Urban Design Guideline Study

Transcription

Township of Puslinch
Design Guideline Study
County of Wellington
Planning and Development Department
December 2008
Township of Puslinch Design Guideline Study 2008
County of Wellington Planning and Development Department
Table of Contents
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Introduction........................................................................................................................... 1-1
What are design guidelines? ......................................................................................................... 1-1
Project Overview ........................................................................................................................... 1-1
Study Overview ............................................................................................................................. 1-2
2
Background ............................................................................................................................ 2-1
Research Summary....................................................................................................................... 2-1
Official Plan Design Objectives...................................................................................................... 2-2
Wellington Road 46 Policies .......................................................................................................... 2-6
Community Improvement Areas .................................................................................................... 2-7
Planning Act .................................................................................................................................. 2-7
3
Character ................................................................................................................................. 3-1
Character Analysis Area 1A........................................................................................................... 3-1
Character Analysis Area 1B........................................................................................................... 3-5
Character Analysis Area 1C .......................................................................................................... 3-9
Character Analysis Area 1D ........................................................................................................ 3-13
Character Analysis Area 2 ........................................................................................................... 3-19
4
Priorities................................................................................................................................... 4-1
Wellington Road 46/Highway 6 Mixed Use Corridor ...................................................................... 4-2
Highway 6 Industrial Corridor ...................................................................................................... 4-10
Study Recommendations............................................................................................................. 4-12
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Bibliography........................................................................................................................... 5-1
List of Figures
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Design Guideline Project Summary.................................................................................. 1-2
Priority Geographic Areas of Study .................................................................................. 1-3
Puslinch Land Use Plan Excerpt ...................................................................................... 2-3
Aberfoyle and Morriston Land Use Plan Excerpts ............................................................ 2-4
New Site Plan Requirements – Planning Act Excerpts ..................................................... 2-8
Principal Activity Areas (Area 1A)..................................................................................... 3-2
Streetscape (Area 1A) ...................................................................................................... 3-3
Village of Aberfoyle circa 1906 ......................................................................................... 3-5
Principal Activity Areas (Area 1B)..................................................................................... 3-7
Streetscape (Area 1B) ...................................................................................................... 3-8
Principal Activity Areas (Area 1C)................................................................................... 3-11
Streetscape (Area 1C).................................................................................................... 3-12
Village of Morriston circa 1906 ....................................................................................... 3-13
Principal Activity Areas (Area 1D)................................................................................... 3-14
Streetscape (Area 1D).................................................................................................... 3-17
Principal Activity Areas (Area 2) ..................................................................................... 3-20
Streetscape (Area 2) ...................................................................................................... 3-21
Process to Develop Design Guidelines............................................................................. 4-1
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Introduction
This study is part one of a two-part Design Guideline Project for the Township of Puslinch.
The Township retained the County of Wellington Planning and Development Department to
undertake the project in consultation with a Design Subcommittee comprised of members of Council
(Matthew Bulmer, Susan Fielding and Don McKay) and Planning Advisory Committee representatives (Alf
Meyerhofer and Richard Quinnel).
What are Design Guidelines?
Design guidelines are a planning tool to shape community design and built form. Through explanatory text
and illustrations, design guidelines apply design principles and objectives to specific areas and types of
development in a municipality. Design guidelines are commonly used by municipalities across Ontario to
establish clear expectations for the developers investing in new developments. This contributes to the
quality of development and supports overall design objectives. For many municipalities, design guidelines
are routinely applied during the review of development applications for commercial, industrial, institutional
and major residential uses.
Design guidelines are primarily implemented through the site plan process. At the time a site plan
application is circulated for comment, plans and drawings are reviewed for compliance with the design
guidelines that apply. Discussion between staff and the applicant’s design professional is sometimes
necessary to identify changes to be incorporated into the plans to ensure that design objectives are met.
Ideally, consultation with staff prior to filing an application allows for design guidelines to be discussed at an
early stage in the design process.
In some cases, the principles and objectives of design guidelines may also be incorporated as zoning
standards in the zoning by-law (e.g. minimum building setbacks, building heights, location of parking areas,
etc.) or evaluated during the review of other municipal planning applications such as zoning by-law
amendments and plans of subdivision.
Project Overview
The major tasks to be completed as part of the Design Guideline Project are shown in Figure 1. Part 1 of
the project is to produce the Design Guideline Study; Part 2 will produce Design Guidelines. A formal
opportunity for public input is part of the study process during the design guideline preparation stage. Prior
to undertaking this study, however, the Design Subcommittee was instrumental in determining and refining
study area boundaries and local priorities. Discussions at a traffic calming meeting held April 14, 2008 at
the Miller’s House in Aberfoyle also helped to clarify community concerns regarding Wellington Road 46
and Highway 6 North: the speed of traffic is the main issue in Aberfoyle and the volume is the main issue in
Morriston. County staff also made a presentation to the Township Community Oriented Policing (COP)
Committee in May, 2008. Input from these groups has helped us to understand the issues facing the
community.
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Figure 1
Design Guideline Project Summary
PART 1: Background Review and Study Stage
Design Guideline Study Initiation
Background Review
Subcommittee/Stakeholder Consultation 1
Draft Design Guideline Study based on consultation and research
Subcommittee Consultation 2
Revise Draft Design Guideline Study with feedback from consultation
Presentation and Recommendation to Council
Public Notification of Project
PART 2: Design Guideline Preparation Stage
Draft Design Guideline Preparation based on Study
Review Draft Design Guidelines with Council
Conduct Informal Public Open House
Draft Design Guidelines incorporating public feedback
Present Final Design Guidelines to Council
Study Overview
This study reflects the input provided by the subcommittee, various stakeholders and Township Council,
together with the planning policy review and community investigations completed by County staff. The
study has been divided into four sections:
Section 1
Section 2
Section 3
Section 4
Introduction
Background
Context
Priorities
The background Section provides a review of Official Plan objectives and local policies relevant to issues of
design, as well as Planning Act regulations that empower municipalities to address design matters through
the site plan process, and a brief review of current literature. The character analysis found in Section 3 of
the study provides a detailed analysis of the two priority geographic areas that were established in
consultation with the Design Guideline Subcommitee. The two areas include the Wellington Road
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46/Highway 6 Mixed Use Corridor and the Highway 6 Industrial Corridor (Figure 2). The identification of
these areas is not intended to restrict the geographic areas to which future design guidelines would be
applied, but to allow an in-depth assessment of two areas of the Township.
Figure 2
Priority Geographic Areas of Study
Section 4 of the study identifies priorities, goals and objectives for each geographic area, which are based
on the character analysis and policy review of the preceding sections. Subject to Council endorsement, this
Design Guideline Study will form the basis for design guidelines that respond to the policy environment,
context, priorities and design objectives unique to Puslinch.
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Background
As part of our background investigations for this study we reviewed various design
guidelines from Canada and the United States, and planning literature on the topic of urban
and town design. We have provided a research summary which includes a discussion of selected design
guidelines and recent planning literature.
Other materials which formed an important part of the background review include the County Official Plan
and Provincial Planning Act. The Official Plan discussion deals with the policies addressing design
objectives, Wellington Road 46 and Community Improvement Areas. The design objectives of the Plan
provide a policy framework for establishing design guidelines.
The Planning Act regulations for site plan control were changed in 2007 to provide municipalities more
authority to regulate design matters. These new rules will be discussed at the end of Section 2.
Research Summary
Since the 1980s, design guidelines have been used by planners to shape the appearance and function of
new developments in communities across Ontario. As part of our background review, we found numerous
urban design guidelines for the cities and towns surrounding Wellington County.
The following list is a selection of design guidelines in southern Ontario we have reviewed:
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City of Guelph Urban Design Guidelines
City of Guelph Architectural Control Guidelines: Hanlon Business Park, York-Watson Industrial Park
City of Hamilton Binbrook Village Urban Design Guidelines
City of London Airport Road South Business Park Urban Design Guidelines
City of Toronto Green Development Standard
City of Toronto Design Guidelines for ‘Greening’ Surface Parking Lots
Regional Municipality of Niagara Model Urban Design Guidelines.
Town of Caledon Industrial/Commercial Design Guidelines
Town of Milton Central Business District Secondary Plan Urban Design Guidelines
Town of Milton East/Southeast Planning District Implementation Strategy
While these and other samples will be useful as we develop guidelines for Puslinch, we are also mindful of
the differences of a rural setting. There are no other municipalities in the County with design guidelines in
place, although the Township of Centre Wellington has hired a consultant to prepare urban design
guidelines. Their work is in process and County planning staff participated in a workshop September 17,
2008.
Available design guidelines and design literature have a decidedly urban emphasis. As a result, we focused
our research on the topic of town planning. This is more appropriate to the Puslinch context in that “Good
town design begins with the places that people know and call their own. These buildings, views, and public
spaces are often the heart and soul of the community…” (Segedy & Daniels: 38). Understanding key ways
in which people identify with Puslinch will help us use design principles to reinforce these positive
attributes. For this reason, Section 3 of the study is devoted to detailed character assessments of the two
geographic areas of interest.
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While design techniques such as scale and massing are quite effective in helping new buildings integrate
with the character of buildings around them, development details are also important to how a town evolves:
“A simple railing and a line of shade trees, a serpentine brick wall, or even a thick hedge, for
example, between a sidewalk and a parking lot, can make a world of difference. The extra cost
involved in doing a project properly, especially when viewed over the longer term, is insignificant
compared with the improvement in its final appearance, which is exactly what towns have to live
with for decades thereafter.” (Arendt: 52)
Section 4 of the Study includes potential design considerations to help put these and other techniques into
practice. Overall, the town planning literature supports design practices that reinforce a Town’s character or
‘sense of place’ and result in quality development. The potential benefits are many:
“A quality appearance is both an economic asset and a source of community pride. Tourists enjoy
visiting aesthetically pleasing places, and prospective businesses are drawn to neat, organized
communities. Above all, an attractive town shows that the townspeople care about where they live
and that they are willing to invest in their community.” (Segedy & Daniels: 39)
In pursuing this Study, the Township is investing in, and shaping the future of Puslinch.
Official Plan Design Objectives
The County Official Plan includes broad design objectives that can be applied Township-wide and other
objectives that would apply to specific land uses and areas of the Township. This Study will help interpret
and implement the relevant policies within the local context as they relate to design.
Broad Design Objectives
Part 2 of the Official Plan lays out the planning vision for the County, which supports sustainable
development, land stewardship and healthy communities. There are a number of policy objectives to realize
this vision, including the following which pertain to community design:
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maintain small-town and rural character;
maintain strong main streets in towns and villages;
develop communities that are efficient and liveable.
Figure 3 is a detail of Schedule A7 of the County Official Plan, the land use schedule for Puslinch, showing
the two priority geographic areas. This schedule identifies the “Urban System” lands such as Aberfoyle and
Morriston, and lands outside of these areas that are considered part of the “Rural System” in the Plan. The
following Rural System land use designations are found in the study areas: Secondary Agricultural, Country
Residential and Rural Industrial.
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Figure 3
Puslinch Land Use Plan Excerpt
Source: Schedule A7, County of Wellington Official Plan
Design Objectives for Urban Centres
One of the major objectives of the detailed land use policies for urban centres, such as Aberfoyle and
Morriston, is to:
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use urban design principles in an effort to ensure public safety and security for local residents and
visitors;
protect, preserve and where practical, enhance the unique natural and cultural heritage resources
of the community;
provide for a safe and efficient vehicular and pedestrian transportation system in the community.
There are also detailed land use schedules for Aberfoyle and Morriston in the Plan (see Figure 4) that
identify the “Urban System” land use designations which apply.
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Figure 4
Aberfyole and Morriston Land Use Plan Excerpts
Source: Schedule A7-1 and A7-2, County of Wellington Official Plan
Design Objectives for Central Business Districts
Aberfoyle and Morriston both contain designated Central Business District (CBD) lands. There are two
defined CBD areas in Aberfoyle and one in Morriston. Of the Official Plan objectives for such areas, the
following design-related objectives apply:
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establish safe and pleasant pedestrian environments;
improve roads, parking areas and pedestrian paths to facilitate vehicular and pedestrian movement
in the downtown;
protect heritage buildings and structures in the downtown;
retain and where possible, enhance attractive downtown streetscapes.
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The Central Business District policies related to parking do not provide for parking lot development on
“main streets” where it is important to maintain continuous building facades. In addition, the Plan
establishes the following design considerations for Councils:
“When considering any development or redevelopment within the CBD, Council shall ensure that
such proposals are both aesthetic and functional with respect to building height, bulk, setback,
landscaping, parking and vehicular circulation. In addition, where any development is proposed
adjacent to residential areas, appropriate measures shall be taken to provide adequate setbacks
and screening for the residential areas.” (Section 8.4.6)
We would note that there are no specific policies concerning design issues that apply to the Rural Industrial
Area designation or the Puslinch Economic Development Area (PA7-1). Both areas have a high degree of
visibility from the Hanlon Expressway or Highway 401, in addition to local and County roads. For this
reason, and to address potential compatibility issues, design considerations are also important for these
areas.
Design Objective Summary
The following list summarizes the key components of the design objectives laid out in the County Official
Plan. These will be evaluated in the Puslinch context as part of Section 5 of this study.
Small-Town and Rural Character
Strong Main Streets
Livable Communities
Public Safety
Natural and Cultural Heritage Resources
Vehicular and Pedestrian Transportation System
Pedestrian Environments
Roads, Parking Areas and Pedestrian Paths
Heritage Buildings in Central Business District
Downtown Streetscape Retention and Enhancement
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Wellington Road 46 Policies
Section 9.8.1 of the County Official Plan contains specific policies for Wellington Road 46 “to ensure that
proposed development will not interfere with the safe and efficient operation of this transportation corridor.”
These policies, which are to be considered for development proposals, identify entrance standards for
various land uses, traffic impact study considerations, mutual access/service roads, etc:
a)
For every development where direct access to Wellington Rd 46 is proposed, identify the
following:
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posted speed limit;
clear site distance along the roadway in both directions from the mouth of the access;
approach grades on access driveway;
traffic controls;
existing width of county road right-of-way adjacent to the site;
width of paved roadway and shoulders;
turning or stacking lanes on roadway;
width of access driveway and radii of corners;
distance between proposed driveway and existing driveways on adjacent sites;
project trip ends for average day and peak hours on roadway.
b)
For every industrial and commercial development project which generates more than 50
additional peak direction trips to or from the site during the roadway’s peak hour, a
complete traffic impact study is required to be submitted to the County Engineer;
c)
Where a site has frontage and access to a local township road or Wellington Road 34, new
commercial or industrial access to Wellington Rd 46 is not permitted;
d)
In areas designated industrial or commercial, each new driveway for commercial or
industrial access shall be separated from other industrial or commercial driveways located
on the same side of the road by 100 metres, where access is acceptable;
e)
In areas designated industrial or commercial, a maximum of one driveway for commercial
or industrial access is permitted for each existing property with up to 100 metres of
frontage along the County road, where access is acceptable;
f)
In areas designated Secondary Agricultural, each new driveway for commercial or
industrial access shall be separated from other industrial or commercial driveways located
on the same side of the road by 300 metres, where access is acceptable;
g)
Where feasible, mutual driveway access to a County road and service roads is required;
h)
Obtain evidence that approval from the County of Wellington is available with regard to
access driveway location and design, and improvements to County road, including turning
lanes, traffic controls, and stacking lanes;
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Identify content of agreement with the County regarding financial responsibility for road
improvements on the County road and construction access driveway.
Source: Section 9.8.1 Wellington County Official Plan, May 6, 1999 (Last Revision February 11, 2008)
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Community Improvement Areas
There are two designated “Community Improvement Areas” in Puslinch, both of which are shown on Figure
4. The designation of such areas is provided for under the Planning Act and allows for the Township to
prepare a Community Improvement Plan (CIP). A CIP can establish a vision for the physical appearance
and design of a study area, establish priorities for improvements to public space (roads, sidewalks,
landscaping, lighting, parkland development, parking) and private land (restoration, signage, lighting,
façade upgrades, accessibility, landscaping, parking). Various opportunities for grants, loans or other
incentives for private owners to undertake improvements are part of a CIP (e.g. grants, loans, etc.).
While a Community Improvement Plan has not been prepared for either area in Aberfoyle or Morriston,
design guidelines are able to address some of the same objectives. Section 4.12.2 of the County Official
Plan lays out community improvement policy objectives, two of which include to:
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enhance the visual quality of the community; and
stimulate the maintenance and renewal of private property.
Design guidelines would be applied to development proposals, which, once built, would offer (ideally) a
high quality of design. Enhanced design of new developments and the availability of design guidelines
promoting design objectives would also assist those wishing to improve aspects of their existing building or
development site.
Planning Act
As noted in the previous section of this study, the site plan process is central to the implementation of
design guidelines. The site plan process allows for municipalities to review plans showing features such as
off-street parking and loading, walkways, lighting, landscaping, buffering, garbage storage, massing and
conceptual design of proposed buildings, grading and stormwater facilities, etc. The Township recently
updated its Site Plan Control By-law to establish a Township-wide site plan control area, so that site plan
control can be consistently applied across the Township.
Section 41 of the Planning Act, dealing with site plan control, establishes:
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where site plan control can be applied in a municipality;
what kind of development can be addressed; and
what information can be required by the municipality to be shown on plans submitted.
On January 1, 2007, Bill 51 introduced numerous changes to the Ontario Planning Act. Prior to Bill 51, the
Planning Act specifically excluded a number of items from site plan control: colour, texture and type of
materials, window detail, construction details, and architectural detail of buildings. As Figure 5 outlines,
through the site plan control process, municipalities now have additional control over:
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how a building looks;
how it relates to other buildings or streets;
what elements may be required to enhance the municipal boulevard (e.g. plants, special paving,
bicycle racks, etc.); and
how facilities have regard for accessibility needs.
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Figure 5
New Site Plan Requirements - Planning Act Excerpts
Section 41.(4)2) with emphasis added
Drawings showing plan, elevation, cross-section views for each building to be erected, except a building to be used for
residential purposes containing less than twenty-five dwelling units, which drawings are sufficient to display,
(a) the massing and conceptual design of the proposed building;
(b) the relationship of the proposed building to adjacent buildings, streets, and exterior areas to which members of the
public have access;
(c) the provision of interior walkways, stairs, elevators and escalators to which members of the public have access from
streets, open spaces and interior walkways in adjacent buildings;
(d) matters relating to exterior design, including without limitation the character, scale, appearance and design features
of buildings, and their sustainable design, but only to the extent that it is a matter of exterior design, if an official plan
and a by-law passed under subsection (2) that both contain provisions relating to such matters are in effect in the
municipality;
(e) the sustainable design elements on any adjoining highway under a municipality’s jurisdiction, including without
limitation trees, shrubs, hedges, plantings or other ground cover, permeable paving materials, street furniture, curb
ramps, waste and recycling containers and bicycle parking facilities, if an official plan and a by-law passed under
subsection (2) are in effect in the municipality; and
(f) facilities designed to have regard for accessibility for persons with disabilities.
The two remaining subsections (d) and (e) deal with exterior design and what are referred to as
‘sustainable design elements’. Exterior design details of buildings are meant to include aspects such as
architectural style, building materials and window details. Sustainable design elements refer to
improvements to the municipal boulevard adjoining development sites. In both cases, Official Plan policies
and a site plan control by-law addressing these matters would be needed to broaden the Township’s
authority to require related improvements. In the interim, design guidelines addressing these topics could
be implemented, but only on an advisory basis.
If the County Plan is amended in the future to provide a policy framework for exterior design and
sustainable design elements, the Township would need to amend the Township-wide site plan control bylaw if there is a desire to move from advisory guidelines to a more regulatory or prescribed approach.
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Character
This section of the study provides a character analysis for the two study areas. This
analysis identifies predominant land uses, recent development, heritage resources and
significant natural features, together with streetscape and transportation issues; it provides the basis for the
priorities identified in the next section of the study. The Wellington Road 46/Highway 6 Mixed Use Corridor
has been divided into four sections for the character analysis due to the size and diversity of the corridor.
Character Analysis Area 1A
Area 1A includes the area between Maltby Road
and the boundary of Aberfoyle. As shown in Figure
8, the predominant land uses are:
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rural, including residential and agricultural
uses;
estate residential development.
There are also two properties on the east side of
Wellington Road 46 just south of the City of
Guelph limits with commercial zoning. As a result,
may see future commercial development on these
properties. Limited commercial use is also
provided for in the Secondary Agricultural
designation of the County Official Plan.
Construction of the third phase of the Aberfoyle Creek Estates subdivision represents the build-out of
estate residential development on the west side of Wellington Road 46. Recent changes to provincial and
county policy have eliminated potential for new estate residential developments. Given the rural land use
designations in this area, we do not anticipate significant residential development activity in Area 1A.
There are two dwellings that are part of the Township’s heritage
inventory. The first is known as the Martin Cassin Farmhouse.
This stone house is part of the Aberfoyle Creek Estates
subdivision, the third phase of which is under construction in the
area surrounding the house. According to the Heritage
Inventory, “the farmhouse was inventoried on the 1851 Puslinch
census as one of the 15 stone houses in the township at that
time.” Efforts to preserve this house have been incorporated into
the approvals for the subdivision.
Martin Cassin farmhouse
(aka Daymond farmhouse)
The second dwelling, known as Hammersly House, is also
pictured at right. This is another example of an early stone
house, in this case built of granite.
Natural features include isolated wetlands and woodlands, and
two tributaries of the Mill Creek: the McCrimmon Creek Tributary
and the Brock Road Tributary.
Hammersly House (aka Tesky House)
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Figure 6
Principal Activity Areas (Area 1A)
Fox Run Estates subdivision
Entry into Aberfoyle
The Wellington Road 46 streetscape in this area consists of two lanes with paved shoulders (see Figure 7)
and open, grassed ditches. The topography is gently rolling and vegetation along the road is sporadic. The
entry into the Township from Guelph at Maltby Road is unmarked; the signage which marks entry into
Aberfoyle is shown in the photograph at above right. As standard transportation signage it is relatively small
and uninviting.
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Figure 7
Streetscape (Area 1A)
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70 km/h speed limit
Two paved travel lanes with paved
shoulders
Additional turn lanes to Fox Run and
Bridle Path residential subdivisions
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According to the 2008 to 2012 Roads Capital Budget, the County of Wellington Engineering Services
Department plans to widen Wellington Road 46 between Maltby Road and Wellington Road 34 from two to
four lanes. Planning for the reconstruction is ongoing. The first Public Information Consultation (PIC) will be
held in the fall of 2008. This meeting will be a public open house format to allow for the public to provide
their comments concerning the design. Roads staff anticipates that there will be a total of two or three PIC
sessions. Once final drawings are prepared, the project will be put to tender. At this time, County Road staff
anticipates that the project will commence in 2010 or 2011.
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Character Analysis Area 1B
Area 1B is comprised of the village of Aberfoyle.
As shown on Figure 9, principal activity areas
within the village include:
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the Aberfoyle Mill, an historically significant
and highly visible local landmark;
retail and service commercial uses;
the Aberfoyle Antique Market, which draws
weekend traffic to the area;
a civic complex including a community centre,
library, park and recreational facilities.
A number of existing commercial businesses have
invested in expansions over the past few years,
including Accents for Living (west side of Wellington Road 46, north of Wellington Road 34), Kerfoot
Antiques (northeast corner of Wellington Road 46 and Cockburn Road) and, most recently, Ren’s Pet Food
Depot (north of Accents for Living) and the Antique Market. In addition, the Meadows of Aberfoyle
residential development is a 55 unit plan of condominium under construction on the north side of Gilmour
Road east of Wellington Road 46 South. This development will be accessed from Gilmour Road by a
private road and will offer a private park, trail system and passive open space.
Aberfoyle (originally known as
Shatzville) was first settled in the
1840s. The village was known for
its mill which operated for almost
100 years under various owners to
manufacture oatmeal and flour.
The Aberfoyle mill still stands, now
known for its restaurant and scenic
grounds; it remains a landmark for
residents and travellers alike.
Figure 8
The Village of Aberfoyle circa 1906
Source: Historical Atlas of Wellington County
In addition to the mill, the village
also housed a number of small
agricultural industries such as a
sawmill, foundry, tannery,
blacksmith shop and wagon shop.
Some of these original buildings
have been preserved and
converted into other commercial
uses.
There are five properties included
in the Township’s Heritage
Inventory in Aberfoyle:
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the Bird’s Nest, former stone schoolhouse with arched windows
(32 Wellington Road 46);
Accents for Living, formerly Aberfoyle blacksmith and wagon
shop (8 Wellington Road 46);
McBeath stone house (85 Wellington Rd 46);
Aberfoyle Mill;
The Miller’s House, formerly McLean House.
The Bird’s Nest is a former stone schoolhouse now used for
commercial purposes. The distinctive arched windows and bell
tower are visible upon entering Aberfoyle from Guelph. Accents for
Living is another commercial use located in a heritage building. This
stone building was first used as a blacksmith shop and then
variously used as a wagon shop, a blacksmith shop and a
residence. The McBeath house is an early stone dwelling, whereas
the Miller’s House was originally used as a residence by the miller
who would have worked at the Aberfoyle Mill across the road.
The Bird’s Nest
Accents for Living
There are a number of natural features in the area, including:
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several reaches of the Mill Creek: Brock Road Tributary, the
streams and ponds of the Mini Lakes/Mill Creek communities,
Abefoyle Woods Tributary and Aberfoyle Pond;
wetlands and floodplain associated with the Mill Creek;
Aberfoyle Woods Environmentally Sensitive Area (ESA).
The Wellington Road 46 streetscape through Aberfoyle is a car and
truck-dominated environment. There is a sidewalk from Wellington
Road 34 to just past the Antique Market on the west side of the
road and a section across the Aberfoyle Mill property. There are
very few pedestrian amenities such as landscaping and street
furniture along the sidewalk. In areas where the sidewalk is
separated from the road with a boulevard, the boulevard is quite
narrow and planted with grass. The speed limit of 50 km/h is posted
with five signs for southbound traffic and three signs for northbound
traffic. The speed and volume of traffic along this four- lane road
creates an uncomfortable environment for pedestrians.
McBeath House
Aberfoyle Mill
According to the 2008 to 2012 Roads Capital Budget, the County of
Wellington Engineering Services Department plans to resurface this
section of Wellington Road 46, continuing to Highway 401. The
timing and nature of these improvements may be subject to change.
The Miller’s House
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Figure 9
Principal Activity Areas
The Millennium Park is part of a larger civic complex.
The Aberfoyle Antique Market
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Figure 10
Streetscape (Area 1B)
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50 km/h speed limit
Four paved travel lanes with raised curbs
Additional turn lanes at intersection with
Wellington Road 34 and concrete centre
median with roll curb and bumper strips
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Character Analysis Area 1C
Study Area 1C is situated between Aberfoyle and
Morriston and contains a variety of highway
commercial uses concentrated along both sides of
Wellington Road 46 between McLean Road and
Highway 401. The majority of the Township’s
employment lands are also found in this area, with
most of the industrial uses located in the Kerr
Industrial Park and Nicholas-Beaver Industrial
Park. As shown on Figure 11, other uses in
addition to those mentioned include:
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rural residential and agricultural uses;
institutional uses;
private open space.
Recent developments in the area include the Royal Canin development, Nestle Waters Canada Inc.
expansion and GO Transit Park ‘n Ride. Royal Canin is a large pet food manufacturing operation which has
been constructed northeast of Wellington Road 46 and Highway 401. A warehouse expansion to the Nestle
water-bottling operation just south of Aberfoyle was recently
approved by the Township; part of the proposal includes the
realignment of the existing driveway entrance with Gilmour Road.
Planning for a traffic signal and turn lanes at the intersection of
Gilmour Road and Wellington Road 46 in also ongoing. The GO
Transit Park ‘n Ride at the southeast corner of McLean Road and
Wellington Road 46 is a temporary facility which opened last fall
and will eventually be replaced by a permanent GO station.
In 2005, Township Council instructed their consulting engineers
Duff’s Presbyterian Church
to investigate a method to improve stormwater drainage for the
southern portion of Area 1C. The Carroll Pond drainage area
between McLean Road and Highway 401 is approximately 80
hectares (200 acres) and includes many commercial and
industrial properties and some vacant land. As this area does not
have an overland drainage outlet, stormwater runoff accumulated
in the Carroll Pond located on the Con-Cast Pipe property on the
west side of Wellington Road 46 north of the 401. In recent years,
increased runoff and a reduction in the infiltration through the
bottom of the pond resulted in some flooding at the Carroll Pond
Crown Cemetery
and adjacent roads. It was determined that the most effective
method to resolve the periodic flooding was to construct a combined stormwater management facility and
gravity drainage outlet. This new outlet also gave two additional properties access to drainage they would
not otherwise have. The planning and construction of the project was initiated by the Township of Puslinch
and the County of Wellington under the provisions of the Drainage Act. In August 2008 construction of the
Carroll Pond and Lesic-Jassal Municipal Drain commenced. When completed, the municipal drain, which
3-9
includes the stormwater management facility, will minimize the potential for flooding and provide an
improved drainage outlet for this industrial/commercial area of the Township.
In terms of heritage resources, there are two properties listed in the Heritage Inventory: the Crown
Cemetery and Duff’s Presbyterian Church. They are located to the north and northwest of the intersection
of Wellington Road 46 and Highway 401, respectively.
Significant natural features are found northwest of the Nestle Waters Inc. development and north of Winer
Road. Features include wetlands, woodlands and floodplain. The Aberfoyle Woods Environmentally
Sensitive Area (ESA) also falls within part of this area.
This portion of the Wellington Road 46 streetscape is car and truck-dominated. This is particularly evident
by the number of gas stations and other service-related uses. The posted speed limit along this four-lane
section is 70 km/h, with gravel shoulders north of McLean Road and paved shoulders to the south. In
addition to the planned repaving of Wellington Road 46 to Highway 401, the County Roads Division intends
to complete a Traffic Study to determine the needs of the 1 km section between McLean Road and the
cemetery.
3-10
Figure 11
Principal Activity Areas (Area 1C)
Royal Canin industrial development
GO Transit park ‘n ride facility
3-11
Figure 12
Streetscape (Area 1C)
•
•
•
70 km/h speed limit
Four paved lanes with gravel shoulders
north of McLean Road
Four paved lanes with paved shoulder
south of McLean Road
3-12
Character Analysis Area 1D
Area 1D extends from Highway 401 to the
southern limit of Morriston. Commercial businesses
are primarily found at the main intersection of
Morriston at Queen Street (Highway 6) and
Badenoch/Calfass Roads. There are a number of
residential properties on the east and west side of
the village, but also along the highway. As shown
in Figure 14, there are also recreational properties,
which include baseball diamonds off Currie and
Back Street.
Originally known as the Village of Elgin, Morriston
was first settled in the late 1820s. At that time the
village featured stores, a tailor, blacksmith,
sawmill, oatmeal and grist mill and churches. Like Aberfoyle, the settlement of Morriston was influenced by
the presence of Brock Road (Highway 6). In 1960, the Milton-Preston section of Highway 401 officially
opened, crossing several Puslinch communities, including the area just north of Morriston and south of the
Aberfoyle industrial area at Highway 6.
Figure 13
The Village of Morriston circa 1906
Source: Historical Atlas of Wellington County
3-13
Figure 14
Principal Activity Areas (Area 1D)
View to southeast toward main intersection of Morriston
Entry into Morriston from south
3-14
Of the areas included in our character analysis, Area 1D contains the largest concentration of heritage
properties:
•
•
•
•
•
•
•
•
•
•
•
•
•
Bank Building - Enver’s Restaurant (38 Queen Street);
Morriston Hotel (44 Queen Street);
Fuhry Hotel (51 Queen Street);
John Stein Log House (56 Queen Street);
Kistenmacher House (4 Victoria Street);
Schlegel Log Cabin (5 Victoria Street);
Double-Gabled House (6 Victoria Street);
Stone Cottage (8 Victoria Street);
Manse (20 Victoria Street);
Morriston Church - Mount Carmel Zion United Church (22 Victoria Street);
Calfass Homestead (66 Highway 6);
Morlock Homestead (78 Highway 6);
Stoneleigh (84 Highway 6).
The first three buildings shown below form an important part of the Morriston streetscape. The former bank
building in particular, with its unique architectural detailing, has a strong presence at the intersection. The
two former hotels are significant in that they provide a glimpse into Morriston’s early development in serving
the travelling public.
Bank Building
Fuhry Hotel
Morriston Hotel
The three homesteads shown below are located on the west side of Highway 6 to the south of Church
Street. They are examples of fieldstone construction and, in the case of Stoneleigh, cut limestone.
Calfass Homestead
Morlock Homestead (2nd residence)
Stoneleigh (aka Morlock Homestead)
3-15
The dwellings shown below, with the exception of the John Stein Log House, are found on Victoria Street.
These homes provide examples of early log, brick and stone homes in the village. The yellow brick of the
Kistenmacher House and the red brick of the manse are believed to have both come from the local
brickyard.
John Stein Log House
Double Gabled House
Kistenmacher House
Stone Cottage
Schlegel Log Cabin
Morriston Church
Of note is also “The Historic Corner Block” located at the northwest corner of
Queen Street and Church Street. This public park contains a monument with
the school bell from the Morriston School S.S. No. 8 Puslinch which operated
from 1910 to 1968.
Natural features in the area include a large wooded tract owned by the
Ministry of Transporation south of Highway 401, ponds and associated
wetlands, and other private wooded areas.
The Morriston streetscape, while only two lanes wide, carries a high volume
of truck and passenger vehicle traffic. The sidewalks are narrow and where
there is a boulevard, it is paved with asphalt. There are no street trees,
landscaping or street furniture. As a result, the pedestrian environment is
unpleasant and uninviting.
Manse
3-16
Figure 15
Streetscape (Area 1D)
•
•
•
50 km/h speed limit
Two paved lanes with gravel shoulders
north of Currie Drive
Two paved lanes with paved boulevard
and raised curb/roll curb to southern limit
of Morriston
3-17
Highway 6
In September 1995, the Ministry of Transportation issued an environmental assessment and preliminary
design report for proposed improvements to Highway 6 between Freelton and the Hanlon Expressway at
the City of Guelph limits. There are aspects of three of the major sections of the proposal that would have
an impact, to varying degrees, upon both of the priority geographic areas of the study:
•
•
•
the Maddaugh Road to Highway 401 section would see the realignment of Highway 6 to the west of it’s
current location;
the Highway 401 widening would involve Highway 6 parallel lanes intended to function as a mini
express-collector system;
the Hanlon Expressway improvements from Highway 401 to the City of Guelph limits would result in a
new interchange approximately mid-way between Wellington Road 34 and Maltby Road, a grade
separation between Wellington Road 34 and the Hanlon Expressway, and a reconstructed Concession
7 Road to connect Wellington Road 34 to the Hanlon Expressway.
One of the advantages of the Highway 6 realignment identified in the environmental assessment is
“substantial removal of through traffic from existing Highway 6, thus reducing the overall impact of noise,
accidents and congestion and enhancing opportunities for development in designated growth areas”.
We would foresee two major effects which should be considered as part of this study:
•
•
the new Highway 6 route will reduce traffic through Morriston; and
diversion of additional traffic to the Hanlon Expressway will enhance the profile and visibility of the
Highway 6 industrial area.
This being said, it is unclear when or if the intended Highway 6 improvements will be completed. As a
result, it is recommended that the design guidelines should consider existing conditions together with future
impacts of the Highway 6 realignment project.
3-18
Character Analysis Area 2
Area 2 is identified in the County and Township
planning documents as future industrial area with
limited commercial uses. Area 2 is bisected by
Highway 6. The current uses of the area are
agricultural (field crops) and large open
space/natural areas. The area on the northeast side
of Highway 6 at Maltby Road was recently
approved for a driving range and ancillary
recreational uses. Due to the grade separation
between the travelled portion of the Provincial
highway and the driving range property, the
proposed recreational and accessory uses may not
be visible from the Provincial highway.
While other uses are currently permitted within Area 2, there are no proposals for industrial uses at this
time. This area is immediately south of the City of Guelph and applications for significant industrial uses
and expansions are being considered (including improvements for the intersection of Highway 6 and Maltby
Road).
As noted in the discussion on the previous page, the establishment of a new Highway 6 interchange south
of Maltby Road within the Township limits is also proposed by the Ministry of Transportation; however, the
timing of this major road project is unknown.
3-19
Figure 16
View to southeast
Principal Activity Areas (Area 2)
Agricultural property on west side of Highway 6
3-20
Figure 17
Streetscape (Area 2)
3-21
4
Priorities
The purpose of this section of the study is to establish broad priorities and design priorities
that will determine the direction we will take as we move to Part 2 of the Puslinch Design
Guideline Study to prepare the design guidelines. Figure 18 illustrates how this section of the report will
contribute to the development of the design guidelines.
Figure 18
Process to Development Design Guidelines
Broad Priorities
Design Priorities
Design Priorities
Wellington Road 46/Highway 6 Mixed Use Corridor
T
Goals
T
Objectives
T
Design Considerations
Highway 6 Industrial Corridor
T
Goals
T
Objectives
T
Design Considerations
Design Guidelines
Starting with the broad priorities we would identify to shape our approach to the preparation of design
guidelines, the design guidelines should:
•
•
•
clearly convey a desired future community design for Puslinch;
reinforce the unique rural character of the Township and its’ two villages; and
be easily understood and implemented.
Keeping these broad priorities in mind, priority design issues have been identified for the two geographic
areas. For each of the priorities identified, goals have been developed which are intended to express the
ambitions that the Township has for the study area. More specific objectives and corresponding design
considerations for each goal have been identified to provide direction for the design guidelines that will be
prepared.
4-1
Wellington Road 46/Highway 6 Mixed Use Corridor
There are four design priorities identified for the Wellington Road 46/Highway 6 Mixed Use Corridor:
•
•
•
•
site and building design;
gateways and community identification;
strong main streets;
streetscapes.
Each priority is discussed in the following section, together with objectives, possible design considerations,
and, where applicable, other considerations.
Site and Building Design
Site and building design is a major factor in establishing design directions for Puslinch. Site design involves
the layout and function (setbacks, views, pedestrian orientation, lighting, landscaping, parking, etc.) of
development on private property, whereas building design relates to the physical appearance (massing,
form, materials, character, etc.) of buildings that frame the street. In the section which follows, site and
building design will be discussed in relation to specific areas of development (central business district),
types of development (commercial and industrial), and contexts (natural and cultural heritage resources).
The Central Business Districts in Aberfoyle and Morriston identified on page 2-2 of this study are the
primary commercial areas in the Township. In both cases, there may be residential dwellings that, over
time, convert to commercial use, or other changes, such as land assembly, which may result in new or
larger-scale development. As such, the context of development and redevelopment proposals needs to be
carefully considered.
1.
GOAL
To provide an appropriate relationship between new and existing development in Central Business
Districts.
OBJECTIVES
•
To create a ‘street wall’ setback of adjacent buildings in Aberfoyle and Morriston to establish a
relationship between the building and the sidewalk.
•
To provide infill building heights which match or complement the pre-existing buildings heights
of adjacent developments.
POTENTIAL DESIGN CONSIDERATIONS
•
Establish a minimum setback from the street for Central Business District areas.
•
Determine the predominant block building heights in Central Business District areas and
establish proportional heights for new development.
In addition to the goal identified above for Central Business Districts, consideration should also be given to
all commercial development in the Township as it relates to site and architectural design.
4-2
2.
GOAL
To provide commercial developments with a high level of site and architectural design.
OBJECTIVES
•
To provide physical definition to streets and public spaces.
•
To provide strong articulation of building facades.
•
To provide a high level of design for corner buildings in prominent locations.
•
To minimize the impact of service, loading and parking areas, and lighting.
•
To enhance the pedestrian environment.
POTENTIAL DESIGN CONSIDERATIONS
•
Locate buildings close to the street edge with off-street parking located behind or beside
buildings.
•
Building materials and detail design should be used to express the base, middle and top of a
building facade.
•
Blank or single material facades should not be permitted parallel to the public street, in other
locations visible to the public, they should incorporate additional architectural detailing.
•
Corner buildings at intersections of major roads or gateways should provide details such as
wall projections, material variation and articulated building elements (e.g. dormers, bays) to
enhance the visibility of the building and location.
•
Incorporate landscaping (planting strips and landscaped traffic islands) in parking areas and
walkways.
OTHER CONSIDERATIONS
As discussed in Section 2 of the study, the County Official Plan would need to be amended to allow
for the Township to require private developments to address matters relating to exterior design as
identified above. We would recommend that the Township request that the County complete such
an amendment to allow for these elements to be addressed in Puslinch. Alternatively, the
Township could include related guidelines, but only on an advisory basis without an Official Plan
Amendment.
The goals and objectives for site and building design for industrial developments differ from commercial
uses, as the emphasis is on those industrial sites that would be visible from major roadways. In these
cases, the profile of industrial areas can be enhanced by careful consideration of the placement of
buildings, parking areas, service areas and loading areas relative to major roadways, and building design.
3.
GOAL
To provide a high level of design for industrial development visible from highways and arterial
roads.
OBJECTIVES
•
To provide articulation of building facades and enhanced landscape features.
•
To minimize the impact of service, delivery and parking areas, and lighting.
4-3
DESIGN CONSIDERATIONS
•
Building facades visible from highways and arterial roads should provide additional
architectural detailing such as colour and material variations, windows and surface articulation
to avoid blank, single material walls.
•
Landscaping and walkways should be provided in front of principal building entrances.
•
Parking, loading and service areas should be screened from public view through architectural
screening, landscape buffering or a combination.
Existing natural and cultural heritage features on or adjacent to a commercial or industrial development site
should inform how a development proposal is laid out. As the character analysis of Section 3 demonstrates,
there are numerous natural features and cultural heritage resources in the areas of study. Some significant
examples, with which the community strongly identifies, include the Aberfoyle Mill and Mill Pond, the
Miller’s House, Enver’s Restaurant, and century stone and log homes.
4.
GOAL
To preserve, enhance and integrate natural heritage resources.
OBJECTIVES
Identify significant natural heritage features.
•
POSSIBLE DESIGN CONSIDERATIONS
•
Make nature visible by site configuration which maximizes visibility and, where appropriate,
accessibility to natural features.
•
Preserve and enhance natural heritage landscapes (rolling topography, ponds, trees, pastoral
settings).
•
Restrict access to natural features which should be protected.
5.
GOAL
To conserve the heritage assets within Puslinch.
OBJECTIVES
•
To respect the historic character of buildings identified as part of the Township’s Heritage
Inventory.
•
Conserve and restore heritage buildings as a priority.
•
Preserve the original building fabric of heritage buildings, where feasible.
•
Balance heritage preservation and new development.
4-4
Community Identification
The notion of identifying or “branding” a community is not new. Many municipalities use coordinated
signage to identify local landmarks and facilities, as well as important entry points. Signage can also help to
convey a sense of community. Some jurisdictions develop a common typeface and colour for all forms of
signage (street signs, identification signs, facility signs, etc.). While the study of signage would be beyond
the scope of this study, there are two forms of community identification that should be considered as part of
the development of design guidelines: gateways and banners.
Gateways identify important points of entry
into a community. The two examples at
right illustrate gateway signage installed in
Brookville (Milton) and the City of Guelph.
Of note in both cases is the use of
monument signage incorporated with stone,
landscaping and lighting marking a pleasing
entry into each community. This type of
gateway signage has been successfully
used in other municipalities, particularly
along Highway 401.
Other types of identification signage, which
could be categorized as secondary
gateway signage are shown on the next
page of the study. This more modest
signage could be used to mark less
significant entry points into the Township or
the villages. Alternatively, they could be
used as a more cost effective alternative to
the primary gateway signage previously
discussed.
Brookville gateway signage
At present, there is signage marking entry
into the Township and villages. The
signage in place is standard traffic signage,
which is not as prominent or appealing as
the examples provided.
City of Guelph gateway signage
4-5
Centre Wellington Identification Signage
Erin Identification Signage
We have also investigated different types of banners used by various communities. The examples below
from Erin, Lowville and Waterdown illustrate a range of post-mounted banners which are visually appealing
to motorists, but are also mounted low enough to animate the pedestrian environment.
The Milton example is a banner over the road advertising a community event. This type of signage does not
enhance the pedestrian environment and, for that reason, the smaller banners are favoured.
Banners in Erin, Lowville, Waterdown and Milton
4-6
6.
GOAL
To provide effective identification for Aberfoyle and Morriston.
OBJECTIVES
•
Improve the profile and visibility of the two villages in Puslinch for the travelling public with
gateway and banner signage.
•
Provide a sense of place and community pride.
•
Identify primary gateways in strategic entry points of Aberfoyle and Morriston for monument
signage using materials and landscaping for gateways that represent the character of Puslinch.
•
Identify secondary gateways in strategic entry points of the Township and the villages for
enhanced identification signage.
•
Identify areas of Aberfoyle and Morriston for banner signage.
Strong Main Streets
Traditional small town main streets are typically
contiguous two or three-storey buildings with higher
densities than found in suburban commercial areas.
Upper level vacancies or underutilized land provide
opportunities for in-fill development. In the case of
Aberfoyle, the main street is less compact and less
dense than examples elsewhere in the County
(shown at right). This means the emphasis would
be to enhance and create a defined streetscape
when development opportunities arise.
7.
GOAL
To maintain strong main streets in
Aberfoyle and Morriston.
Fergus, Centre Wellington
OBJECTIVES
•
Provide enhanced building design
where fronting or visible from main
streets in Aberfolye (Wellington Road
46) and Morriston (Highway 6).
•
Minimize building setbacks from street
Mount Forest, Wellington North
and provide parking behind building for
new commercial development in
•
Building facades should be strongly articulated through architectural detailing and changes in
building materials, wall projections and windows.
•
Encourage awnings and other elements which provide shade and animate the streetscape.
4-7
Streetscapes
The Township of Puslinch straddles one of the busiest highways in North America. While the presence of
Highway 401 has many positive economic benefits, the volume and speed of traffic travelling through the
centre of the two villages has an impact upon quality of life. While we recognize that these traffic issues are
complex and are largely beyond the scope of a design guideline study, this study does offer the opportunity
to examine the issue within the context of the streetscape design. The streetscape is part of the right-ofway that lies between the curb/road edge and the building face or property line. It also includes right-of-way
crossings. Enhancements to the streetscape, such as special paving treatments, street furnishings and
landscaping, can contribute to more pedestrian-friendly places and help define neighbourhood character
and identity.
Aberfoyle offers the most diverse range of
commercial, recreational, institutional and residential
land uses in the Township. As a result, it is a local
destination for area residents. At the same time, as
Aberfoyle is located between the City of Guelph and
Highway 401, it is used as a thoroughfare for
commuters. Speeding is a significant concern
identified by local business owners and residents.
The speed limit is clearly identified: there are eight
50 km/h speed limit signs posted along the one-mile
Typical Aberfoyle streetscape
length of the village. In our view, additional signage
would merely add visual clutter to the streetscape. If additional speed controls are considered (e.g.
community safety zone) we would recommend careful placement of new signage in coordination with other
signage or features, an example of which is found on page 4-5 (Brookville).
A passive traffic calming measure that could be
considered is to vary the surface treatment of the
road. Changes in the surface treatment to interlocking
pavers or stamped and coloured concrete provide a
visual cue to motorists to slow down for pedestrians.
The photograph to the right was taken along Guelph
Line in Milton.
Resolving issues of traffic volume in Morriston hinges
on completion of Highway 6 improvements which
would reduce traffic through the village. As Highway
improvements will not be completed in the short term,
interim measures to improve the pedestrian
environment in Morriston should also be considered.
Rural Milton, Guelph Line
4-8
8.
GOAL
To provide for a safe and efficient transportation system that also contributes to the livability of
Puslinch.
OBJECTIVES
•
Create a distinct and high quality streetscape.
•
Support other modes of transportation in addition to vehicular transportation.
•
Provide alternative surface treatments for pedestrian crossings at signalized intersections in
•
Where possible, incorporate trees into the design of boulevards and landscaped medians, or
islands within roadways, particularly in Aberfoyle and Morriston.
•
We would recommend that the Township retain the services of a traffic engineer to study
speeding and traffic volume in Aberfoyle and Morriston and recommend appropriate traffic
calming measures.
As fuel prices fluctuate and the health benefits of walking are promoted, the pedestrian environment of the
villages will continue to play an important part in the quality of life of area residents. The recently
redeveloped streetscape in Milton, Ontario (below) is an example of what can be achieved by incorporating
a number of coordinated design elements: varied surface materials and colours, street furniture (benches,
garbage cans and bollards), street trees and banners. On-street parking has also been provided within
“bump-out” areas. While the right-of-way width in Puslinch is not sufficient to accommodate all of these
improvements, some level of upgrades would improve the pedestrian environment. The pedestrian crossing
and sidewalk shown in the rural example pictured on page 4-8 demonstrates more modest improvements.
9.
GOAL
To provide for a safe, efficient and pleasant
pedestrian environment in Aberfoyle and Morriston.
OBJECTIVES
•
Improve existing pedestrian facilities on main
streets in Aberfoyle and Morriston.
•
Identify locations where sidewalks can be
widened to provide space for street furniture and
an unobstructed pathway.
•
Provide street furnishings (e.g. benches, refuse
containers, planters, pedestrian lighting) and
sidewalk surfacing within an overall thematic
concept to provide a consistent and unified
streetscape appearance.
•
Encourage awnings and other elements that
provide shade and animate the streetscape.
Downtown Milton
4-9
As discussed in Section 2 of the Study, the County Official Plan would need to be amended to
allow for the Township to require private developments to provide what are referred to as
“sustainable design elements” on an adjoining road. According to the Planning Act, sustainable
design elements include trees, shrubs, hedges, plantings or other ground cover, permeable paving
materials, street furniture, curb ramps, waste and recycling containers, and bicycle parking
facilities. We would recommend that the Township request that the County complete such an
amendment to allow for these elements to be obtained in Aberfoyle and Morriston.
Highway 6 Industrial Corridor
There are two main priorities identified for the Highway 6 Industrial Corridor:
•
•
site and building design;
gateways and community identification.
Each priority is discussed in the following section together with objectives, possible design considerations,
and where applicable, other considerations.
Site and Building Design
As previously noted, site and building design are key components of design guidelines. As with the
Wellington Road 46/Highway 6 Mixed Use Corridor, the design emphasis for industrial site and building
design will relate to enhancement of the profile of the area and the placement of buildings, parking areas,
service areas and loading areas relative to major roadways, and building design.
10.
GOAL
To provide a high level of design for industrial development visible from highways and arterial
roads.
OBJECTIVES
•
To provide articulation of building facades and enhanced landscape features.
•
To minimize the impact of service, delivery and parking areas.
•
Building at high profile gateway locations or with visibility from highways should be designed to
give prominence to the location and a sense of prestige. Buildings entrances should face the
highway.
•
Parking, loading and service areas should be screened from public view through architectural
screening, landscape buffering or a combination.
•
Building facades visible from highways and arterial roads should provide additional
architectural detailing such as colour and material variations, windows and surface articulation
to avoid blank, single material walls.
4-10
Gateways and Community Identification
Gateways were addressed in our
discussion of the Wellington Road
46/Highway 6 Mixed Use Corridor. At
right is another example of gateway
signage, in this case used to identify entry
in the County of Wellington along
Highway 401. The Highway 6 industrial
corridor is well-situated to benefit from
traffic from the City of Guelph into the
Township and from the profile and
visibility offered by the future interchange.
11.
GOAL
To provide effective identification
for the Highway 6 Puslinch
industrial area.
County of Wellington gateway signage at Highway 401,Township of Puslinch
OBJECTIVES
•
Improve the profile and visibility of the Puslinch industrial area for the travelling public.
•
Provide a sense of place and prestige.
•
Identify primary gateways in strategic entry points of the industrial area along Highway 6 for
monument signage using materials and landscaping that represent the character of Puslinch.
4-11
Study Recommendations
1. THAT the Township of Puslinch supports design guidelines that clearly convey a desired future
community design for Puslinch; reinforce the unique rural character of the Township and its’ two
villages; and can be easily understood and implemented.
2. THAT the County of Wellington Planning and Development Department be authorized to prepare
Design Guidelines based upon the following goals and objectives identified in this section of the study:
Goals
Objectives
To provide an appropriate relationship
between new and existing
development in Central Business
Districts.
•
To provide commercial developments
with a high level of site and
architectural design.
•
•
•
•
•
•
To provide a high level of design for
industrial development visible from
highways and arterial roads.
•
To preserve, enhance and integrate
natural heritage resources.
•
•
•
•
To conserve the heritage assets within
Puslinch.
•
To provide effective identification for
•
•
To maintain strong main streets in
To provide for a safe and efficient
vehicular transportation system that
also contributes to the livability of
Puslinch.
To provide for a safe, efficient and
pleasant pedestrian environment in
To provide effective identification for
the Highway 6 Puslinch industrial area.
•
•
•
To create a ‘street wall’ setback of adjacent buildings in Aberfoyle
and Morriston to establish a relationship between the building and
the sidewalk.
To provide infill building heights which match or complement the preexisting buildings heights of adjacent developments.
To provide physical definition to streets and public spaces.
To provide strong articulation of building facades.
To provide a high level of design for corner buildings in prominent
locations.
To minimize the impact of service, delivery and parking areas, and
lighting.
To enhance the pedestrian environment.
To provide articulation of building facades and enhanced landscape
features.
To minimize the impact of service, delivery and parking areas, and
lighting.
Make nature visible by site configuration which maximizes visibility
and where appropriate, accessibility to natural features.
Preserve and enhance natural heritage landscapes (rolling
topography, ponds, trees, pastoral settings).
Restrict access to natural features which should be protected.
To respect the historic character of buildings identified as part of the
Township’s Heritage Inventory.
Improve the profile and visibility of the two villages in Puslinch for the
travelling public with gateway and banner signage.
Provide a sense of place and community pride.
Provide enhanced building design where fronting or visible from main
streets in Aberfolye (Wellington Road 46) and Morriston (Highway 6).
Create a distinct and high quality streetscape.
Support other modes of transportation in addition to vehicular
transportation.
•
Improve existing pedestrian facilities on main streets in Aberfoyle and
Morriston.
•
Improve the profile and visibility of the Puslinch industrial area for the
travelling public.
Provide a sense of place and prestige.
•
4-12
3. THAT the Township retain the services of a traffic engineer to address speeding and traffic volume in
Aberfoyle and Morriston and recommend appropriate traffic calming measures.
4. THAT the Township retain the services of design professionals to study and design coordinated
identification signage for primary and/or secondary gateways in Puslinch, and banner signage for
Aberfoyle and Morriston upon completion of the design guidelines.
4-13
5
Bibliography
Arendt, Randall. Rural by Design: Maintaining Small Town Character. Washington, DC:
American Planning Association, 1994.
Hall, Kenneth B. Jr. & Gerald A. Porterfield. Community by Design. Toronto: McGraw-Hill, 2001.
Jackson, Richard J., “Solving the Public Health Crisis with Smarter City Planning”, The Planning Report,
February 2007. www.planningreport.com/article/1223.
Leeming, Dan and Diane Riley. “Sustainable Communities: Part 2, LEED-ND: From the Margins to the
Mainstream”, Ontario Planning Journal, vol. 23, no. 4. July/August 2008, pp. 11-15.
Ministry of Housing. Main Street Planning & Design Guidelines. February 1980.
Ministry of Municipal Affairs and Housing. “Highway Commercial Areas Design Guidelines”, Community
Improvement Series, vol. 5, April 1988.
Ontario Professional Planners Institute. “Healthy Communities: Sustainable Communities”, Fall 2007
Paper.
Segedy, Jim & Tom Daniels. “Small Town Design: Getting it Right”, Planning, June 2007, pp. 36-39.
Thorne, Steven. “ ‘Place as Product’: A Place-Based Approach to Cultural Tourism”, Municipal World, vol.
118, no. 9, September 2008, pp. 13-16, 56.
Walaszczyk, Magda and Christian Huggett, “City of Toronto Green Initiatives Build on OPPI’s Healthy
Communities”, Ontario Planning Journal, vol. 23, no. 4, July/August 2008, pp 8-9.
Local Policy Documents
CH2M Gore & Storrie Limited. Mill Creek Subwatershed Plan. June 1996.
Eagles, Paul, Wendy Elrick, Douglas Foster, Stuart Muirhead, Margaret Stewart, Jan Van De Hulst &
Christina Waterston. South Wellington Environmentally Sensitive Areas Study. Centre for
Resources Development Publication No. 79. Guelph: University of Guelph, 1977.
County of Wellington Official Plan
County of Wellington Green Legacy Building Guidelines
Township of Puslinch Heritage Inventory
Township of Puslinch Zoning By-law 19/85, as amended
5-1

Urban Design Guideline Study

Transcription

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