150116 Urban Design Brief FINAL - City of Guelphguelph.ca/wp-content/uploads/ElmiraS_129_Urban_Design_Brief.pdf · Elmira West Retail Development URBAN DESIGN BRIEF January 2015 1

Elmira West

Retail Development

URBAN DESIGN

BRIEF

January 2015

Prepared for Armel Corporation

Elmira West Retail Development URBAN DESIGN BRIEF January 2015

Walker, Nott, Dragicevic Associates Limited

Elmira West Retail Development

URBAN DESIGN BRIEF City of Guelph

Table of Contents

01 URBAN DESIGN BRIEF INTRODUCTION

1.1 Physical Context 1 Site Definition

Context

Site Attributes

1.2 Urban Design Policy Context 2

City of Guelph Official Plan

Current Zoning

Urban Design Action Plan

1.3 Urban Design Goals and Objectives 6

for the Site

02 URBAN DESIGN FRAMEWORK

2.1 Site Layout 7

Transitions

Entrance Locations

Parking

Access, Accessibility, Circulation, Loading and Storage

Architectural Treatment

Materials

Lighting and Signage

Heritage

2.2 Integration with the Public Realm 11 Integration with the Streetscape

Publicly Accessible Open Space and Features

2.3 Sustainable Urban Design 11 General Environmental Sustainability

03 CONCLUSION 12

Elmira West Retail Development URBAN DESIGN BRIEF January 2015 1


Subject Land

Portion of the Subject Land involving

the Development Application

1.0 INTRODUCTION

This Urban Design Brief has been prepared in support of a planning application to amend the Zoning By-

law on the southerly portion of a larger commercial site to enable the continued commercial

development of the lands. The northerly portion is already developed with a Costco and related gas bar.

1.1 PHYSICAL CONTEXT

Site Definition

For the purposes of this Urban Design Brief, the ‘subject land’ includes the now developed northerly

parcel (Costco), as well as the southerly parcel where the zone change is proposed. Generally the land is

located to the northwest of the intersection of Paisley and Elmira Roads as shown below. The larger

subject land definition allows for a comprehensive and integrated consideration of urban design matters.

As noted, the rezoning application is limited to the southerly portion of the subject land (‘Southern Parcel’ 1) to facilitate a new Lowes. The southerly parcel has frontage of 213 m on Elmira Road North and a site

area of ±6 hectares. The balance of the subject land is herein referred to as the ‘Northern Parcel’.

Context

The subject land is located adjacent to

arterial roads (Elmira and Paisley).

Paisley Road intersects directly with

Hanlon Parkway. To the east of the

subject land are the fire hall, West End

Public Library and Recreation Centre

and existing commercial development

anchored by the Zehrs grocery store.

To the south lies a number of multi-

residential blocks, some vacant and

some under current development.

Further to the south are low density

residential neighbourhoods. To the

west are agricultural lands within the

adjacent township. Immediately to

the north of the subject land is the CN

rail line, and further north is an

established low density residential

neighbourhood.

1 The Southern Parcel is referred to as the ‘Subject Site’ in the Planning Justification Report.

Looking south on Elmira Road North at Paisley Road

Looking north on Elmira Road North at Paisley Road

Zehrs store looking east from subject land

Southern

Parcel

Northern

Parcel



Site Attributes

As noted, the Northern Parcel of the subject land has been developed with a large format retail warehouse and ancillary gas bar (Costco). Through this

development, the subject land has been re-graded for additional commercial and other uses to compliment the Costco.

1.2 URBAN DESIGN POLICY CONTEXT

City of Guelph Official Plan/Mixed Use Node

The subject land is designated in the City of Guelph Official Plan 2001 (consolidated September 2014) as a 'Mixed Use Node’; one of five nodes

identified in the Official Plan. The proposed rezoning will enable the continued commercial development of the lands located on the Southerly Parcel,

consistent with the 'Mixed Use Node’ designation. In fact, the 'Mixed Use Node’ designation is the only place in the City where larger footprint users

such as Lowes can locate. In addition to the Lowes, some ancillary retail will occur, also in a manner consistent with the policies of the 'Mixed Use

Node’. The proposed development will contribute significantly to the City’s planned commercial hierarchy and positively contribute to the City’s

economy and tax base through new, diversified employment opportunities. A mix of varied commercial uses will reduce overall number of trips by

residents out of the City to meet their shopping needs.

The Official Plan establishes the design goals and objectives that will guide the development of the subject land.

Some of the key relevant urban design policies and principles of the Official Plan include:

3.3 Urban Form Policies

3.3.1 The City will promote a compact urban form and gradual expansion of existing urban development by:

d) Encouraging intensification of residential, commercial, industrial and institutional areas to maximize efficient use of municipal

services;

e) Promoting mixed land uses in appropriate locations throughout the City to provide residents opportunities to live, learn, work,

shop, recreate, gather and worship in close proximity.

f) Encouraging the identification of specific locations suitable for mixed use development (e.g. arterial road corridors, major

intersections, designated mixed use nodes) linked to each other by the major transportation and transit networks and integrated

through pedestrian access to nearby neighbourhoods and employment areas;

h) Maintaining an ongoing commitment to environmentally responsible development through an integrated approach that balances

economic and cultural needs with environmental and social responsibilities;

k) Promoting the co-ordination of planning between all agencies and departments within the City.

3.6 Urban Design

Objectives

f) To ensure that the design of the built environment in new growth areas integrates with the natural setting and uses built-form

elements from the older, established areas of Guelph.

h) To encourage compatibility and quality in the built environment while allowing for a diverse expression of site design by

establishing design principles and guidelines to encourage excellence in design.

l) To design space that is accessible to all, regardless of personal limitations.

3.6.5 The City may identify certain desirable locations for gateway features and may require distinctive urban design forms at these

locations.



3.6.6 The City may identify landmarks or landmark locations within the City, and require measures to retain and protect these. In general,

"signature buildings" will be required in corner locations or at the apex of T-intersections to serve as new neighbourhood/district

landmarks.

3.6.9 New buildings are encouraged to be designed to reflect the visual character and architectural/building material elements found in

the older, established areas of the City.

3.6.10 Buildings should be oriented towards the street and have front façades with entrances and windows that respect the rhythm and

frequency of the prevailing neighbourhood/district pattern. Extensive blank façades facing a street, open space or park should be

avoided.

3.6.12 Development should be designed in a manner that provides opportunities for informal surveillance of all public parks, streets, and

parking areas. Sidewalks and community trails should be visible, accessible and aligned along well-used public spaces.

3.6.15 Loading bays, refuse containers, outdoor storage areas and building utilities/mechanical equipment should be screened when facing

a public street, park, river, public open space or residential area, where appropriate.

3.6.16 Parking areas should be designed in a manner that contributes to an attractive streetscape by providing screening and landscaping.

Character of Development in Non-Residential Areas

3.6.19 This Plan promotes high quality urban design for commercial, industrial and institutional areas to assist in improving the overall

image of the City. These policies will apply to non-residential areas that are highly visible from the public realm, such as:

a) Locations along major roads with a high degree of public exposure;

d) Locations that interface with residential neighbourhoods.

3.6.20 The following specific matters will be considered in the design of non-residential developments:

1. Signage should be in the form of free standing ground signs with extensive landscaping and/or building signage

incorporated into the building façade design.

2. Buildings should be oriented toward the street and provide direct user entrances from adjacent streets and walkways.

Corner buildings should address both streets by providing two articulated façades facing the street and avoiding blank walls.

3. Walkways should be provided directly from the public sidewalk and from parking areas to the main entrance(s) of the

building(s). These walkways should be well articulated, safe and accessible and integrated with the overall network of

pedestrian linkages in the area.

7.4 Commercial and Mixed Use Areas

7.4.40.1 Where a commercial or mixed use area is located at the intersection of major streets the development or redevelopment of each

corner property will incorporate gateway features, prominent landscaping and pedestrian amenities with linkages into the site at the

intersection.

7.4.40.2 Emphasize intersections of major streets by placing buildings in close proximity to the intersection and ensuring that building

entrances are visually accessible from that intersection.

7.4.40.3 Use corner building placement, massing and roof treatment in combination with landscaping to screen large buildings and parking

areas located within the interior of the site from view at the intersection.

7.4.40.4 Corner buildings will be designed as ‘signature buildings’ to take into account exposure to multiple street frontages and high public

visibility by incorporating elements such as increased height, roof features, building articulation, windows and high quality finishes.

7.4.40.5 Where a use incorporates functions such as open storage, vehicle repair operations, gas bars, garden centres and drive-throughs,

these functions shall not be permitted between the building and the street line or the building and an intersection of streets.

7.4.40.6 Surface parking and loading areas shall not be permitted immediately adjacent the four corners of an intersection.

7.4.41.1 Generously sized landscape strips incorporating combinations of landscaping, berming, and decorative fencing or walls shall be

provided adjacent the street edge to provide aesthetically pleasing views into the site and to screen surface parking areas.

7.4.41.2 Locate free-standing buildings close to the street edge and avoid, where possible, surface parking between a building and the street.



7.4.41.3 Avoid locating outdoor storage areas along or adjacent to street edges.

7.4.41.4 Buildings adjacent the street edge will be designed to take into account high public visibility by incorporating elements such as

increased height, roof features, building articulation, windows and high quality finishes.

7.4.41.5 Buildings will be designed to screen roof-top mechanical equipment from visibility from the public realm.

7.4.41.6 Avoid locating outdoor storage areas, outdoor display areas or garden centres adjacent to street edges.

7.4.42.1 Main driveway entrances will be defined by landscaping on either side of the driveway and / or by landscaped medians.

7.4.42.2 Internal roads will be physically defined by raised landscaped planters where they intersect with parking area driveways. Internal

roads will be used to divide large sites into a grid of blocks and roadways to facilitate safe vehicular movement. Internal roads will be

designed to interconnect with adjacent commercial lands to create an overall cohesive and integrated node.

7.4.42.3 Divide large parking areas into smaller and defined sections through the use of landscaping and pedestrian walkways.

7.4.43.1 Incorporate decoratively-paved, conveniently located and distinct pedestrian walkways which link to public boulevards, transit stops,

trail systems, pedestrian systems in adjacent developments and which provide a continuous walkway along the frontage and

between internal commercial uses.

7.4.43.2 Pedestrian systems shall incorporate landscaping and pedestrian scale lighting and shall be defined by distinct materials and / or

grade separation from vehicular movement systems.

7.4.43.3 Pedestrian systems and buildings shall be designed to provide barrier-free accessibility and pedestrian movement systems shall be

sufficiently wide enough to be functional and provide comfortable pedestrian movement.

7.4.43.4 Well defined pedestrian systems clearly distinctive from vehicular driveways shall be provided immediately adjacent to the main

entrances of commercial buildings.

7.4.43.5 Where possible, main building entrances should incorporate weather protection measures such as canopies, awnings, building

projections or colonnades.

7.4.43.6 Large developments will incorporate elements designed for people to rest such as parkettes, gazebos, pergolas, decorative walls that

are separate and distinct from vehicular systems and parking areas.

7.4.44.1 Where building facades are visible from a public street and are greater than 30 metres in length the building facades will incorporate

recesses, projections, windows or awnings, colonnades and landscaping along at least 20% of the length of the façade to reduce the

mass of such facades.

7.4.44.2 Large buildings will incorporate architectural elements which will reduce the visual effects of flat roof lines and which will conceal

roof-top equipment.

7.4.44.3 Large buildings will be designed to enhance the visual built form and character of Guelph by incorporating architectural styles and

elements and exterior building materials into building facades that reinforce the heritage character of the City of Guelph.

7.4.45.1 Where commercial or mixed use development is located in proximity to residential and institutional uses the following urban design

strategies will be employed to ensure compatibility:

7.4.45.1.1 Building massing strategies to reduce the visual effects of flat roof lines and blank facades or building height.

7.4.45.1.2 Where possible, the location of noise-generating activities away from sensitive areas.

7.4.45.1.3 Incorporating screening and noise attenuation for rooftop mechanical equipment and other noise generating activities

situated in proximity to sensitive uses.

7.4.45.1.4 Providing perimeter landscape buffering incorporating a generously planted landscape strip, berming and / or fencing to

delineate property boundaries and to screen the commercial use from the adjacent use.

7.4.45.1.5 Design exterior lighting and signage to prevent light spillage into the adjacent property.

7.4.45.1.6 Avoid the location of drive-through lanes adjacent a use that would be negatively affected by noise, light and activity levels

associated with these facilities.



Current Zoning

The subject land is subject to City of Guelph Zoning By-law No. 1995-14864, as amended. Under the Guelph Zoning By-law 1995-14864 the Southern

Parcel is zoned Community Commercial (CC) and is subject to a site specific exception and a holding provision.

An application is being submitted on the Southern Parcel to amend the Zoning By-laws to permit a home improvement retail warehouse use (Lowe’s),

amend other zoning regulations and remove the holding provision. A more detailed discussion of the zoning applicable to the Southern Parcel

appears in Section 5.5 of the Planning Justification Report prepared for the purposes of this application.

Urban Design Action Plan

City Council for the City of Guelph adopted the Urban Design Action Plan on May 4, 2009. The plan establishes objectives and guidelines for the

purposes of developing a set of policy directions to be incorporated into the Official Plan. The subject land is located within one of the four identified

‘Community Nodes’, specifically the ‘West Community Node’. The subject land is also identified as being within a greenfield area.

Within the Urban Design Action Plan, ‘Community Nodes’ are envisioned to be distinct mixed use “urban villages” that are transit and pedestrian

oriented. A mixture of higher-density housing, office and retail employment uses as well as institutional uses is anticipated for these areas.

Some of the key urban design principles of the Urban Design Action Plan include:

• Pedestrian-oriented retail with parking lots at the rear or side of buildings

• Housing above or behind stores

• Generous sidewalks for walking, seating, displays and trees

• Mixed-use buildings and transit-supportive density

• Plaza framed by active uses

• Main street shopping experience and onstreet Parking

• Distinctive architecture and high-quality materials

• Civic space for passive enjoyment and beauty



1.3 URBAN DESIGN GOALS AND OBJECTIVES FOR THE SITE

The layout of the subject land should consider and reflect the existing natural and built form conditions. As has been noted, the Northern Parcel of

the subject land has been developed with a large format retail warehouse (Costco). The development of the Southern Parcel therefore, has to

recognize and integrate its built-form and functions with that of the existing development.

The following set of urban design principles and tools should be considered in context with the existing character of the site and surrounding environs,

recognizing the higher functional demands of the northern portion of the site, and the greater opportunity for enhanced urban design treatments at

the southern end of the site.

Preliminary objectives for the subject land are as follows:

• To appropriately arrange uses on the subject land to provide a higher level of flexibility in achieving the functional requirements of the large

format commercial use in the southerly portion of the site.

• To appropriately arrange uses on the site to achieve a quality built environment in the higher visibility (southern) portion of the site.

• To ensure that new development relates to and complements adjacent development.

• To provide a quality ‘main street’ image through the placement of small commercial buildings near the intersection of Elmira Road North and

Paisley Road., to frame pedestrian and vehicular accesses.

• To establish buildings as part of the streetscape element, as they define the street edge and are complemented by landscaping.

• To develop a coordinated and consistent streetscape within the public realm along Elmira Road North and Paisley Road.

• To encourage a pedestrian environment and provide safe, convenient, and friendly pedestrian access (with specific regard to pedestrian

connections to the existing community facilities and commercial development located on the east side of Elmira Road North)

• To complement the heritage character of the City of Guelph through appropriate architectural design and building materials.

• To provide vehicular circulation, parking and servicing facilities which are well integrated, attractive, and functional.

• To minimize the visual impact of expansive parking areas through site plan and landscape treatment.

• To provide signs which communicate effectively, and present a coordinated image within private development and the streetscape.

• To have a clearly defined outdoor landscape area /forecourt associated with a landmark building at the intersection of Elmira Road North

and Paisley Road.



2.0 URBAN DESIGN FRAMEWORK

2.1 SITE LAYOUT

The following discussion of urban design elements is intended to inform the detailed site design and site plan approval process for each development

phase.

The proposal of the subject land is for the development of an integrated mixed use commercial area. The configuration of the preliminary concept

plan can be divided into two parcels, Southern and Northern Parcels.

The southern parcel consists of one (1) commercial building proposed to be occupied by a home improvement retail warehouse, and approximately

six (6±) potential smaller sized commercial buildings oriented towards Elmira Road North and Paisley Road. The anticipated orientation of the

potential future buildings, adjacent to the two arterial roads, will provide opportunities to create a comfortable pedestrian environment and create an

attractive streetscape and main street image. Proposed commercial buildings ‘ ‘D’ and 'E' located at the intersection of Elmira Road North and Paisley

Road allows for the buildings to be treated as gateway buildings marking the principal pedestrian access point from both streets and provides for an

opportunity to form a forecourt at the intersection of Elmira Road North and Paisley Road. To strengthen the gateway function of this intersection,

public art features such as cairn or sculpture may be provided to enhance the visual interest and pedestrian experience of the mixed use commercial

area, and create a local “sense of place” within the community.

Distinct pedestrian walkway connections will be provided through the site, facilitating access to the main front doors of the commercial buildings.

The Lowes commercial building is proposed to be located along the western limit of the southern parcel, and oriented towards the surface parking

areas.

The northern parcel is comprised of one (1) large commercial building, being a Costco retail warehouse membership club, along with an accessory gas

bar located adjacent to Elmira Road.

Key design elements of the commercial development are highlighted on the following ‘Urban Design Framework’.



Urban Design Framework



Transitions

The larger commercial buildings are sited on the westerly portion of the subject land, tucked in against the

significant upward grade change that occurs at the city boundary. The scale of the proposed commercial

building mass along Paisley Road and Elmira Road North will transition to smaller buildings that will be

compatible with the neighbouring properties, and establish a consistent streetscape and assist in defining a

recognizable street edge.

Entrance Locations

To foster a more main street related image, building orientation and placement of the smaller commercial

buildings on the southerly portion of the site will address the street frontage with main wall and

architectural detail located close to the street edge.

Primary entrances will be prominent and visible, and oriented towards the primary pedestrian walkways

and parking areas. Due to the grade changes along Paisley Road, adjacent buildings will be partially

screened from the street.

For the large-format retail buildings, whose main entrance will also be oriented to the parking areas, the

main entrance will be clearly defined through architectural features.

Parking

Surface parking areas will typically be located behind the future smaller commercial buildings located near

the intersection of Elmira Road North and Paisley Road. In other areas of the site, where parking is located

adjacent to the street edge, plant material and/or other landscape features may be used along the property

line to screen the visual and acoustic impacts of the parking area, as well as to provide visual interest.

Where possible, landscaped traffic islands will be used to delineate the main drive aisles, subdividing the

larger parking areas into smaller ‘courts’ and defining the principal access routes as ‘main streets’.

Access, Accessibility, Circulation, Loading and Storage

Access into, and circulation within the Northern and Southern Parcels will provide for safe and well-defined

routes. Three (3) vehicular access points are proposed from Elmira Road North. Two (2) of the access

points are proposed to be coordinated with the driveway to the existing commercial block to the east, and

the potential driveway connecting to the fire hall and the West End Public Library and Recreation Centre.

The connection to the existing commercial development may be signalized to assist with access to the

subject land. Due to the grade conditions along Paisley Road, direct access to the subject land will not be

achievable from this street.

Direct, well-lit, and barrier-free pedestrian walkways will also be provided between the proposed

commercial building entrances and the streets, and between the parking areas and buildings, to signify

pedestrian priority and minimize conflict between pedestrians and vehicles. Strong pedestrian connections

will be established at the signalized intersections to accommodate pedestrian movement between the

development on the west and east sides of Elmira Road North.

Orientation and entrance of small retail buildings located

close to public streets.

Parking areas adjacent to streets are screened from public

view.

Direct, well-lit, and barrier-free pedestrian walk ways.



Due to grade conditions, the optimal location for pedestrian connection into the site from Paisley Road

(between Whitelaw Road and Elmira Road) will be determined through the site plan approval process.

Generally, loading, garbage facilities and other service functions will be located away from the principal

facade of the commercial buildings, and naturally screened from Elmira Road North and Paisley Road.

Where possible, these facilities will be located at the rear or side of the future commercial buildings.

Appropriate buffering and screening of service and loading areas may be incorporated using landscaping or

built screens, or a combination of both.

Architectural Treatment

The architectural treatment of the commercial buildings located in the southerly portion of the Southern

Parcel (near the intersection of Elmira Road North and Paisley Road) will reinforce and maintain a main

street image, and create a coordinated and consistent development. Buildings located at the main access

points to the Southern Parcel, particularly proposed commercial buildings ‘A’ and ‘B’ located at the

intersection of Elmira Road North and Paisley Road, may incorporate functional upper storey(s) or taller

non-habitable structures or freestanding elements (such as clock towers, decorative masts with banners,

specialized lighting and/or information displays) to frame and signal the importance of the corner locations.

A variety of architectural details will add richness and interest to the building facades, and may build upon

the character of the heritage buildings of the City of Guelph.

Building entrances may be emphasized through entrance canopies, awnings, and other architectural

elements. A distinctive architectural treatment on the east elevation of the home improvement retail

warehouse will be provided generally at the terminus of the east-west driveway extending from Elmira Road

in order to reinforce the view terminus.

The facades of the future commercial buildings adjacent to Elmira Road North will have windows and/or

glazing that overlook street, in order to maintain the character of a safe and pedestrian friendly community.

Where possible, the roof forms of the proposed commercial buildings will complement those of existing

adjacent buildings. Rooftop mechanical equipment will be integrated with the building design, and rooftop

units and vents should be screened using appropriate parapets or materials complementary to the building,

where possible, as determined through site plan approval.

Materials

Building materials, colours and details of the future commercial buildings will be compatible and

complement those of adjacent buildings and/or to the heritage character of the City of Guelph. Exterior

finishes will exhibit a quality of workmanship and be relatively easy to maintain or maintenance free.

Lighting and Signage

Light standards in the parking lot will be provided for security and vehicular circulation. Lighting levels along

the building front and pedestrian routes will provide appropriate and continuous illumination. Lighting for

the parking areas will not spill over onto adjacent properties. Light fixtures will be integrated into the

overall streetscape design and architectural character of the commercial development.

Building in Downtown City of Guelph

Signage can reinforce a sense of arrival.

Corner buildings can incorporate taller non-habitable

structures to signal the importance of the corner location.



Building identification signs may be incorporated as an integral, coordinated element of the principal

building facade and will be compatible with the building design in scale, colour, and materials. Entry signs

marking the gateways will reinforce a sense of arrival to the proposed commercial development.

Heritage

In addition to the surrounding built form, there are many examples within the City of Guelph where the

existing architectural styles, historical elements and exterior building materials can help guide the design of

the future commercial buildings. Consideration with regard to built form, scale, detailing, colour, and

materials of the future buildings may be given to encourage harmony with the established and historical

character of the City of Guelph.

2.2 INTEGRATION WITH THE PUBLIC REALM

Integration with the Streetscape

The facades of the commercial buildings adjacent to Elmira Road North on the Southern Parcel will have

windows and/or glazing that overlook the street, in order to maintain the character of a safe and pedestrian

friendly community.

Where possible, the surface parking areas that abut Elmira Road North will be screened from the street and

from public view with the use of attractive low walls, fences or planters, or with rows of small street trees.

Pedestrian walkways will be developed between the parking areas and Elmira Road North and Paisley Road

to provide convenient and direct access to the future commercial buildings from the public sidewalks.

Publicly Accessible Open Space and Features

The provision of a landscaped open space or forecourt adjacent to the proposed commercial buildings ‘D’

and ‘E’ located at the intersection of Elmira Road North and Paisley Road, will provide added interest to the

commercial development and street environment, as well as reinforce a sense of arrival to the commercial

development. This forecourt may provide an opportunity to include outdoor seating for a restaurant or café,

planting, pedestrian lighting, walkway, and signage near the intersection. The forecourt may also be a

location for public art or other community features, including a cairn.

2.3 SUSTAINABLE URBAN DESIGN

General Environmental Sustainability

Several initiatives are proposed to reduce the environmental impact of the commercial development:

• A compact and well utilized site helps to contain urban sprawl.

• New tree planting will contribute to the overall rejuvenation of the urban forest.

• The subject land is currently serviced by two (2) bus routes.

• Bicycle racks will be provided on-site in convenient locations to encourage this alternative mode of

transport.

• Drought resistant soft landscaping materials will be incorporated within the development. .

Building windows and glazing that overlook the street.

Landscaped corner for a commercial development.



• Automated drip irrigation systems that will maximize the utility of applied water will be included only in

areas where water would be essentially required.

• Controlled roof drains will be provided to manage the flow rate of storm water, where possible.

• The majority of the materials incorporated in the commercial development will be available locally

(within an 800km radius as defined by LEED).

• Low VOC (volatile organic compounds) emitting materials will be used (including low VOC paints,

recycled content carpet, etc.), where possible.

• High-content recycled material will be used where possible.

3.0 CONCLUSION

The urban design brief demonstrates that the proposed development of the Southern Parcel is consistent

with the detailed urban design framework of the City of Guelph Official Plan and Urban Design Action Plan.

The proposed development utilizes the natural topography of the site to significantly soften the effect of the

larger footprint buildings on the site, and illustrates a high quality urban design for commercial mixed use

development by:

• creating a consistent streetscape that recognizes the existing site conditions and context

• building placements that enhance both the functionality and design of the subject land

• complementing adjacent developments

• encouraging a pedestrian-oriented environment

• providing a quality main street image through the placement of buildings

• establishing buildings as part of the streetscape element

• providing vehicular connectivity between, and

• maintaining the heritage character of the City of Guelph.

This urban design brief presents an overview of tools and options for establishing a development that

achieves both functional and aesthetic objectives, and is integrated with surrounding features and built

form in a cohesive manner. Detailed design consideration will occur through the site plan approval process.

150116 Urban Design Brief FINAL - City of Guelphguelph.ca/wp-content/uploads/ElmiraS_129_Urban_Design_Brief.pdf · Elmira West Retail Development URBAN DESIGN BRIEF January 2015 1

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