDINGS

GREEN DATUM

PERFORMANCE STANDARDS: Tree Planting

- 2 consistent rows of trees with optional third row

- Entire Green Datum area must provide access to soil

- Trees must provide minimum required soil volumes

- Plant smaller stature trees close to building, larger closer to street

GREEN DATUM


Ecological Benefits

- LID measures that function to

provide stormwater filtration &

retention

- Passive irrigation with stormwater

only

- Min. 50% soft landscaping for

residential unit frontages; 15% for

non-residential or lobby frontage

- Individual unit entrances at

ground level: 2/3 designed as a

private front yard, while the

remaining 1/3 designed to

provide a transition

PUBLIC ROW

2/3 PRIVATE

FRONT YARD

1/3 LANDSCAPED

TRANSITION

GREEN DATUM


Green Datum Requirements

No underground parking under

Green Datum zone (eg. parking

structure may be under the

building footprint but not

under the front landscaped

area)

ANIMATING STREETS &

THE PUBLIC REALM

THRESHOLDS

PERFORMANCE STANDARDS: Residential Threshold – Individual Unit Entrances

- Create transition between public and private space with landscaping (1/3

public transition zone & 2/3 private)

- Tree planting within front yards

- Min. 50% soft landscaping

THRESHOLDS

THRESHOLDS

PERFORMANCE STANDARDS: Residential Threshold – Shared Entrance / Lobby


- Streetscape amenities (public art, cycling or pedestrian furnishings)

THRESHOLDS

PERFORMANCE STANDARDS: Commercial Threshold - Mixed-Use Building

- Double height floors

- Pedestrian amenities and spill-out spaces


THRESHOLDS

RETAIL SPACE

THRESHOLDS

PERFORMANCE STANDARDS: Commercial Threshold - Large Format Building

- Active, usable front entrances with glazing into interior spaces

- Articulated facades

- Streetscape amenities (public art, cycling or pedestrian furnishings)


LANDSCAPE GUIDELINES


Objective is to create spaces that have an

ecological and community function, have

multiple uses and support the City’s

network of public open spaces and parks

Includes:

- Grade-Related and Rooftop Amenity

Spaces

- Plazas & Forecourts

- Landscaped Setbacks

- Courtyards

- Gardens

- Atriums

SITE DESIGN GUIDELINES


Objective is to:

- Animate and frame the public realm

- Enhance pedestrian connections and

circulation

- Reduce the visual impact of parking,

servicing, and utilities on the public

realm

- Integrate ecological services into the

site design

THANK YOU

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