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HomeMy WebLinkAboutDTS-06-156 - MP06/07/TC/CB, MPA 64 - Downtown Design Policies ) c,_> KITCHENER Development & Technical Services ~ Report To: Date of Meeting: Submitted By: Prepared By: Ward(s) Involved: Date of Report: Report No.: Subject: Development and Technical Services Committee October 23,2006 Jeff Willmer, Director of Planning 741-2325 Cory Bluhm, Planner, 741-2776 1 & 6 October 18, 2006 DTS-06-156 (an addendum to DTS-06-142) MP06/07/TC/CB MPA 64 - Downtown Design Policies Design Brief - Downtown Design Districts RECOMMENDATIONS: 1. That Municipal Plan Amendment Number 64 (MP06/07/TC/CB) be adopted, in the form shown in the "Proposed Municipal Plan Amendment" attached to Report DTS-06-156, to introduce new general urban design policies for Downtown Kitchener, and accordingly forwarded to the Region of Waterloo for approval. 2. That "Design Brief DB-5 - Downtown Design Districts", be adopted and incorporated into the City's Urban Design Manual, in the form shown in the attached "Design Brief". The purpose of the Design Brief is to provide a graphical version of the Downtown Design District policies, contained in section 9.3, including photographs, renderings, etc. BACKGROUND: The proposed policies were discussed at a formal public meeting on October 2nd. Two delegations made comments. Staff feel only those comments pertaining to a coordinated streetscape along district boundaries require modifications to the original policies. All other comments have already been appropriately addressed in the policy. Comments pertaining to desired uses (such as the need for a grocery store) are better suited to the land use section of the Municipal Plan, rather than these urban design policies. Since the public meeting, staff met with Regional Planning staff to identify any concerns, all of which are identified in the following section. REPORT: Mr. J. MacDonald noted the lack of attention in the proposed policies to street-centric design principles along district boundaries. Staff agree, and have added a section entitled "Built Form Along District Boundaries" as section 3 (v), as part of the Downtown Design Districts policy. Reaional Plannina Comments City and Regional staff met on October 13th. Regional staff are generally supportive of the design policies. As a result of those discussions, policy [6(vi)] has been added which identifies support for a future rapid transit line and flexibility for building heights and densities within close proximity to future transit stops. In addition, within the Market District and Warehouse District built form policies, wording has been added which would permit additional density in close proximity to rapid transit stations. Approval of additional building height would be subject to an approved design brief. Desian Brief In response to previous comments, a design brief has been developed, which is a graphical illustration of the vision, primary objectives, secondary objectives and Downtown design district sections of the policy. Wording of the policy and design brief are identical. The brief will assist the public and development industry in better understanding the policies. FINANCIAL IMPLICATIONS: There are no capital budget implications at this time. COMMUNICATIONS: Copy of this report will be sent to each delegate from the public meeting. CONCLUSION: Based on the foregoing, Planning staff believe the proposed municipal plan amendment is reflective of the desires and values of our community, adequately reflects the concerns of the respondents, is reflective of recent and ongoing strategic investments, is reflective of Regional and Provincial policy changes, provides a fresh and exciting designed-based approach to downtown planning, and will guide Downtown Kitchener in the right direction towards becoming a thriving urban core that can compete in a global marketplace. Planning staff recommend approval of Municipal Plan Amendment 64, and adoption of Design Brief DB-5. Cory Bluhm RPP MCIP Planner Jeff Willmer RPP MCIP Director of Planning Attachments Final Municipal Plan Amendment & Map No. 7a Design Brief DB-5 "Downtown Design Districts" 5.0 DOWNTOWN DESIGN DISTRICTS II A 3D model of Downtown Kitchener as it is in 2006. The Market District is in the foreground, the City Centre District is in the middle ground, the Warehouse District is in the distance, and the Civic District is to the right. A 3D model of Downtown Kitchener as it is envisioned in the future. High density towers frame the City Centre District, with lower scale urban settings in the surrounding districts. Enhanced, tree-lined streets add greenery and improve livability. DB.5-1 City of Kitchener, Urban Design Standards and Policies 2006 Downtown Design Districts Goal Historically, downtown Kitchener has been the focal point of the Region. It has been a centre for trade, politics, entertainment, arts and culture. Today, the vision for downtown Kitchener is clear - to make downtown a great place for people. The community envisions this happening by fostering a downtown with lively street activity for all to enjoy, through great shopping, markets, restaurants, outdoor patios and outdoor events. Downtown should have green, liveable streets combined with a creative, high quality urban design of buildings, storefronts and public places. Downtown's heritage should be conserved and celebrated while embracing new forms of artistic and multi-ethnic culture. DB.5-2 2006 City of Kitchener, Urban Design Standards and Policies Downtown Design Districts Renderings showing Frederick Street in 2006 (top) and a concept to create a livable, lively and green streetscape (above). D B.5-3 Primary Objectives All development, including new construction, renovations, adaptive reuse, fa9ade improvements, streetscape improvements and public space improvements, must demonstrate a direct contribution to each of the following primary objectives, where deemed applicable by the City: I. To make downtown .liYm - by creating a great place for people with lively street activity (retailing, restaurants, outdoor patios and entertainment), a wide range of residential housing options, and a safe, attractive public realm featuring places and spaces that provide for diverse and stimulating experiences. 2. To make downtown livable - green the downtown by maximizing plant material (such as street tree plantings, flower beds, landscaped gardens, and rooftop gardens) along streetscapes, along pedestrian pathways and throughout public and private spaces. City of Kitchener, Urban Design Standards and Policies 2006 Downtown Design Districts D B.5-4 Secondary Objectives All development, including new construction, renovations, adaptive reuse, fa9ade improvements, streetscape improvements and public space improvements, must demonstrate a reasonable contribution to the following secondary objectives, where deemed applicable by the City: I. Inspire creative high aualitv design - innovation and architectural excellence is encouraged in urban development. A high quality of urban design is expected of downtown's buildings, building elevations, building massing, storefronts, store signs, patios, streetscapes and public spaces to enhance street life and create local pride and interest. 2. Respect cultural heritage - significant cultural heritage resources (such as buildings, monuments, streetscapes, landmarks, landscapes and possibly views, vistas, trees and intersections) shall be conserved and celebrated. 3. Embrace art and culture - through land use, signage, architecture, streetscapes and public art, each downtown district will generate its own authentic flavour of culture, creating a diversity of cultural experiences. 4. Embrace multi -culturalism - the physical and visual expression of various ethnic traditions, through elements such as architecture, signage and public art, shall be supported and encouraged. City of Kitchener, Urban Design Standards and Policies 2006 Downtown Design Districts Downtown Design Districts Four distinct character areas, or design districts, make up the downtown: 1. City Centre District 2. Market District 3 . Warehouse District 4. Civic District The City shall promote innovation, architectural excellence and the enhancement of the unique character, form, atmosphere and heritage of each design district through the implementation of the following urban design guidelines: D B.5-5 City of Kitchener, Urban Design Standards and Policies 2006 Downtown Design Districts City Centre District The City Centre District is evolving into a compact, contemporary urban setting, with taller buildings, lively street activity and a stylish mix of shops, restaurants and bars. New development shall be consistent with the following general design guidelines: 1. Style (general) - a 'contemporary' design style is preferred, characterized by a simplification of form, articulated massing, the use of glass, steel and brick as preferred materials, avoidance of ornament details, and the transparency of buildings. 2. Style (historic buildings) - the preservation of cultural heritage resources, including upper-storey facades, traditional building columns and fa9ade openings, is supported. Contemporary design elements on historic buildings should be limited to commercial signage, storefront windows and ground floor entrances. These contemporary elements, and adjacent buildings, shall be respectful of, and visually compatible with, the historic elements of the building; 3. Building Height & Form (King Street) - for all new buildings, the minimum fa9ade height along King Street shall be 2 storeys, while the maximum fa9ade height shall be 3 storeys. To encourage additional density, while maintaining a human scal streetscape which maximizes pedestrian comfort, additional storeys may be permitted provided they are located at street intersections, or stepped back from the front fa9ade generally at a 45 degree angle. The articulation of building facades and rooftops may D B.5-6 2006 City of Kitchener, Urban Design Standards and Policies Downtown Design Districts DB.5-7 be required. 4. Building Height & Form (all other streets) - for all new buildings, the maximum building fa9ade height along the street line shall be 3 storeys. No maximum building height shall be imposed on additional floors, provided they are set back a minimum of 3 metres from the street level fa9ade. The articulation of building facades and rooftops may be required. 5. Streetscapes - streets should be designed to maximize sidewalk space for outdoor retailing, restaurant patios and informal gathering spaces. Streetscape designs should incorporate contemporary design principles for street furniture, patio fencing and light posts which reinforce the District's character and style, rather than traditional ornamental features. 6. Storefronts - maximize the use of glass (floor to ceiling, and structural column to structural column) and incorporate wide entry ways to create a transparent, open concept ground level. Minimize non-structural details, such as ornamental columns, window trim and moldings. 7. Signage - creative, artistic and contemporary commercial signs are preferred, both fascia and projecting, which incorporate simplistic lettering and metal finishes. Plastic or fiberglass signs shall be discouraged. Signs should be externally illuminated, preferably with downward lighting. Backlit signs shall be discouraged, except for metallic fascia signs with translucent lettering. City of Kitchener, Urban Design Standards and Policies 2006 Downtown Design Districts D B.5-8 Market District The Market District is evolving into a traditional village setting, with smaller building heights and a rich blend of culturally-diverse shops, boutiques and restaurants. New development shall be consistent with the following general design guidelines: 1. Style - a 'traditional' or 'Victorian' design style is preferred, characterized by decorative and ornamental forms, with the use of brick, stone and wood as preferred materials. 2. Building Height & Form (King Street) - for all new buildings, the preferred fa9ade height along King Street shall be 2 storeys. The City may require articulation of building facades and rooftops. 3. Building Height & Form (Weber Street, between Scott Street and Cedar Street) - unless identified as a cultural heritage resource, the removal of the existing single detached dwellings fronting Weber Street shall be permitted, provided new buildings are compatible with surrounding low rise development. 3-storey buildings incorporating sloped or pitched roof lines, such as stacked townhouses, are encouraged. The articulation of building facades and rooftops may be required. 4. Building Height & Form (all other streets) - for all new buildings, the maximum building height should be 3 storeys. Additional storeys may be permitted, but only internal to large block developments, adjacent to Primary Arterial Roads, or in close proximity to a rapid transit station, where additional height can be located away from the street line. City of Kitchener, Urban Design Standards and Policies 2006 Downtown Design Districts DB.5-9 Incorporating sloped or pitched roof lines into new building designs helps to reflect the historic built form of the District. The articulation of building facades and rooftops may be required. The retention and conversion of existing single detached dwellings is encouraged. 5. Streetscapes - streets should be designed to maximize the aesthetic value through planter beds, gardens and street trees. Streetscape designs should incorporate traditional elements such as ornamental street furniture and decorative light posts. Intimate settings for outdoor restaurants and seating areas, such as Market Village, should be retained and enhanced, while encouraging similar settings throughout the District. 6. Storefronts - decorative and ornamental cornices and trim are encouraged, provided such detailing accents the store entrance ways and window displays. 7. Signage - decorative and artistic fascia signs, projecting signs and awning signs are preferred. This could include channelized lettering. Signs and lettering should be externally illuminated rather than backlit, preferably with downward lighting. Plastic or fiberglass signs are discouraged. City of Kitchener, Urban Design Standards and Policies 2006 Downtown Design Districts DB.5-10 Warehouse District The Warehouse District is evolving into a dense, contemporary urban setting, with former factories converting into trendy loft space and new development re-creating the traditional urban fabric. New development shall be consistent with the following general design guidelines: 1. Style - a 'contemporary' Busy Berlin design style is preferred which respects the form and architecture (early industrial modernism) of the historic factories while adding a contemporary urban flair. The early industrial modernism is characterized by rhythmic concrete columns that frame large windows, accented by brick materials. 2. Building Height & Form (new development) - for all new development, fa9ade heights should range between 3 to 6 storeys. Wide building mass should frame the street and reflect the traditional perimeter block pattern. The articulation of building facades and rooftops may be required. Rhythmic columns should frame large, multi-paned windows. New buildings should be sensitive to the scale and features of the surrounding residential streets, particularly where new development interfaces with adjoining neighbourhoods. Fa9ade heights directly abutting Linden Avenue, Oak Street, Michael Street and Breithaupt Street should be limited to 3 storeys. Where possible, access points, service areas and mechanical equipment should be located away from adjacent residential areas. City of Kitchener, Urban Design Standards and Policies 2006 Downtown Design Districts DB.5-11 Reduced or additional building height may be considered for lands not abutting Victoria Street, and additional building height may be considered in close proximity to a rapid transit station, subject to an approved Design Brief. 3. Building Height & Form (adaptive reuse) - former industrial buildings, such as the Lang Tannery and Huck Glove Factory, should be adaptively reused while conserving historic elements of the building architecture. New additions should accent, rather than replicate, the existing architecture, by using contemporary design styles. 4. Streetscapes - streets should be designed to soften the District's bold building edges, by maximizing street trees and incorporating decorative landscaping. Buildings may be required to be set back from the street line to accommodate continuous landscaped promenades for sitting and walking. 5. Storefronts - stores should exist between prominent vertical columns, rather than cover or mask the columns. Large windows with steel accents and articulated building entrances are encouraged along the ground floor to create a transparent fa9ade. 6. Signage - minimal signage is preferred so as to enhance the architectural columns. Fascia signs should be limited in height and width, and should not mask structural columns. Creative and contemporary signs are preferred, which utilize materials that will enhance the District's character, such as steel or metallic signs. City of Kitchener, Urban Design Standards and Policies 2006 Downtown Design Districts This Frederick-Benton streetscape concept would allow architecturally bold buildings to frame a grand pedestrian median (above). D B.5-12 Civic District II The Civic District, also referred to as Mackenzie King Square, was planned in 1965 as a contemporary urban square with architecturally bold buildings situated in a park-like setting. New development shall be consistent with the following general design guidelines: 1. Style - all new development should strive to make bold architectural statements, situated in a high quality park setting. It is intended that this district look like and function as one coordinated urban square. 2. Building Height & Form - while bold building forms are encouraged, new development should be sensitive to the historic scale and features of the surrounding streets, in particular, where new development interfaces with adjoining neighbourhoods and historically significant buildings, such as the Sonneck House and the Governor's House and County Gaol. New buildings should be surrounded by high quality landscaping which create a variety of seating areas. 3. Streetscapes - streetscape elements, such as light poles and benches, internal to the District and along Frederick Street, should celebrate arts and culture. To this extent, outdoor public art should be incorporated into each development. City of Kitchener, Urban Design Standards and Policies 2006 2. Building Height & Form (between the City Centre District and the Warehouse District) - as building heights in the Warehouse District are generally limited to 3 to 6 storeys, building heights may be limited at the street line, on the City Centre District side of the street, to 3 to 6 storeys, and additional storeys may be required to be set back from the street line facade. Similarly, additional storeys may be permitted along the Warehouse District side of the street, subject to an approved Design Brief, provided said storeys do not detract from the overall scale, form and character of the Warehouse District. City of Kitchener, Urban Design Standards and Policies Downtown Design Districts D B.5-13 Built Form Along District Boundaries Where a street marks the transition point between two districts, or between a district and a central neighbourhood, the scale and massing of both sides of the street should be coordinated, providing a uniform streetscape and pedestrian experience. New development shall be consistent with the following general design principles: 1. Building Height & Form (between the City Centre District and the Market District) - as building heights in the Market District are generally limited to 3 storeys, the building heights may be limited at the street line, on the City Centre District side of the street, to 3 storeys, and additional storeys may be required to be set back from the street line facade. Similarly, additional storeys may be permitted along the Market District side ofthe street, subject to an approved Design Brief, provided said storeys do not detract from the overall scale, form and character of the Market District. 2006 Downtown Design Districts 3. Building Height & Form (along streets between Downtown and the Central Neighbourhoods) - to ensure a uniform streetscape, the podium base of new Downtown buildings should reflect the building heights of residential buildings on the opposite side of the street. Additional storeys should be set back from the podium base. DB.5-14 2006 City of Kitchener, Urban Design Standards and Policies AMENDMENT NO. 64 TO THE MUNICIPAL PLAN OF THE CITY OF KITCHENER SECTION 1 - TITLE AND COMPONENTS This Amendment shall be referred to as Amendment No. 64 to the Municipal Plan of the City of Kitchener. Sections 1 to 4 inclusive of this document shall constitute the Amendment. SECTION 2 - PURPOSE OF THE AMENDMENT The purpose of the proposed Municipal Plan Amendment is to introduce new design policies for Downtown Kitchener, to replace existing Downtown urban design policies, and generic Downtown policies, using a design-based approach to planning. This amendment does not deal with any changes to Downtown land use designations (which will remain the same), but rather, provides a design framework for new development. SECTION 3 - BASIS OF THE AMENDMENT Back2round From May to July of 2006, the City of Kitchener conducted a broad public consultation exercise, entitled 'Help Design Downtown'. Citizens were asked to comment on how they would like to see the look and feel of Downtown evolve as growth and redevelopment continues. Approximately 1,000 citizens participated, providing a strong basis for identifying a community-based vision, objectives and design policies. ProDosed Policy Structure The proposed policies are intended to reflect the objectives and key areas of focus which the community has identified, and to establish an exciting new vision for Downtown Kitchener's evolution: Vision To make Downtown a great people place. Primary Objectives To make downtown 1) lively, with active street life; and 2) livable, by greening and softening Downtown's streets and public spaces. Secondary Objectives To 1) inspire creative, high quality design of streets, buildings, etc., 2) respect our cultural heritage; 3) embrace art and culture, and 4) embrace our multi-cultural diversity. Downtown Policies These policies have been arranged in sections, to implement each of the previous objectives. They provide a more detailed design framework to guide new development and encourage a distinct character for each of Downtown's four districts. In addition, general transportation policies have been included which reflect the community's preferred approach to Downtown's streets, with an emphasis on improving the pedestrian environment of our streets, even if it results in slower traffic. Strategies for Implementation These strategies are intended to scope out the work the City anticipates it will conduct over the next 5 years. This includes the development of urban design guidelines for specific areas of interest, greenscape improvements, cultural heritage initiatives and a review, in conjunction with the Region of Waterloo, of opportunities for improving the Frederick-Benton Corridor. SECTION 4 - THE AMENDMENT The Municipal Plan for the City of Kitchener is hereby amended as follows: 1) Part 2, Section 6.2 "Downtown Urban Design" is amended by deleting this section in its entirety; 2) A new Map 7b "Downtown Design Districts" is added, to be inserted following Part 2, Section 9. 3) Part 2, Section 9 "Downtown" is amended by deleted this section in its entirety, and replaced with the following new Part 2, Section 9 "Downtown": 9. DOWNTOWN Historically, downtown Kitchener has been the focal point of the Region. It has been a centre for trade, politics, entertainment, arts and culture. Today, the vision for downtown Kitchener is clear - to make downtown a great place for people. The community envisions this happening by fostering a downtown with lively street activity for all to enjoy, through great shopping, markets, restaurants, outdoor patios and outdoor events. Downtown should have green, liveable streets combined with a creative, high quality urban design of buildings, storefronts and public places. Downtown's heritage should be conserved and celebrated while embracing new forms of artistic and multi-ethnic culture. Primary Objectives All development, including new construction, renovations, adaptive reuse, fa<;ade improvements, streetscape improvements and public space improvements, must demonstrate a direct contribution to each of the following primary objectives, where deemed applicable by the City: i) To make downtown ~ - by creating a great place for people with lively street activity (retailing, restaurants, outdoor patios and entertainment), a wide range of residential housing options, and a safe, attractive public realm featuring places and spaces that provide for diverse and stimulating experi ences. ii) To make downtown livable - green the downtown by maximizing plant material (such as street tree plantings, flower beds, landscaped gardens, and rooftop gardens) along streetscapes, along pedestrian pathways and throughout public and private spaces. Secondary Objectives All development, including new construction, renovations, adaptive reuse, fa<;ade improvements, streetscape improvements and public space improvements, must demonstrate a reasonable contribution to the following secondary objectives, where deemed applicable by the City: i) Inspire creative high qualitv design - innovation and architectural excellence is encouraged in urban development. A high quality of urban design is expected of downtown's buildings, building elevations, building massing, storefronts, store signs, patios, streetscapes and public spaces to enhance street life and create local pride and interest. ii) Respect cultural heritage - significant cultural heritage resources (such as buildings, monuments, streetscapes, landmarks, landscapes and possibly views, vistas, trees and intersections) shall be conserved and celebrated. iii) Embrace art and culture - through land use, signage, architecture, streetscapes and public art, each downtown district will generate its own authentic flavour of culture, creating a diversity of cultural experiences. iv) Embrace multi-culturalism - the physical and visual expression of various ethnic traditions, through elements such as architecture, signage and public art, shall be supported and encouraged. Downtown Policies 1. Lively Commercial Streets Downtown will continue to function as the heart of downtown's social life, home to restaurant and retail storefronts, bustling public spaces and animated sidewalks. Downtown streets, such as King Street and Queen Street, have historically been the centre of commercial trade and shopping. To enhance, animate and beautify these streets, the City shall: i) Ensure a high quality streetscape and public realm; ii) Require a built form which is one of comfort to the pedestrian in its proportion, scale and micro-climate. Applicable requirements for massing and micro-climate studies may be further defined through the City's Zoning Bylaw and Urban Design Manual; iii) Promote a continuous building edge along the street, with minimal setbacks, to visually define the public streetscape; iv) Require active uses at street level which will contribute to street life, activity and vitality; v) Maximize the amount of sidewalk width available for outdoor retailing, restaurant patios and informal gathering spaces, where appropriate; vi) Require attractive and well designed ground floor facades which enhance pedestrian interest and activity. This could include well-designed outdoor patios, maximizing the use of windows and ground level entrances, and limiting continuous blank facades. Decorative lighting and appropriate building materials should reinforce the character of the street. Applicable requirements may be further defined through the City's Zoning Bylaw and Urban Design Manual; vii)Require attractive and well designed public and private sector signage. Applicable requirements may be further defined through the City's Sign Bylaw and Urban Design Manual; viii) Encourage the use of canopies and awnings which extend over the sidewalk to provide pedestrian comfort and shelter; and, ix) Encourage the incorporation of water features and public art into new site designs. 2. A Livable, Green Downtown Creating a more livable downtown with a healthy urban lifestyle requires the softening of the urban landscape with trees, parks and gardens. To enhance the livability of downtown, the City shall: i) Identify and establish greenscapes - a system of tree-lined corridors for sitting, walking and cycling - generally along Duke Street, Young Street, Gaukel Street, Charles Street East, Cedar Street, Frederick Street, Benton Street, Francis Street and Joseph Street; ii) Continue to enhance and soften parkettes (such as Vogelsang Green, Market Green, etc.) along greenscape corridors, and shall seek out opportunities to develop new parkettes. iii) Develop engineering standards and specifications for tree planting along all greenscapes, which support a strong root system, to be implemented during road improvement proj ects; iv) Incorporate facilities for alternative modes of transportation (such as multi-use pathways or bike racks, etc.) in all road improvement proj ects and encourage similar facilities for all new development; v) For new development which abuts a greenscape, require landscaping of all private lands, to be coordinated with tree plantings in municipal rights-of-way. Minor building setbacks may be considered, subject to providing enhanced landscaping and street tree plantings. Applicable requirements may be further defined through the City's Zoning Bylaw and Urban Design Manual; vi) Identify opportunities for, and promote the development of, new pedestrian pathways, trails and walkways within and leading to Downtown - such as along rail corridors, rear laneways and internal to large block developments. This may include identifying coordinated pedestrian pathway routes and landscape requirements for groupings of private lands; and, vii)Encourage, incent and support the use ofL.E.E.D. (Leadership in Energy and Environmental Design) techniques and rooftop gardens. 3. Downtown Design Districts Four distinct character areas, or design districts, make up the downtown. These districts are identified on Map 7b "Downtown Design Districts". The City shall promote innovation, architectural excellence and the enhancement of the unique character, form, atmosphere and heritage of each design district through the implementation of the following urban design policies, and through more specific urban design guidelines and standards in the City's Urban Design Manual. The policies, guidelines and standards may specify design elements such as, but not limited to, architectural style, building height and form, articulation of building mass, streetscape styles, ground floor facades, storefront design and signage. i) City Centre District The City Centre District is evolving into a compact, contemporary urban setting, with taller buildings, lively street activity and a stylish mix of shops, restaurants and bars. New development shall be consistent with the following general design principles: la. Style (general) - a 'contemporary' design style is preferred, characterized by a simplification of form, articulated massing, the use of glass, steel and brick as preferred materials, avoidance of ornament details, and the transparency of buildings. lb. Style (historic buildings) - the preservation of cultural heritage resources, including upper-storey facades and traditional building columns and fa<;ade openings, is supported. Contemporary design elements on historic buildings should be limited to commercial signage, storefront windows and ground floor entrances. These contemporary elements, and adjacent buildings, shall be respectful of, and visually compatible with, the historic elements of the building; 2a. Building Height & Form (King Street) - for all new buildings, the minimum fa<;ade height along King Street shall be 2 storeys, while the maximum fa<;ade height shall be 3 storeys. To encourage additional density, while maintaining a human scale streets cape which maximizes pedestrian comfort, additional storeys may be permitted provided they are located at street intersections, or stepped back from the front fa<;ade generally at a 45 degree angle. The City may require articulation of building facades and rooftops. 2b. Building Height & Form (all other streets) - for all new buildings, the maximum building fa<;ade height along the street line shall be 3 storeys. No maximum building height shall be imposed on additional floors, provided they are set back a minimum of 3 metres from the street level fa<;ade. The City may require articulation of building facades and rooftops. 3. Streetscapes - streets should be designed to maximize sidewalk space for outdoor retailing, restaurant patios and informal gathering spaces. Streetscape designs should incorporate contemporary design principles for street furniture, patio fencing and light posts which reinforce the District's character and style, rather than traditional ornamental features. 4. Storefronts - maximize the use of glass (floor to ceiling, and structural column to structural column) and incorporate wide entry ways to create a transparent, open concept ground level. Minimize non-structural details, such as ornamental columns, window trim and moldings. 5. Signage - creative, artistic and contemporary commercial signs are preferred, both fascia and projecting, which incorporate simplistic lettering and metal finishes. Plastic or fiberglass signs shall be discouraged. Signs should be externally illuminated, preferably with downward lighting. Backlit signs shall be discouraged, except for metallic fascia signs with translucent lettering. ii) Market District The Market District is evolving into a traditional village setting, with smaller building heights and a rich blend of culturally-diverse shops, boutiques and restaurants. New development shall be consistent with the following general design principles: 1. Style - a 'traditional' or 'Victorian' design style is preferred, characterized by decorative and ornamental forms, with the use of brick, stone and wood as preferred materials. 2a. Building Height & Form (King Street) - for all new buildings, the preferred fa<;ade height along King Street shall be 2 storeys. The articulation of building facades and rooftops may be required. 2b. Building Height & Form (Weber Street, between Scott Street and Cedar Street)- unless identified as a cultural heritage resource, the removal of the existing single detached dwellings fronting Weber Street shall be permitted, provided new buildings are compatible with surrounding low rise development. 3-storey buildings incorporating sloped or pitched roof lines, such as stacked townhouses, are encouraged. The articulation of building facades and rooftops may be required. 2c. Building Height & Form (all other streets) - for all new buildings, the maximum building height should be 3 storeys. Additional storeys may be permitted, but only internal to large block developments, adjacent to Primary Arterial Roads, or in close proximity to a rapid transit station, where additional height can be located away from the street line. Incorporating sloped or pitched roof lines into new building designs helps to reflect the historic built form of the District. The articulation of building facades and rooftops may be required. The retention and conversion of existing single detached dwellings is encouraged. 3. Streetscapes - streets should be designed to maximize the aesthetic value through planter beds, gardens and street trees. Streetscape designs should incorporate traditional elements such as ornamental street furniture and decorative light posts. Intimate settings for outdoor restaurants and seating areas, such as Market Village, should be retained and enhanced, while encouraging similar settings throughout the District. 4. Storefronts - decorative and ornamental cornices and trim are encouraged, provided such detailing accents the store entranceways and window displays. 5. Signage - decorative and artistic fascia signs, projecting signs and awning signs are preferred. This could include channelized lettering. Signs and lettering should be externally illuminated rather than backlit, preferably with downward lighting. Plastic or fiberglass signs are discouraged. iii) Warehouse District The Warehouse District is evolving into a dense, contemporary urban setting, with former factories converting into trendy loft space and new development re-creating the traditional urban fabric. New development shall be consistent with the following general design principles: 1. Style - a 'contemporary' Busy Berlin design style is preferred which respects the form and architecture (early industrial modernism) of the historic factories while adding a contemporary urban flair. The early industrial modernism is characterized by rhythmic concrete columns that frame large windows, accented by brick materials. 2a. Building Height & Form (new development) - for all new development, fa<;ade heights should range between 3 to 6 storeys. Wide building mass should frame the street and reflect the traditional perimeter block pattern. The articulation of building facades and rooftops may be required. Rhythmic columns should frame large, multi-paned windows. New buildings should be sensitive to the scale and features of the surrounding residential streets, particularly where new development interfaces with adjoining neighbourhoods. Fa<;ade heights directly abutting Linden Avenue, Oak Street, Michael Street and Breithaupt Street should be limited to 3 storeys. Where possible, access points, service areas and mechanical equipment should be located away from adjacent residential areas. Reduced or additional building height may be considered for lands not abutting Victoria Street, and additional building height may be considered in close proximity to a rapid transit station, subject to an approved Design Brief. 2b. Building Height & Form (adaptive reuse) - former industrial buildings, such as the Lang Tannery and Huck Glove Factory, should be adaptively reused while conserving historic elements of the building architecture. New additions should accent, rather than replicate, the existing architecture, by using contemporary design styles. 3. Streetscapes - streets should be designed to soften the District's bold building edges, by maximizing street trees and incorporating decorative landscaping. Buildings may be required to be set back from the street line to accommodate continuous landscaped promenades for sitting and walking. 4. Storefronts - stores should exist between prominent vertical columns, rather than cover or mask the columns. Large windows with steel accents and articulated building entrances are encouraged along the ground floor to create a transparent fa<;ade. 5. Signage - minimal signage is preferred so as to enhance the architectural columns. Fascia signs should be limited in height and width, and should not mask structural columns. Creative and contemporary signs are preferred, which utilize materials that will enhance the District's character, such as steel or metallic signs. iv) Civic District The Civic District, also referred to as Mackenzie King Square, was planned in 1965 as a contemporary urban square with architecturally bold buildings situated in a park- like setting. New development shall be consistent with the following general design principles: 1. Style - all new development should strive to make bold architectural statements, situated in a high quality park setting. It is intended that this district look like and function as one coordinated urban square. 2. Building Height & Form - while bold building forms are encouraged, new development should be sensitive to the historic scale and features of the surrounding streets, in particular, where new development interfaces with adjoining neighbourhoods and historically significant buildings, such as the Sonneck House and the Governor's House and County Gaol. New buildings should be surrounded by high quality landscaping which create a variety of seating areas. 3. Streetscapes - streetscape elements, such as light poles and benches, internal to the District and along Frederick Street, should celebrate arts and culture. To this extent, outdoor public art should be incorporated into each development. 10 v) Built Form Along District Boundaries Where a street marks the transition point between two districts, or between a district and a central neighbourhood, the scale and massing of both sides of the street should be coordinated, providing a uniform streetscape and pedestrian experience. New development shall be consistent with the following general design principles: la) Building Height & Form (between the City Centre District and the Market District) - as building heights in the Market District are generally limited to 3 storeys, the building heights may be limited at the street line, on the City Centre District side of the street, to 3 storeys, and additional storeys may be required to be set back from the street line facade. Similarly, additional storeys may be permitted along the Market District side of the street, subject to an approved Design Brief, provided said storeys do not detract from the overall scale, form and character of the Market District. Ib)Building Height & Form (between the City Centre District and the Warehouse District) - as building heights in the Warehouse District are generally limited to 3 to 6 storeys, building heights may be limited at the street line, on the City Centre District side of the street, to 3 to 6 storeys, and additional storeys may be required to be set back from the street line facade. Additional storeys may be permitted along the Warehouse District side of the street, subject to an approved Design Brief, provided said storeys do not detract from the overall scale, form and character of the Warehouse District. lc) Building Height & Form (along streets between Downtown and the Central Neighbourhoods) - to ensure a uniform streetscape, the podium base of new Downtown buildings should reflect the building heights of residential buildings on the opposite side of the street. Additional storeys should be set back from the podium base. 11 4. Cultural Heritage The City shall conserve its cultural heritage in the following ways: i) Through the conservation of significant cultural heritage resources, to include individual properties as well as clusters of buildings and/or storefronts having architectural or historic value or significance. Conservation measures include designation under the Ontario Heritage Act and the listing of properties on the Municipal Heritage Register; ii) Through the designation of heritage conservation districts and the implementation of heritage conservation district plans; iii) Through the celebration of the intersection of King Street and Queen Street as "The Royal Crossroads" - the historical apex of Berlin; iv) Through the incorporation of industrial artifacts within civic buildings and into the urban landscape, predominantly in the Warehouse District; and, v) Through the preservation of the following vistas: - Gaukel Street from King Street to Victoria Park; - Ontario Street from Duke Street to Victoria School; - Queen Street South from Duke Street to St. George Street; - Queen Street from Ellen Street to King Street; and, - Frederick Street from Duke Street to Weber Street. vi) By creating greater public appreciation and understanding of the significance of our cultural heritage resources through the use and installation of interpretive signage, plaques, markers, artifacts and walking tours. 5. Public Art, Culture & Mu/ti-Culturalism The City is committed to leadership in the cultural sector. The design of spaces and buildings, linked with special events, public art and cultural programming can celebrate and enhance the cultural experience in each district, while creating vibrant people activity. The City shall support the growth of cultural experiences Downtown in the following ways: i) By fostering the emerging and unique cultural experiences of each Design District: - The City Centre District is characterized as the centre of the City's pedestrian social life, and characterized by community celebrations, counter/pop-culture and night-time entertainment; 12 - The Market District is characterized as a centre of cultural diversity and ethnic, inter-cultural experiences; - The Warehouse District is characterized as a centre of creative spaces and loft living, as well as a future centre for artistic and technical creativity, including the future centre of medical education and research; and - The Civic District is characterized as a centre of visual and performing arts. ii) Through the development of a public art master plan and streetscape master plans, to identify potential locations for new public art, preferred themes for each location, and methods for funding public art, such as a private sector percent-for- art policy, financial incentives, road reconstruction projects, special design studies, or bonusing provisions; and, iii) By supporting live-work developments, such as those which include studio or office space within a self contained multiple residential unit, through flexible zoning provisions and consideration of financial incentives. 6. Transportation Planning i) A mixture of people friendly streets and car friendly streets shall be encouraged. Street designs should make walking easy and enj oyable, even if it results in slower vehicular traffic. Closing off streets for pedestrian only traffic may be considered on a temporary or permanent basis; ii) The use of sidewalks for people activity, such as outdoor retailing, restaurants, performance spaces, etc., shall be encouraged and promoted; iii) Alternative modes of transportation, such as rapid transit, bus transit, cycling and walking, shall be supported as Downtown's preferred form of transportation. To accommodate vehicular traffic, the use of parking structures shall be encouraged, while new surface parking lots shall be discouraged; iv) Accepting cash-in-lieu of required parking in the Downtown may be considered; v) Outdoor events, such as markets and celebrations, shall be encouraged to occur on the street; and, vi) The incorporation of rapid transit into the downtown fabric, including the development of rapid transit stations, shall be encouraged. Within close proximity to a planned or existing rapid transit stations, additional density shall be encouraged, and additional building height may be permitted subject to an approved Design Brief. 13 Strategies for Implementation The following section identifies key areas of focus to implement the preceding policies. 1. King Street i) The City shall prepare a streetscape master plan for King Street, to identify the preferred configuration and design of the public right-of-way; ii) The City shall prepare urban design guidelines for King Street, to establish guidelines and standards for new buildings, new storefronts, storefront modifications, new signs and new outdoor patios; iii) The City shall conduct a review of all administrative functions pertaining to all types of permits issued for King Street, including building permits, business licensing, sign permits and financial incentives, to ensure coordination of all development activity and adherence to the policies of this section and any guidelines and standards of the City's Urban Design Manual; 2. Greenscapes i) The City shall develop engineering standards for accommodating new tree plantings within the municipal right-of-way for streets identified as greenscapes, and develop a strategy for implementing new tree plantings; ii) The City shall develop urban design guidelines and standards pertaining to landscaping of private property which abut greenscapes. 3. Warehouse District The City shall develop comprehensive urban design guidelines and standards, pertaining to all new development within the Warehouse District, to address such elements as the massing of buildings, architecture, heritage conservation, signage, etc. 4. Frederick-Benton Corridor In cooperation with the Regional Municipality of Waterloo, the City shall develop a business case for the long-term reconstruction of the Frederick-Benton Corridor, from Lancaster Street to Courtland Avenue, for the potential establishment of a grand central median to accommodate such activities as walking, cycling, special events and outdoor markets. This concept may provide an opportunity to celebrate our German and Bavarian heritage, and act as a staging ground for Oktoberfest programming. 5. Heritage Conservation The City shall undertake an evaluation of the Downtown to identify significant cultural heritage resources worthy of being added to the Municipal Heritage Register, as well as those worthy of being designated under the Ontario Heritage Act. Such evaluation shall include the identification of specific heritage attributes which shall be referenced and guide the review and approval of plans for conservation, adaptive re- use, new development and public works. This could include the evaluation of the 14 vistas identified in policy 9.4 (iv) to determine the cultural heritage importance of each vista, and the attributes worthy of conservation. 6. Site Specific Design Briefs For major redevelopments, the City, in cooperation with land owners and stakeholders, may develop design briefs specific to individual projects, sites or buildings. 15