urban design brief - claringtonthis urban design brief provides context description and information...

1

URBAN DESIGN BRIEFMunicipality of ClaringtonNW Nash and Hancock, Courtice, Ontario

Revised June 2019

2

Report Prepared by:The Biglieri Group LTD.121-20 Leslie StreetToronto, ONM4M 3L4

Report Prepared for:Trolleybus Development4950 Yonge St, Suite 900Toronto, ONM2N 6K1

Submitted to:Municipality of ClaringtonPlanning Services40 Temperance StreetBowmanville, ON L1C 3A6

3

TABLE OF CONTENTS.1. EXECUTIVE SUMMARY 2. INTRODUCTION 2.1 Purpose 3. SITE CONTEXT 3.1 Location3.2 Surrounding Area3.3 Existing Urban Pattern3.4 Transit and Walkability

4. URBAN DESIGN OBJECTIVES4.1 Design Vision

5. COMMUNITY DESIGN5.1 Site Design5.2 Character and Image5.3 Priority Lots5.4 Building Types5.5 Garages

6. CONCLUSION

5

67

89101415

1617

181920212223

24

EXECUTIVE SUMMARYEXECUTIVE SUMMARY.

4

01The proposed development situated in the urban area of Courtice, in the Municipality of Clarington, is located northwest of the intersection of Nash Road and Hancock Road. The subject site is within the Hancock Neighbourhood Design Area. For development to proceed, both Draft Plan of Subdvision and Zoning By-Law applications are required. This document has been prepared in support of the development applications to the Municipality of Clarington.

The urban design agenda emphasizes the Municipality of Clarington General Architectural Design Guidelines and oulines the design rationale that will frame the proposed residential development compatibility to built form, massing, density, height, building setbacks and lot fabric to the surrounding neighbourhood.

5

INTRODUCTION.

6

022.1 PURPOSE

This urban design brief provides context description and information on how the proposed development at Nash and Hancock Roads conforms to the Municipality of Clarington General Architectural Design Guidelines. The proposed development connects to the existing residential areas north and west of the site, promoting attractive, safe and pedestrian-friendly streetscapes, fostering innovative building designs, and minimizing the visual prominence of the garage within the streetscape.

The proposed development aims to incorporate urban design principles in order to create a more livable and vibrant community in the Hancock neighbourhood.

2.2 SUPPORTING DOCUMENTS

This Urban Design Brief has been prepared with consideration and reference to the following policy and guideline documents:

1. The Municipality of Clarington General Architectural Design Guidelines2. Municipality of Clarington Official Plan

7

SITE CONTEXT.

8

N

SUBJECT SITE

source: Google Earth

source: Google Earthsource: Google Earth


033.1 LOCATION

The subject site is zoned as A-Agricultural and EP-Environmental Protection, in the Municipality of Clarington, Zoning By-law 84-63. The subject site is located in the Hancock neighbourhood, northwest of the intersection of Nash and Hancock Roads. Currently, the site is comprised of rural residential lots and former automobile recycling yard. One- and two-storey residential dwellings populate the lots.

The Municipality of Clarington Official Plan currently designates the property as “Urban Residential”. Draft Plan of Subdivision and Zoning By-law Amendment applications are required for the proposed development. A site-specific zoning by-law, aside from changing the zoning category, will establish the development performance standards for the subject site.

The site has a total area of 6.7 hectares (16.6 acres) and has a total frontage of approximately 150 metres along Nash Road and 250 metres along Hancock Road.

9

source: Google Earth source: Google Earth


HA

CO

CK

RO

AD

NASH ROAD

GEORGE REYNOLDS DR.

HA

RR

Y GAY D

R.

TABB AVE.

BROOME AVE.

N

SITE

N

North/Northwest

The lands adjacent to the site to the north consists of rural residential lots and natural heritage features. To the northwest is Harry Gay Neighbourhood Park surrounded by single detached homes along George Reynolds Drive (north) and Harry Gay Drive (west).

3.2 SURROUNDING AREA

10

SUBJECT

SITE

SOUTH/SOUTHEAST | source: Google Earth


N

South/Southeast

To the south and southeast of the site are several residential builings and agricultural lands. South of Nash Road, within 1km, is a convenience store with restaurants adjacent to Durham Regional Highway 2. Highway 2 is serviced by GO Bus route 90, with a bus stop located 8-10min walking distance from the subject site.


11

SOUTH/SOUTHEAST | source: Google Earth

SUBJECT

SITE

HA

CO

CK

RO

AD

NASH ROAD

GEORGE REYNOLDS DR.

HA

RR

Y GAY D

R.

TABB AVE.

BROOME AVE.

N

SITE



HA

CO

CK

RO

AD

NASH ROAD

GEORGE REYNOLDS DR.

HA

RR

Y GAY D

R.

TABB AVE.

BROOME AVE.

N

SITE

N

East/Southeast

Agricultural lands are located across Hancock Road on the east side of the proposed development. To the southeast portion are several residential buildings along Hancock Road.

12

SUBJECT

SITE

EAST | source: Google Earth

HA

CO

CK

RO

AD

NASH ROAD

GEORGE REYNOLDS DR.

HA

RR

Y GAY D

R.

TABB AVE.

BROOME AVE.

N

SITE

N

West/Southwest

Directly west of the subject site is Harry Gay Neighbourhood, comprised of single detached homes. Within approximately 10-min walking distance to the west are several institutional facilities, including Faith United Church, Clarington Public Library (Courtice), Courtice Secondary and Courtice North Public Schools, and Courtice Community Complex.


13

SUBJECT

SITE

WEST | source: Google Earth



NN

DURHAM REGIONAL HIGHWAY 2

HAN

CO

CK

RO

AD

NASH ROAD

CO

UR

TICE R

OAD

GEORGE REYNOLDS

3.2 EXISTING URBAN PATTERN

The subject site is situated along Nash and Hancock Roads. Low density single-detached homes are located to the west and north. Hancock Road is the main access to the subject site. The existing urban pattern is bounded by Durham Regional Highway 2 to the south, north to George Reynolds, east to Courtice Road and west to Hancock Road. The built form within this boundary is predominately low density residential serviced by a network of local roads.

The immediate urban pattern adjacent to the subject site consists of mostly local roads providing access to the existing low density residential developments to the west, north and northwest of the subject site.

14


NNH

ANC

OC

K R

OAD

CO

UR

TICE R

OAD

DURHAM REGIONAL HIGHWAY 2

NASH ROAD

BOWMANVILLE TOWN CENTRE

SCHOOL, PUBLIC LIBRARY, RECREATIONAL CENTRE

CONVENIENCE STORE, RESTAURANTS

3.3 TRANSIT AND WALKABILTY

The overall location of the site is very well connected to various important nodes within the Municipality of Clarington and City of Oshawa. Within proximity to the subject site are numerous bus routes, Downtown Oshawa, Bowmanville Town Centre and easy access to Highways 401, 407 and 418.

Vehicular AccessibilityVehicular access to the subject site is provided via an extension of Broome Avenue to Hancock Road. Hancock Road connects to Durham Regional Highway 2, which leads to Bowmanville Town Centre. Coutice Road to the east provides vehicular access to Downtown Oshawa and via Highway 401, south of the subject site.

Public Transit Accessibility The Courtice Community Complex Carpool Lot is less than a 10-minute drive from the subject site. Durham Regional Transit (DRT) routes 402, 411, and 412 serve this lot. The bus stop for this route is conveniently located at Durham Regional Highway 2 and Hancock Road. This is about 600 metres from the subject site or about a 8-minute walk. Transit to and from Bowmanville Town Centre is approximately a 30 minute bus ride on GO Transit Route 90. The bus stop for this route is located at Durham Regional Highway 2 and Hancock Road. This is about 600 metres from the subject site or about an 8 minute walk.

Walkability and CyclingCycling infrastructure is minimal, however, there are existing bicycle lanes on Nash Road, west of Harry Gay Drive. Opportunity for infrastructural expansion to the future Courtice and Bowmanville and GO Stations may be an objective in future. Currently the subject site is approximately a 26 minute bike from Bowmanville Town Centre and a 7-min trip to the Courtice Community Complex via bicycle.

The surrounding area is well-served for pedestrians. Within a 1200 metre radius (15-minute walk) of the subject site is Faith United Church, Clarington Public Library (Courtice), Courtice Secondary and Courtice North Public Schools, and Courtice Community Complex.

15


URBAN DESIGNOBJECTIVES.

16

044.1 DESIGN VISION

The proposed residential development at Nash and Hancock Roads is intended to be an extension of the residential neighbourhood to west of the subject site. The conceptual design goals are to promote increased density, walkability, encourage cycling and accommodate a range of architectural elements consistent with the existing character of the neighbourhood. The guiding design principle of the proposed development draws on the balance between existing and new, low- and medium-density homes.

Encouraging sustainable environmental initiatives, such as attractive, safe and pedestrian-friendly streetscape, innovative landscaping solutions and creative blend of traditional and contemporary architecture are major design priorities. Given the character of the site’s location, the design should respect the surrounding rural characteristics through a gradual transition westwards from the existing dwellings on Hancock Road to the Harry Gay Neighbourhood west of the subject site.

17

COMMUNITY DESIGN.

18

DRAFT PLAN OF SUBDIVISION

055.1 SITE DESIGN

The proposed development has been configured to be integrated to the existing residential neighbourhood to the west, as well as promoting increased density along Nash and Hancock Roads. The single-detached lots in the revised Draft Plan of Subdivision are designed to have frontages of 9.15-, 10.0- and 11.3-metres, similar to the existing lots to the west. The townhouse blocks proposed for Hancock Road, Tabb Avenue, Street C and Street D are configured to have lot widths of 7.0 metres. All townhouses will be traditional freehold townhouses with individual access from public streets.

5 units

5 units

6 units

5 units

248.

34

N71°14'00"E201.38

N71°11'40"E151.64

N20

°13'

20"W

156.

7420

9.08

N20

°08'

30"W

117.

35

N71°12'10"E49.68

N28°32

'00"E

1101

.99

N20

°07'

20"W

N20

°08'

30"W

5 units4 units

5 units4 units

6 units

7 units

4 units

5 units

5 units

0.3m Reserve

0.3m Reserve

0.3m Reserve

5.0m Road Widening

3.0m Road Widening

ExistingResidential

FutureDevelopment

B R O O M E A V E N U E

Street A

Street C

0.3m Reserve

1 5 10

15

20

28 25

31

30

37

35

Block 86

Block 87

Block 88

Block 89

Block 95Block 96

Block 97

Block 102

Block 104

Block 105

Block 107

Block 101

Block 108

Block 109

Block 103

Townhouses

Townhouses

Townhouses

Townhouses

TownhousesTownhouses

Townhouses

0.07 ha

0.08 ha N A S H R O A D

H A

N C

O C

K

R O

A D

T A B B A V E N U E

D U

V A

L

S T

R E

E T

Broome Avenue Extension

Draft Plan of SubdivisionS-C-2009-0001

(Headgate)

EXISTING RESIDENTIAL

FUTUREDEVELOPMENT

FUTURE DEVELOPMENT

AGRICULTURAL

AGRICULTURALEXISTINGRESIDENTIAL

FUTURE DEVELOPMENT


AGRICULTURAL

Tabb Avenue Extension

Street B

Street D

9

16

18

19 23

24

22

29

38 40 4549

505253556061

62 65 70 71 73

747576778085

Block 98Townhouses

Block 94Townhouses

Block 93Townhouses

Block 92Townhouses

Block 91Townhouses

Block 90Townhouses

Block 99Future

Development

Block 100FutureDevelopment

0.3m ReserveBlock 106

0.10 ha

0.10 ha

0.09 ha

0.01 ha

ADDITIONAL INFORMATION REQUIREDUNDER SECTION 51 (17) OF THEPLANNING ACT, R.S.O., 1990

SURVEYOR'S CERTIFICATE

18M-00161-00

SCHEDULE OF LAND USE

LAND USE Area

OWNER'S AUTHORIZATION

Units

7.0m Wide Townhouses

Total

Scale 1 : 750(24 x 36)

DRAFT PLAN OFSUBDIVISION

May 14, 2019

Future Development

Existing Residential

6.78 16.5

66

151

Roads

Lot/BlockNumber

10.0m Wide Detached Res.

FOR PART OF LOT 27 , CONCESSION 3FORMER TOWNSHIP OF DARLINGTONNOW BEING LOTS 1 TO 6, INCLUSIVELOTS 12 TO 17, INCLUSIVEANDPART OF LOT 18 REGISTERED PLAN No. 634MUNICIPALITY OF CLARINGTONREGIONAL MUNICIPALITY OF DURHAM

Nort

h

NTSKEY PLAN

SUBJECTLAND

NASH ROAD

HA

NC

OC

K R

OA

D

CO

UR

TICE

RO

AD

SO

LINA

RO

AD

HIGHWAY 2 (KINGSTON ROAD)CLARINGTONPUBLICLIBRARY

COURTICESECONDARYSCHOOL


49

8

0.3m Reserve

1-9, 16-22, 25-30,53-70, 77-85

10-15, 23, 24

Blocks 86 to 98

Blocks 99 to 101

Block 102

Blocks 105 to 109

Road Widenings Blocks 103 & 104

2.80

1.50

0.20

0.10

0.15

<0.01

2.03

3.6

6.9

0.5

0.2

0.4

<0.1

4.9

DU

VAL

GEORGE REYNOLDS DR.

HOLYROD DRIVE

BROOME

TABB

HA

RR

Y GA

Y DR

IVE

9.15m Wide Detached Res. 2831-52, 71-76

Other LandsOwned byApplicant

S-C-2018-0003, ZBA2018-0014

5 units

5 units

6 units

5 units

248.

34

N71°14'00"E201.38

N71°11'40"E151.64

N20

°13'

20"W

156.

7420

9.08

N20

°08'

30"W

117.

35N71°12'10"E

49.68

N28°32

'00"E

1101

.99

N20

°07'

20"W

N20

°08'

30"W

5 units4 units

5 units4 units

6 units

7 units

4 units

5 units

5 units

0.3m Reserve

0.3m Reserve

0.3m Reserve

5.0m Road Widening

3.0m Road Widening

ExistingResidential

FutureDevelopment


Street A

Street C

0.3m Reserve

1 5 10

15

20

28 25

31

30

37

35

Block 86

Block 87

Block 88

Block 89

Block 95Block 96

Block 97

Block 102

Block 104

Block 105

Block 107

Block 101

Block 108

Block 109

Block 103

Townhouses

Townhouses

Townhouses

Townhouses


Townhouses

0.07 ha


H A

N C

O C

K

R O

A D

T A B B A V E N U E

D U

V A

L

S T

R E

E T



(Headgate)


FUTUREDEVELOPMENT

FUTURE DEVELOPMENT

AGRICULTURAL


FUTURE DEVELOPMENT


AGRICULTURAL


Street B

Street D

9

16

18

19 23

24

22

29

38 40 4549

505253556061

62 65 70 71 73

747576778085

Block 98Townhouses

Block 94Townhouses

Block 93Townhouses

Block 92Townhouses

Block 91Townhouses

Block 90Townhouses

Block 99Future

Development



0.10 ha

0.10 ha

0.09 ha

0.01 ha



18M-00161-00


LAND USE Area


Units


Total

Scale 1 : 750(24 x 36)


May 14, 2019

Future Development


6.78 16.5

66

151

Roads

Lot/BlockNumber



Nort

h

NTSKEY PLAN

SUBJECTLAND

NASH ROAD

HA

NC

OC

K R

OA

D

CO

UR

TICE

RO

AD

SO

LINA

RO

AD




49

8

0.3m Reserve

1-9, 16-22, 25-30,53-70, 77-85

10-15, 23, 24

Blocks 86 to 98

Blocks 99 to 101

Block 102

Blocks 105 to 109


2.80

1.50

0.20

0.10

0.15

<0.01

2.03

3.6

6.9

0.5

0.2

0.4

<0.1

4.9

DU

VAL

GEORGE REYNOLDS DR.

HOLYROD DRIVE

BROOME

TABB

HA

RR

Y GA

Y DR

IVE



S-C-2018-0003, ZBA2018-0014

19

Foundation Planting

5.2 CHARACTER AND IMAGE

The proposed development at Nash and Hancock Roads is intended to merge with the character of the existing development to the west, creating a strong identity to the neighbourhood.

Pedestrian comfort is a priority for the site and is to be promoted through architetural elements brought close to the street such as porches and the main front wall. Scale is of importance for the proposed develoment, as necessary setbacks suggest and promote an appropriate pedestrian comfort at street level.

The townhouses provide increased density and strong massing to frame the streets they are located on.

Beds of plants such as shrubs installed along house foundations (foundation planting) and streets trees are encouraged to promote pedestrian scale, and enhance the landscape character of the neighbourhood.

20


5 units

5 units

6 units

5 units

43.842

N71°14'00"E201.38

N71°11'40"E151.64

W"02' 31° 02N

156.

7480. 902

W" 03' 80° 02N

53. 711

N71°12'10"E49.68

N28°32

'00"E

1101

.99

W"02' 70° 02N

W" 03' 80° 02N

5 units4 units

5 units4 units

6 units

7 units

4 units

5 units

5 units

0.3m Reserve

0.3m Reserve

0.3m Reserve

5.0m Road Widening

3.0m Road Widening

ExistingResidential

FutureDevelopment


Street A

Street C

0.3m Reserve

1 5 10

15

20

28 25

31

30

37

35

Block 86

Block 87

Block 88

Block 89

Block 95Block 96

Block 97

Block 102

Block 104

Block 105

Block 107

Block 101

Block 108

Block 109

Block 103

Townhouses

Townhouses

Townhouses

Townhouses


Townhouses

0.07 ha


D A

O R

K C

O C

N A

H

T A B B A V E N U E

D U

V A

L

S T

R E

E T



(Headgate)


FUTUREDEVELOPMENT

FUTURE DEVELOPMENT

AGRICULTURAL


FUTURE DEVELOPMENT


AGRICULTURAL


Street B

Street D

9

16

18

19 23

24

22

29

38 40 4549

505253556061

62 65 70 71 73

747576778085

Block 98Townhouses

Block 94Townhouses

Block 93Townhouses

Block 92Townhouses

Block 91Townhouses

Block 90Townhouses

Block 99Future

Development



0.10 ha

0.10 ha

0.09 ha

0.01 ha



18M-00161-00


LAND USE Area


Units


Total

Scale 1 : 750(24 x 36)


May 14, 2019

Future Development


6.78 16.5

66

151

Roads

Lot/BlockNumber



htro

N

NTSKEY PLAN

SUBJECTLAND

NASH ROAD

HA

NC

OC

K R

OA

D

CO

UR

TICE

RO

AD

SO

LINA

RO

AD




49

8

0.3m Reserve

1-9, 16-22, 25-30,53-70, 77-85

10-15, 23, 24

Blocks 86 to 98

Blocks 99 to 101

Block 102

Blocks 105 to 109


2.80

1.50

0.20

0.10

0.15

<0.01

2.03

3.6

6.9

0.5

0.2

0.4

<0.1

4.9

DU

VAL

GEORGE REYNOLDS DR.

HOLYROD DRIVE

BROOME

TABB

HA

RR

Y GA

Y DR

IVE



S-C-2018-0003, ZBA2018-0014

DRAFT PLAN OF SUBDIVISION

LEGEND

View Terminus Dwellings

Corner Lot Dwellings

Community Window Dwellings

5.3 PRIORITY LOTSDwellings in prominent locations, or “Priority Lots”, should be designed to reflect their high-profile location. At these locations, building components and design should have a higher degree of visibility within the public realm that emphasize their potential role as orienting structures and landmarks within the neighbourhood.

View Terminus Dwellings should include such enhancement features as a greater front yard setback from adjacent dwellings where lot depth permits. Driveways will be on the outside when View Terminus Dwellings are paired together for greater landscaping opportunities. Additional, achitectural treatments will be provided.

Corner Lot Dwellings shall display the following general design criteria:• Corner Lot Dwellings shall address both street frontages in a consistent manner and incorporate ground

level detailing (porches, windows, entries, etc.);• Buildings should be sited close to the street;• The preferred design is with the main entrance facing the long side of the lot (side entry) or the day-light

triangle (angled entry);• The main entrance may face the front lot line provided appropriate attention is paid to the design of the

flanking wall through the use of bay windows and/or a secondary entrance;• Special attention to the massing, height, articulation, fenestration, material finish and detailing should be

provided for all exposed elevations of a Corner Lot Dwelling.

Community Window Dwellings shall display the following general design criteria:• The majority of houses within the Community Window streetscape should have a covered front porch;• Dwellings which flank onto an external arterial road, but which are notcorner lots, will require side and rear

elevation upgrades;• Dwellings with front projecting garages should be minimized;• Upgraded building designs are encouraged.

21

5.4 BUILDING TYPES

Single-Detached Homes

The proposed development offers a total of 85 single-detached homes. Single-detached homes offer front access.

In all instances single-detached homes shall display the following general design criteria:

• Architecture and landscaping should define the public and private boundaries in a clear way; • Ample windows should face public areas;• Front porches, balconies, recessed entries, and other types of transitional spaces should be located

close to and allow for views along the street;• Street-facing garages should be setback from the unit’s main living wall;• The main entrance to the dwelling should be given appropriate design emphasis;• Stairs accessing the main entrance to the dwelling should be designed as an integral component of

the dwellings façade;• Single-detached homes should have distinguishing elements characteristic of a single architectural

style;• Alternate elevations of a variety of traditional roof types and forms should integrate and ensure

appropriate transitions to the adjacent roof forms; • High architectural standard and variation should be employed, including variation in height and

massing compatible to adjacent dwellings;• Corner lot fencing shall be compatible throughout the neighborhood and comply with the

Municipality of Clarington fencing requirements and by-laws.

TownhousesThe proposed development offers a total of 66 townhouse units with access from the street. Townhouse blocks provide increased density and strong massing to frame their neighbourhoods.

In all instances townhouse blocks shall display the following general design criteria:

• Architecture and landscaping should define the public and private boundaries in a clear way; • Ample windows should face the public realm;• Front porches, balconies, recessed entries, verandahs and other types of transitional spaces should

allow for views along the street;• The main front entry should be clearly identifiable for each townhouse unit;• Stairs accessing the main entrance to the dwelling should be designed as an integral component of

the dwellings facade;• Townhouse blocks should have distinguishing elements characteristic of a single architectural style;• High architectural standard and variation should be employed, including variation in heights, facade

elements and details, and roofscapes.

22

5.5 GARAGES

The following general design criteria for the treatment of attached garages shall apply:

Attached garages should not dominate the massing of the street-facing dwelling facade. In general,the massing of the garage should be minimized by:

• Giving the habitable portion of the dwelling a larger and more dominant mass;• Integrating the massing of the garage into the main massing of the dwelling;• Positioning the main front wall and porch face closer to the street; • Limiting the projection of the garage;• Design quality, colour, and material will be complementary to the main dwelling; • Maximum amenity area in the rear yards will be achieved by siting garages as close to the minimum setbacks;• Garages shall be paired within the laneway.

23

6CONCLUSION

We conclude that the proposed development aligns itself with the Municipality of Clarington General Architectural Design Guidelines and the policies of the Municipality of Clarington Official Plan. Architectural elements are to be integrated and consistent with the existing character of the adjacent neighbourhood. Priority lots will be given enhanced treatments to reflect their prominence in the proposed development. Garages will be designed in a manner that will not distract from the main buildings.

The proposed development will help the Municipality of Clarington to achieve its Urban Design Goals by promoting visual and spatial integration to the existing neighbourhood and enhancing the quality of the surrounding urban environment.

24

urban design brief - claringtonthis urban design brief provides context description and information...

Documents