HomeMy WebLinkAboutDTS-05-205 - Neighbourhood Design Initiative & Design Brief for Subdivisions
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Report To:
Date of Meeting:
Submitted By:
Prepared By:
Ward(s) Involved:
Date of Report:
Report No.:
Subject:
Development & Technical Services Committee
December 5, 2005
Jeff Willmer, Director of Planning (741-2325)
Brandon Sloan, Planner (741-2648)
Ryan Mounsey, Senior Planner (741-2324)
All
November 29, 2005
DTS-05-205
Neighbourhood Design Initiative and
Design Brief for Subdivisions (draft framework)
RECOMMENDA TION:
1. That report DTS-05-205 regarding an update to the City of Kitchener's
Neighbourhood Design Initiative and Design Brief for Subdivisions be received for
information; and
2. That any Planning Reports submitted in support of, or containing recommendations
on, new plan of subdivision applications should include a dedicated section that
identifies how the proposed development addresses the current Neighbourhood
Design guidelines within the City of Kitchener Urban Design Manual.
EXECUTIVE SUMMARY:
This report provides an update on the progress of the City's Neighbourhood Design Initiative.
Council, members of the community and staff have expressed a desire to continually improve
the quality of design of our new subdivisions and neighbourhoods. Issues such as traffic,
accessibility, lack of active park space and environmental protection continue to be raised in our
community and development projects. The intent of the Neighbourhood Design project is to
move forward in a common direction towards maintaining a healthy, livable and safe city.
Neighbourhood planning and design is a complex and challenging process. Staff has held
workshops, conducted resident and homebuilder surveys, compiled extensive background
materials and research, consulted with many individuals, groups and professional disciplines
and prepared a preliminary framework for a Subdivision Design Brief to be added to the City's
Urban Design Manual. This report describes the background to the project, the steps taken and
current status, a description of the Design Guideline framework and the need to continue with
additional consultation with the key stakeholders. The final recommendations of this project are
intended to be considered in April/May of 2006. The steps being taken to address the on-street
parking issue in new subdivisions are further discussed in this report as well and will be
incorporated into the final Design Brief.
BACKGROUND:
The City of Kitchener has many neighbourhoods that provide for a broad range of living
accommodations and environments. All stakeholders have worked hard to plan and design the
City's neighbourhoods to accommodate a broad range of resident needs.
There continues to be demands on the capacity of the road system to handle new traffic, the
adequate provision of schools, engineering, social and recreational services and the
maintenance thereof. Building for the future requires new tools and design options. The City
must carefully manage the financial, social and environmental realities for the ultimate health
and vitality of the community as a whole.
Staff presented a report to the Development & Technical Services Committee on November 1,
2004 (DTS Report #04-165). The report discussed the need for and the early stages of the
Neighbourhood Design Initiative, it included certain principles of neighbourhood design to
consider and provided a timeline for the project. In addition, the second portion of the report
further discussed the parking issue on Activa Avenue.
The current report is intended to provide an update on the Neighbourhood Design Initiative and
to identify some of the options that the project can utilize in order to further help address the on-
street parking issue.
REPORT:
Neighbourhoods
In Kitchener, neighbourhoods range in size (land area occupied), density (based largely on
housing type and the arrangement of new residential development), and character (architectural
styles, relationships and built form).
Kitchener's neighbourhoods should be planned to accommodate the emerging needs of the
community with an emphasis on high quality, sustainable development. Achieving these
objectives demands a comprehensive approach to city planning and involves a design-based
approach to neighbourhood planning and city building as endorsed in DTS report 04-164
Kitchener is experiencing strong residential development pressures with a limited land supply
established through planned growth boundaries. Given this relationship, continued attention is
required to ensure that an appropriate balance is achieved between current market demands
and policy direction. The City continues to refine its established development approval
processes with an emphasis on design quality. A Design Brief for Neighbourhoods and
Subdivisions would expand on the City's Urban Design Manual to clarify the City's design
expectations for neighbourhood development. The Design Brief is intended to be flexible and
should guide development without being overly prescriptive.
Neighbourhood quality is a complex term that can be measured by many tangible criteria, such
the range of housing units/types, amount of open space, type of park space, street tree quality,
and less tangible criteria such as neighbourhood character.
City planning staff have worked with key community stakeholders to discuss and identify the
design objectives that should apply to Kitchener's neighbourhoods. Generally, these objectives
apply to higher level design considerations, such as street connections and accessible, active
park spaces and to specific technical considerations, such as on-street parking solutions.
Provincial, Regional and Municipal Framework
Provincia/- Places to Grow, Provincial Policy Statement
On November 24, 2005, the Province of Ontario released the latest version of the "Places to
Grow - Proposed Growth Plan for the Greater Golden Horseshoe". The Places to Grow plan
establishes a framework and guidance to municipalities, including Kitchener, as they plan for
growth. Some of the overall aims of the plan include:
"Create more livable communities where people are close to shops, parks, jobs and
other services"
"Create complete suburbs that offer more options for living, working, shopping and
playing"
"Provide greater choice in housing types to meet the needs of people at all stages of
life"
"Reduce traffic gridlock by improving access to a greater range of transportation
choices"
The Places to Grow Plan specifically proposes the following for greenfield areas:
"2.2.7.3 New development taking place in designated Greenfield areas will be designated,
planned, zoned and designed in a manner that-
a) creates complete communities
b) creates street configurations, densities, and urban form that support the early
integration and sustained viability of transit services
c) provides a diverse mix of land uses to support vibrant neighbourhoods, including
residential and employment uses
d) creates high quality public open spaces with site design and urban design
standards that support opportunities for transit, walking and cycling."
The Provincial Policy Statement that is in effect as of this year includes several policies related
to creating a land use pattern, transportation systems, density and mixture of uses that are
transit-supportive and pedestrian-oriented with one of the goals being to achieve healthy,
liveable and safe communities.
Regiona/- Growth Management Strategy
One of the foundations of the Region of Waterloo's Growth Management Strategy is the goal of
"Building Vibrant Urban Places". This includes the intent to create safe communities, provide
housing choice and provide balanced live/work opportunities within our municipality. A further
goal of the RGMS is to provide greater transportation choice. This includes improved access to
jobs and services, integrated alternate transportation modes, increased walking and cycling,
more pedestrian-friendly environments and establishing an effective road network.
Municipa/- City of Kitchener Municipal Plan
One of the overarching planning principles of the City's Municipal Plan is that the City is
committed to creating a safe, accessible and attractive environment through good quality urban
design (Part I - s.3.2.16 & .17). When considering the design of new subdivisions and
neighbourhoods in Kitchener, all stakeholders should be aware of the following policy within
Part II - Section 1.4 Neighbourhood Quality:
"1. The City is strongly committed to excellence in community design as a way of
creating and maintaining pleasant, attractive and functional neighbourhoods. The
City shall take an active role in identifying, evaluating, developing and implementing
improved community design approaches."
One of the tools the City uses to further identify the direction and expectations for improved
community design approaches is through the City's Urban Design Manual, as further discussed
and identified within the policies of Section 6 - Part II of the Municipal Plan, as amended.
Project Status
Completed Steps
The Neighbourhood Design Initiative is a complex and comprehensive project with extensive
issues to review, effort involved to determine potential solutions and alternatives and to devise a
method to present those options and have them integrated into the standard subdivision design
considerations. One of the 'products' that is intended to be a result of this project is an update
of the existing Neighbourhood Design guidelines within the City's Urban Design Manual and a
new Subdivision Design Brief. To date, staff have undertaken and completed the following:
· Neighbourhood Design Workshops I and II - with subdivision staff (City Planning,
Engineering, Transportation Planning, Parks, Region, GRCA, etc)
· Research and background material compilation and summary
· Resident and Homebuilder Surveys
· Analysis of surveys
· Staff tour of new subdivisions in other municipalities
· Photograph inventory - Kitchener and other municipalities
· Met with resident representatives
· Met with the Homebuilder's Liaison Committee on several occasions
· Met with each staff discipline from City and Region - traffic, engineering, parks, etc
· Prepared a framework for the Design Brief
· Initiated preparation of graphics
· Transportation Planning staff's consideration and reports on on-street parking issue
A summarized timeline for this project is attached as Appendix "A".
Resident Survey Summary
The Neighbourhood Design Survey was a developed as a tool to further understand the design
and planning of new subdivisions through the perspective of citizens. The data gathered is
being used to help guide the Design Brief objectives and framework.
Over 1,300 surveys were distributed to selected neighbourhoods across the city, the majority of
them being newer areas. Further, the survey was posted on the City's website. In total, 150
surveys were returned and thirty of those residents indicated their interest in becoming a part of
a task force on Neighbourhood Design.
In the end, four sets of analysis were completed: the overall responses are presented in
Appendix "'B" to this report. Three additional data sets to summarize responses from residents
of homes less than 15 years of age, homes between 15 and 45 years of age, and home 45
years and older were also completed.
The overall survey verifies several common themes among respondents, including; strong
environmental values, that parks space is important, the proximity to amenities, affordability,
and a desire for larger garages. In specific newer developments (those under 15 years of age)
raised further topics, such as accessibility to active park space, traffic concerns and too many
small lot sizes. Overall, responses received are valuable in assessing many areas of
development for Kitchener's new and future subdivisions. In some respects, this survey was a
precursor to some of the responses received as part of the Environics process that indicated
Kitchener residents' interests in maintaining a high quality of life.
Future Steps
Further consultation with the stakeholders is extremely important. Additional sessions with the
resident and homebuilder representatives, local consultants and department/agency staff are
needed to gain input to the comprehensive range of issues and possible solutions and to raise
awareness and responsibility of following through on this design-based approach to city
building. There is also a need for more detailed consideration of the specific guidelines and the
development of new standards, designs and graphics. Furthermore, additional work is required
to consider any other policy creation or changes to subdivision conditions/approaches that may
be required in order to implement the guidelines. In summary, staff expect to provide the final
recommendations of the project in the Spring of 2006, tentatively targeted for May.
Design Guideline Framework
The Design Brief for Subdivisions will expand on the City's Urban Design Manual to clarify the
City's design and development expectations for new subdivisions. The Design Brief will also
provide a detailed framework to evaluate new subdivision applications based on a design-based
approach to city building. The proposed framework of the Design Brief is organized into five
major sections based on a hierarchical approach to subdivision planning and a final section on
implementation as briefly described below:
1. Understanding the Context - This section of the Design Brief emphasizes the importance
of understanding the existing site conditions and integrating those conditions early in the
development design concept stage. This section also supports the concept of creating a
strong neighbourhood vision based on good urban design principles and attractive design
features that contributes to place making.
2. Creating Community Structure - This section of the Design Brief establishes a
framework to create well-planned subdivisions that are well integrated into an existing or
planned community structure. Key structural elements include centres, edges, gateways,
land use, density, street network and hierarchy, block sizes, the open space system and
hierarchy, focal points, vistas and landmarks.
3. Strengthening Connections -This section of the Design Brief is intended to strengthen
existing, and planned connections with an emphasis on pedestrian movements, improving
transit conditions, improving linkages and access to the open space system and efficient
and integrated engineering solutions.
4. Detailing the Place - This section of the Design Brief establishes specific guidelines
related to public realm and streetscape quality, building massing and design, corner lot
treatment, land use, development blocks, residential interfaces and general safety
concerns.
5. Managing the Car -- This section of the Design Brief presents a variety of solutions to
address parking in new subdivision development and to provide alternative transportation
modal choices.
6. Implementation - This section of the Design Brief identifies the various implementation
tools and describes how the Design Brief would apply to the development approval
process.
The proposed draft framework of the Design Brief is attached as Appendix "C".
On-street Parking Issue
Several issues have been raised with respect to a lack of on-street or available parking for
residential dwellings on certain streets within an existing neighbourhood. Specifically, personal
behaviour and choice, lot width, driveway width, road right-of-way and limited on-street parking
have all contributed to some issues with illegal parking on a portion of Activa Avenue. Several
reports have been presented to DTS Committee since Nov. 2004 that have identified the
changes made in 2000 to improve the residential streetscape situation for future subdivisions
and that identified the specific options, if any, to address the Activa Avenue matter.
The City of Kitchener is not alone in dealing with this issue. Many municipalities in Ontario are
grappling with determining what are the appropriate methods and amounts to provide for the
car. Staff have conducted some research of some of the other municipalities attempts to
address the issue and a summary chart is attached as Appendix "D".
This issue has been discussed several times amongst staff and is specifically raised with most
new plans of subdivision. Based on recent experiences, an effective approach is to consider
the matter as early in the design process as possible. One method staff have used is to require
the developer to prepare an on-street parking plan prior to draft approval of the plan of
subdivision. This allows time for any adjustments to the subdivision design that may be
necessary in order to provide an adequate supply of on-street parking. Other recent initiatives
include the on-street parking plan being a condition of subdivision approval that is combined
with the lotting plan and consideration of the site servicing plan; having a condition that requires
a specific amount of on-street parking spaces for each dwelling unit (ie. 1 space for every 2
dwelling units); ensuring there is a mixture of dwelling types/lot widths (ie. avoiding street
townhouses across from street townhouses); and changing the zoning regulations to require a
6m long driveway for street townhouses..
Through the preparation of the design guideline framework for the Subdivision Design Brief, the
stakeholders have specifically identified and considered parking (and its impact on the
streetscape, traffic flow and transit options) as one of the primary issues. Currently, staff are
providing a dedicated section within the guidelines that is tentatively titled, "Managing the Car".
This section will identify guidelines and point to examples or standards for the development
industry, staff and Council to further utilize to address the parking issue. Some of the options
being considered include:
. Provide a mixture of dwelling types and lot widths
· Avoid locating street townhouses across from street townhouses
· Cluster townhouse blocks provide opportunities for on-street parking as
there are no individual driveways to the public street
· Avoid long blocks of small lot singles
· Mix dwelling types and/or lot widths within a block, if possible
. Require the preparation of an on-street parking plan prior to draft approval and use
that plan as part of the design considerations of the subdivision
· The City to prepare a policy and/or standards to use for the plan (ie. 1
space for every 2 dwelling units for singles/semis, if appropriate)
. In certain circumstances, consider permitting appropriately designed parking within a
cul-de-sac bulb
· The City to prepare standard/guideline
. Reconsider the maximum driveway widening regulations in the Zoning By-law
. Maintain the "pairing" of driveways requirement in the Standard Subdivision
Agreement
. Control of property-owner alterations to City curb cuts
. Allow for recessed parking bays along park frontages where appropriate.
The guidelines and the parking issue still require additional consultation and detailing. Staff are
open to receiving any additional ideas on possible methods of addressing this and other
subdivision design issues for the final preparation of the Design Brief.
COMMUNICA TIONS:
No formal public notice was required. Staff communicated to the Homebuilder's Liaison
Committee and one of the public representatives that this report would be presented for
information at the December 5th, 2005 DTS meeting. Additional consultation will take place prior
to finalizing this initiative.
FINANCIAL IMPLICATIONS:
No Budget request as part of this report.
CONCLUSION:
Continual improvement of the methods and approaches to subdivision and neighbourhood
design is critical in the City's efforts to sustain and improve the health and livability of our
community. Staff are recommending that this report be received for information purposes as an
update on the many aspects of this Neighbourhood Design Initiative and that following
additional consultation a final report on this comprehensive project be presented to DTS
Committee in the Spring of 2006. The final staff report may include additional recommendations
relating to potential policy amendments, subdivision condition changes, other draft approval
requirements or Urban Design Manual modifications.
Brandon Sloan, MCIP, RPP
Planner
Ryan Mounsey, BES, MUDS, MCIP, RPP
Senior Planner - Urban Design
Jeff Willmer, MCIP, RPP
Director of Planning
Chantelle Dixon
Student Planner
List of Attachments:
Appendix "A" - Project Timeline
Appendix "B" - Neighbourhood Design Survey Summary
Appendix "e" - Urban Design Guideline Framework - Neighbourhood Design and Subdivision Brief
Appendix "D" - Summary of Selected Municipalities' Approaches to On-street Parking
Appendix" A"
Neighbourhood Design Initiative
Timeline
2. Surveys
· Subdivision staff
· Residents
· Development Industry (homebuilders)
3. Meetings with Homebuilder's Liaison Committee
4. Analysis of Survey
5. Neighbourhood Design Workshop II - Stakeholders
6. Presentation of Draft Products to Stakeholders
(ie. Design Guidelines, etc)
7. Meet with Resident Reps
8. Meet with each Staff Discipline
(ie. Transp. Planning, Parks, Engineering, Region)
9. Preparation of Design Guideline Framework
10. Report to DTS Committee / Council
(project update and on-street parking)
11. Consultation
. Resident reps
. Homebuilder reps
12. Complete Draft (guidelines, graphics)
13. Consultation of Complete Draft
. Resident/Homebuilder
. Subdivision Staff
. Local Consultants
14. Preparation of Final Guidelines/Products
15. Report to DTS Committee / Council
May 2004
Nov-Jan 2004
Nov-Jan 2004
Oct 2004 - Ongoing
Early Spring 2005
Spring 2005
Late Spring - Early
Summer 2005
{now Fall 2005 -
Winter 2006}
Spring - Fall 2005
Fall 2005
Fall 2005
Dec 5 2005
End Jan 2006
End of Feb 2006
End of March 2006
End of April 2006
May 2006
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KITCHENER BY DESIGN
Neighbourhood Design
Overall Survey Results
Overall Survey
(all age categories)
Strong environmental
values
Park space.
Proximity to amenities
. Affordability
Larger garages
New Neighbourhoods
(less than 15 years of age)
. Accessibility to
park spaces
. Traffic
Lot sizes
Established
Neighbourhoods
(greater than 45 years of age)
. Transit inaccessibility
Housing style/variety
Environmental
sustainability
(ecosystems)
What type of house do you live in?
iIi! Single Detached
Dwelling
iIi! Sem i-Detached
Dwelling
IillJ Duplex Dwelling
iIi! Stacked Townhouse
Dwelling
Neighbourhood Design Survey Results
Respondants House Age
II less than 15 years old
II 45 years old
II over 45 years old
Top Responses
1. Environment including:
Green space
Park space
. Trails
. Trees, vegetation
2. Amenities Close including:
eivic, shopping, and services
Medical
Schools
3. Street Layout including:
Form
. Width
Boulevards
Overall answers were evenly distributed.
Top 3 Responses:
1. Integration of environmental features
2. eonnecting trails
3. Boulevard street trees
Top 3 Principles out of 10 given:
1. Designed with safety in mind
2. Parks, playgrounds, and other public space
accessible
3. Protecting current and planting new
vegetation is important
Neighbourhood Design Survey Results
Top Responses:
1. Streets including:
Layout
Street names needed at major
intersections
Streets unpaved
Lack of a grid system
Islands unused
2. Housing Density including:
Distance between houses
. Too tight
erowded.
3. Lots including:
Size
New layouts - wide shallow, reduced
front yards
. Yards small
4. Traffic including:
. Volume, speed, and flow
eontrol Measure - too many, not in
correct places
Overall answers were fairly evenly
distributed.
The majority of responses were ranked as
neutral.
Top 3 Responses:
1. Parks/playgrounds/public space need to be
accessible
2. Should be designed with safety in mind
3. Local Streets should be connected
2
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Top 3 Responses:
1. Walking
2. Field Games
3. Playgrounds
4. Children
Playing/Playing
with Children
Interconnected Mid Sized Small Parkettes Larger District or City
Trail Systems Neighbourhood Community Parks
Linked to Park Parks Parks
Space
Neighbourhood Design Survey Results
3
Are they important?
IiII Neighbourhood Centres (full frontage)
IiII Neighbourhood Centres (limited frontage)
Iill!I Near Trail Entrances
. Combined wi Improved Storm Water Management Facilities
Increase Lot Frontages
Mlre Public Space Street Frontage (wi on-street
parking)
Increased Nurrber of Double Car Garage Lots
20 40 60 80 100
Neighbourhood Design Survey Results
What Should Neighbourhood
Centres Be?
1 - Park Space
2 - Natural Features
3 - Schools
Are There Problems with Lack of
On-Street Parking
on Local Roads?
4
How Should Properties be Orientated?
Current Type
II No garage
11II Carport
I]] Single Car Garage
11II Single-and-a-half Garage
II Two Car Garage
iIilTwo Car + Garage
. Reverse Lotted
. Reverse Lotted with
Fencing
. Reverse Lotted with a
Noise Wall
. Front Lotted
. Front Lotted with Short
Median Blvd.
Preferable Type
11II No garage
11II Carport
I]] Single Car Garage
IillJ Single-and-a-half Garage
.. Two Car Garage
iIil Two Car + Garage
Neighbourhood Design Survey Results
Location on Lot
IilIJ Detached Garage
II Projecting beyond Front
Wall
IilIJ Set Back from Front Wall
5
DESIGN BRIEF FOR SUBDIVISIONS
INTRODUCTION
The City of Kitchener continues to grow and diversify. The City encourages intensification in
planned growth areas and supports the creation of healthy new neighbourhoods that provide
attractive places to live, work and play.
The City of Kitchener has a limited land supply. The City will continue to manage this supply
through a design-based approach to city building and ensure that new subdivision development
offers a high quality of life to its residents and contributes to a well planned and designed
community structure based on strong environmental and heritage principles, interconnected
street patterns and an established hierarchy of streets and open spaces. The Design Brief for
Subdivisions expands on the City's Urban Design Manual guidelines and clarifies the City's
design and development expectations for new subdivision development. The Design Brief has
been prepared by City staff with participation from the Kitchener Home Builders Liaison
Committee, subdivision commenting agencies, a residential liaison committee and comments
received from a public survey. The Design Brief is organised into five major sections based on
a hierarchical approach to subdivision planning and a final section on implementation briefly
described below:
1. Understanding the Context - "Context" refers to the existing site conditions, relationships to
surrounding streets and properties. This section of the Design Brief emphasises the
importance of understanding the existing site conditions and integrating those conditions
early in the development design concept stage. This section also supports the concept of
creating a strong neighbourhood vision based on good urban design principles and
attractive design features that contributes to place making.
2. Creating Community Structure - The city is experiencing tremendous growth through new
greenfield development and is expanding its established neighbourhood and community
boundaries. This section of the Design Brief establishes a framework to create well-
planned subdivisions that are well integrated into an existing or planned community
structure. Key structural elements include centres, edges, gateways, land use, density,
street network and hierarchy, block sizes, the open space system and hierarchy, focal
points, vistas and landmarks.
3. Strengthening Connections - All subdivision development includes a series of "connections"
such as streets, trails, transit routes and engineering/utility corridors and systems. This
section of the Design Brief is intended to strengthen existing, and planned connections with
an emphasis on pedestrian movements, improving transit conditions, improving linkages
and access to the open space system and efficient and integrated engineering solutions.
4. Detailing the Place - "Detail" is a critical element of subdivision development and has a
significant influence on neighbourhood character and identity. This section of the Design
Brief establishes specific guidelines related to public realm and streetscape quality,
building massing and design, special lots, land use, development blocks, residential
interfaces and general safety concerns.
5. Managing the Car -- Subdivision development involves many competing objectives, including
the need and accommodation for automobiles. This section of the Design Brief presents a
variety of solutions to better integrate automobiles into new subdivision development and
provides alternative transportation modal choices.
6. Implementation - This section of the Design Brief identifies the various implementation tools
and describes how the Design Brief applies to the development approval process.
Design Brief for Subdivisions (DRAFT)
Last Revised: November 28, 2005
City of Kitchener
The Design Brief for Subdivisions has been prepared to:
. clearly define the City's design and development expectations for subdivision development
with a level of consistency and predictability;
. provide a better framework for staff to evaluate subdivision development applications; and,
. provide greater choices, tools and solutions to meet the different household needs and
preferences, to proactively manage traffic and support transit and walking.
Design Objectives
The primary design objectives for new subdivisions are identified below:
1. to incorporate good urban design principles into subdivision development;
2. to create walkable neighbourhoods with a defined sense of identity and character;
3. to create interesting streetscapes that encourage walking, improve streetscape quality,
facilitate redevelopment opportunities and contribute to neighbourhood identity;
4. to maximize connectivity and access to the street network and open space system; and,
5. to provide an appropriate range of parks and open space amenities that meets different
household needs and preferences.
1.0 UNDERSTANDING THE CONTEXT
What is "Context"?
The distinct look, feel and function of communities are largely formed by "context", the
relationship between the proposed development to the existing built and natural environment.
The successful integration of existing conditions, such as woodlots, hedgerows, panoramic
views, heritage structures and access to rivers provides an opportunity to create interesting,
memorable places based on a clear vision. New subdivision development is expected to
reinforce the existing context and contribute to strong, identifiable communities.
eommunity identity can be strengthened
through historic conservation or replication and
landscape design.
1.1 Master Planned Communities
eommunity character can be created through a
combination of lotting patterns and landscape
treatment.
Introduce a series of general guidelines that supports a master plan process to better
understand existing context (conditions) and the creation of a strong neighbourhood vision.
Design Brief for Subdivisions (DRAFT)
Last Revised: November 28, 2005
City of Kitchener
1.2 Building Strong Communities
Introduce a series of general guidelines that supports building strong communities through
fundamental planning principles and strategies. Consider long term objectives for new
subdivision development. Refer to traditional neighbourhoods in Kitchener and consider
guidelines relating to:
. Reinforcing existing condition - natural and cultural heritage
. General street network and patterns
. Housing mix
. Neighbourhood amenities and park space
. General walkability and access to transit
1.3 Creating Identifiable Places
Introduce a series of general guidelines that encourages the creation of identifiable places and
sense of place. Consider guidelines relating to:
. General land use patterns
. Street and open space hierarchies (emphasis on quality and character)
. Preservation or integration of natural and cultural heritage resources
. Views, sight lines, visual cues
. Built form and lotting patterns
. General character (gateways, community edges, streetscape quality and detail)
1.4 The Natural Environment
Introduce a series of general and specific guidelines that reinforces the conservation and
integration of natural features into subdivision development and neighbourhood design.
Promote the concept of "green infrastructure". Consider guidelines relating to:
. General topography
. Network and linkage opportunities
. General buffers
. General preservation, focal point opportunities
. Tree preservation
. Generallandscaping
. Housing/lotting considerations
. Road construction projects
1.5 CulturallBuilt Heritage Resources
Introduce a series of general and specific guidelines that reinforces the conservation, integration
and adaptation of existing heritage resources into subdivision development and neighbourhood
design. Consider guidelines related to:
. General conservation and integration guidelines
. General integration and buffer guidelines
. Cultural landscape guidelines
Design Brief for Subdivisions (DRAFT)
Last Revised: November 28, 2005
City of Kitchener
2.0 CREATING COMMUNITY STRUCTURE
What is "Community Structure"?
From a physical planning perspective, a city is a
complex system of interrelated elements which
range in scale from large communities to smaller
organisational units of neighbourhoods, districts,
blocks and individual sites linked together
through various types of corridors and
connections.
A single community may include numerous
neighbourhoods and smaller scale subdivisions
connected through streets, the open space
network and other linkages.
As previously noted, new subdivision
development is expected to be integrated with
the existing context and contribute to strong
identifiable communities. To achieve these
objectives, the City of Kitchener supports a
community structure approach based on a
system of linked neighbourhoods and hierarchy
of streets, open spaces, land uses and other
development patterns.
2.1 Relating to Centres, Edges & Gateways
The eornell Master Plan illustrates a
clearly defined community structure based
on walkable neighbourhoods, an inter-
connected street pattern and coordinated
open space system.
Introduce a series of general guidelines that support neighbourhood structure based on
establishing a defined centre, edge and gateways. Consider guidelines related to:
. Neighbourhood centres (types)
. Neighbourhood edges based on walking distances and conditions
. Arterial road conditions
. Gateways
2.2 Land Uses & Density
Introduce a series of general guidelines that discuss preferred land use patterns and density
principles that supports employment and transit opportunities. Consider guidelines related to:
. Hierarchy of land uses to serve community structure (nodes and edges) and neighbourhood
structure (nodes and centres)
. General park and open space.
. General housing.
. General home business/live work.
Design Brief for Subdivisions (DRAFT)
Last Revised: November 28, 2005
City of Kitchener
2.3 Street Network, Hierarchy & Block Sizes
Introduce a series of general and specific guidelines that encourage a preferred street hierarchy
with supporting block pattern. Consider guidelines related to:
. General street network design based on context, views, and identity
. General transit and block pattern
. Introduce street hierarchy based on walking criteria and traffic function
. General street pattern and types
. Bicycle lanes
2.4 Open Space System & Hierarchy
Introduce a series of general and specific guidelines that encourage the planned extension of
the open space system and preferred hierarchy based on community and neighbourhood
service needs.
. Open space planning and linkage opportunities
. General wood lot protection and integration
. General and specific park design
. General park space distribution, hierarchy and criteria
. Generallandscaping
. General trails
. Integration with SWM facilities
. Green infrastructure and engineering
. Implementation
2.5 Focal Points, Vistas & Landmarks
Introduce a series of general and more specific guidelines that encourages creative design
solutions that reinforce the existing context and strengthens community and neighbourhood
identity. Consider guidelines related to:
. General street pattern, relate to context
. General focal points
. Roundabouts
. General views and vistas
. General landmarks
Design Brief for Subdivisions (DRAFT)
Last Revised: November 28, 2005
City of Kitchener
3.0 STRENGTHENING CONNECTIONS
What are "Connections"?
All subdivision development includes a series of connections such as streets, pedestrian
linkages, trails, transit routes and utility corridors. As a general observation, many liveable
neighbourhoods successfully integrate these connections with a priority given to pedestrians.
New subdivision development is expected to balance the competing needs of pedestrians,
cyclists and vehicular traffic with an emphasis on pedestrian circulation, improving transit
ridership opportunities, improving access to the open space system and integrated engineering
solutions.
Neighbourhood connectivity is improved with an integrated trail system and pedestrian amenities.
3.1 Walking & Cycling
Introduce a series of general and more specific guidelines that reinforce walkable
neighbourhoods and recreational and destination opportunities. Consider guidelines related to:
. General walking criteria
. Pedestrian connections, linkage and crossing opportunities
. General streetscape quality/comfort
. Sidewalks
. Trails
. Cycling opportunities
Design Brief for Subdivisions (DRAFT)
Last Revised: November 28, 2005
City of Kitchener
3.2 Public Transportation
Introduce a series of general and more specific guidelines that support transit use and
encourage accessibility to transit. Consider guidelines related to:
. Concept review
. Transit hierarchy
. Street and block pattern
. Density and lotting
. General transit stop criteria
. General access
. Generallandscaping
3.3 Streets & Traffic
Introduce a series of general guidelines that encourage an integrated street pattern that
supports walking, transit, accessibility to surrounding neighbourhood and manages traffic.
Consider guidelines related to:
. General orientation
. General street patterns and hierarchy
. General connectivity
. Safety
. I ntersection design
. Traffic calming opportunities
. Street trees
3.4 Engineering Infrastructure
Introduce a series of general guidelines that encourage alternative solutions to integrate
engineering infrastructure into subdivision planning with an emphasis on storm water
management linkages, green infrastructure and corridor planning. Consider guidelines related
to:
. Grading
. SWM facilities
. Green infrastructure
. Shared corridors
4.0 DETAILING THE PLACE
What is "Detail"?
"Detail" is a critical element of subdivision development and has a significant influence on
neighbourhood character and identity. For the purpose of this Design Brief, detail applies to the
public and private realm and involves the finest level of design consideration such as gateway
designs, park design, streetscape quality, special lots and building design considerations. New
subdivision development is expected to incorporate a high level of detail that relates to the
community structure and contributes to neighbourhood identity and character.
Design Brief for Subdivisions (DRAFT)
Last Revised: November 28, 2005
City of Kitchener
Neighbourhood quality is improved through attractive streetscapes, coordinated street furniture and active
park spaces.
4.1 The Public Realm
Introduce a series of specific guidelines that encourage a high quality public realm and provide
direction for streetscape quality, gateway features and neighbourhood spaces. Consider
guidelines related to:
. Attractive streetscapes
. Attractive and functional park spaces
. Gateway and landmark features
. Trail entrance details
. Fencing
4.2 Streetscape Quality
Introduce a series of specific guidelines that support attractive streetscapes compatible with the
surrounding context. Consider guidelines related to:
. General building design and architectural quality
. Block patterns and considerations
. Landscaping and green infrastructure
. Park spaces and frontages
. Lighting
4.3 Building Massing & Design
Introduce a series of specific guidelines that facilitates attractive neighbourhoods, streetscapes
and promotes residential compatibility. Consider guidelines related to:
. General streetscape quality and character
. Specific building design and architectural details
. Height considerations
. Townhouse blocks
. Rooflines
Design Brief for Subdivisions (DRAFT)
Last Revised: November 28, 2005
City of Kitchener
. Facades
4.4 Special Lots
Introduce a series of specific guidelines that contribute to neighbourhood character and identity
by placing a higher priority on special lots, typically located at gateway entrances, corner lots,
terminus sites and lots fronting or flanking park spaces. Consider guidelines related to:
. Gateway entrances
. Corner lots
. Terminus sites
. Park lots
4.5 Land Use & Development Blocks
Introduce a series of specific guidelines that contribute to neighbourhood character and
facilitates appropriate infill development. Consider guidelines related to:
. Commercial sites (neighbourhood centres, edges and focal points)
. Future development blocks
. Townhouse clusters
4.6 Residential Interfaces
Introduce a series of specific guidelines that address the relationship between existing and
proposed residential properties adjacent to arterial roads, scenic drives, higher density uses and
commercial uses. Consider guidelines related to:
. Community edges
. Scenic drives
. Density transition
. Land use transition
4.7 Safety & Accessibility
Introduce a series of specific guidelines that promotes CPTED principles in subdivision design.
. Entrapment areas
. Land use considerations
. Lighting
. Sightlines
. Walkways and pedestrian linkages
. Park spaces
. Fencing materials
. Berms
Design Brief for Subdivisions (DRAFT)
Last Revised: November 28, 2005
10
City of Kitchener
5.0 MANAGING THE CAR
The advent of the automobile has changed how people live and influenced how communities
are designed and built. A growing number of households have multiple cars. This trend is
resulting in more traffic pressures and increased parking demand. New subdivision
development is expected to incorporate creative design solutions, including the review and
incorporation of alternative modes of transportation, to manage the car while maintaining a
strong environment for edestrians.
Park frontages provide opportunity for on-street parking.
5.1 Priorities
Introduce a series of general guidelines that identify various strategies to manage the car with
an emphasis on streetscape quality and pedestrian comfort. Consider guidelines that relate to:
. Streetscape design considerations
. Street and block patterns
. General traffic calming opportunities
. General on-street parking opportunities
. Land use and lotting considerations
. Transit considerations
5.2 Traffic Calming
Introduce specific guidelines that improves traffic calming in new subdivision development.
Consider guidelines related to:
. General street design
. General block configuration and lotting patterns
. Design solutions: medians, curb extensions and intersection design (roundabouts)
Design Brief for Subdivisions (DRAFT)
Last Revised: November 28, 2005
11
City of Kitchener
5.3 On-Street Parking
Introduce specific guidelines that improve on-street parking conditions in new subdivision
development. Consider guidelines related to:
. On-street parking requirements
. On-street parking opportunities (land use and design details)
. Specific lotting patterns
. Driveway criteria
5.4 Land Use and Lotting Considerations
Introduce specific guidelines that apply to on-site lotting conditions and land use considerations.
Consider guidelines related to:
. Block lengths
. Housing types
. Lot frontages
. Garage widths
. Shared parking opportunities
6.0 IMPLEMENTATION
This section of the Design Brief identifies the various implementation tools and describes how the
Design Brief applies to the development approval process. General headings for discussion are
noted below.
6.1 Managing the Design Process
6.2 Preliminary Design Sessions
6.3 Report Structure
6.4 Feedback & Refinement
Design Brief for Subdivisions (DRAFT)
Last Revised: November 28, 2005
12
City of Kitchener
On-Street Parkina for Subdivision Develooments
City Policy Guidelines Zoning Specific/Subdivision
Conditions
Clause written into the Subdivision
Agreements:
"Purchasers are advised that on street
parking will be permitted in accordance
~ with a parking plan approved by the
Engineering and eonstruction
'> Department. On street parking shall
~
ctI not be permitted on Epworth erescent
0 abutting Blocks 331 to 338, inclusive;
Witworth Drive abutting Blocks 331,
338,339 and 344; ..." All new
developments parking is allowed
on one side of the street only.
"Design Guidelines for New
Subdivisions &
Neighbourhoods" The
~ requirement for on-street parking
C'I plans has been implemented
"C
~ through conditions of draft
E approval and are generally
ctI requested prior to the enactment
() of any applicable by-law
amendments OR prior to the
registration of the plan of
subdivision.
c: "Subdivision & Development
0 Guide Manual" Section E13
"C
c: No information received on the
0
...J details of these guidelines.
c: It is Transportation Planning
0 Policy to pair driveways, but this
a.
E is not a formalized policy. There
ctI is 1 space between each pair of
Iii lots
Under Ottawa's Official Plan, The
Transportation Master Plan.
Statements include: The eity will
develop a Parking Management
Strategy that: eonsider reducing
parking requirements for new
ctI developments where transit service is
3: adjacent to or can be incorporated
J!! into a development, or where walking
0 and/or cycling have high modal
shares, provided that the applicant
demonstrates that reduced parking
standards will meet expected parking
demands and will neither aggravate
parking supply in the area nor lead to
spill-over parking in adjacent areas.
Parking Restrictions in New
Subdivision Deve/opment(s) June
16, 2003. Anyon-street parking plan
must be submitted to Traffic Services
and become a part of the
development agreement. Efforts will
J: be made to allow parking on the side
a. of the street that provides the
a;
::::J greatest number of on-street parking
C) spaces. "As a part of the purchase
agreement, the developer shall notify
all prospective purchasers and
homeowners that on-street parking
restrictions will be implemented in the
subdivision and many apply to the
street fronting their property."
0
.g No Information Received
~
16
S
ctI
C'I
::::J
ctI
II) No Information Received
II)
'(j)
II)
~