Proposed Residential Development, Old Church Road, Caledon East
TABLE CONTENTS: 1.0 DEVELOPMENT 1.1 Introduction-Analysis of Guiding Principles and Documents 1.2 Community Design and Architectural Design Guidelines 1.3 Caledon East Secondary Plan 1.4 Castles of Caledon- Urban Design Report 2.0 URBAN DESIGN 2.1 The Site 2.2 The Site Plan 2.3 Proposed Lot Sizes and House Design 2.4 Townhouses 2.5 Linked Semi-Detached Units 2.6 - Detached Units 3.0 ARCHITECTURAL DESIGN 3.1 Built Form and Massing 3.2 - Building Articulation 3.3 Character and Image 3.4 Architectural Treatment 4.0 CONCLUSION 5.0 FIGURES Figure 1- Subject lands Figure 2- Site Location and Context Figure 3- Architecture of the neighbourhood to the west. Figure 4- Development Draft Plan Figure 5- The Townhouse Crescent Figure 6- Lot Dimensions for the 11.6m Linked Semi- Detached Units Figure 7- Conceptual Elevation of the Linked Semi- Detached Units Figure 8- Typical Detached Lot Arrangements Figure 9- Conceptual Elevation of Detached Lots Figure 10- Conceptual Elevation of Typical Corner Lot Figure 11. Conceptual Streetscape Caledon Villas Corp. and Camp Villas Corp. Page 2 of 15 RN Design Inc
DEVELOPMENT 1.0 INTRODUCTION: Caledon Villas Corp., together with Camp Villas Corp, has acquired a development site that fronts Old Church Road and Innes Lake Road in northeast Caledon. The parcel consists of approximately 29.10 hectares (71.90 acres) of land. The Owners propose to develop the site as a residential community with single detached and linked-detached homes and townhouses on a municipal road network. Analysis of Guiding Principles and Documents: The Town of Caledon has formulated its long term goals and vision as a community in its Official Plan. 1.2- Community Design and Architectural Design Guidelines The Town of Caledon adopted the Community Design and Architectural Design Guidelines, Caledon East, prepared by Viljoen Architect Inc. and approved by Council 16 th October, 2000. Under Section 4.2, Lot Size and Building Types, the following guidelines are provided. To create a community that provides housing options for a variety of lifestyles, the following guidelines apply; 4.2.1 A mix of lot sizes and housing types is encouraged for each development site. 4.2.2 A mix of housing types and lot types are encouraged in each development block. Figure 1- Subject lands 4.2.3 All lot dimensions and setbacks will be in accordance with the Zoning By-law for the Town of Caledon East. Caledon Villas Corp. and Camp Villas Corp. Page 3 of 15 RN Design Inc
4.2.4 All housing units must accommodate three parking spaces. There must be provided an accordance with the Caledon East Department of Infrastructure standards. Based on this criteria, the following housing types are encouraged: Townhouses (freehold) min. 7.5m frontage Semi-Detached houses- min. 9.0m frontage Single Detached Houses- Min. 15.0m frontage (For single detached houses, a lot size of 13.7m is permitted in medium density designations where the lot fronts onto a public road.) 1.2- Caledon East Secondary Plan Also to be taken into consideration is the Caledon East Secondary Plan. Relevant criteria from this parent document includes; Community Design Good community design is important to successfully integrate the new growth projected for Caledon East while maintaining and potentially enhancing the character of the community as a rural small town. Residents of Caledon East have expressed their strong interest in community design as a means of retaining the aspects of Caledon East that they value. Through the public consultation process, the following values were expressed by the community: 1. Maintaining the historic character and desire for a traditional main street commercial area with appropriate (and preferably traditional) architectural style; 2. The preservation and enhancement of natural features; 3. The integration of common open space within the community; 4. Streetscapes that are greener, pedestrian friendly and safe; 5. Further development of the trailway system including improved and new connections to link all neighbourhoods, community facilities and services and open space; 6. Integration of housing types; Caledon Villas Corp. and Camp Villas Corp. Page 4 of 15 RN Design Inc
7. Good architectural design, particularly for medium density development, safety and crime prevention through design; 8. Gateway entrance features to the community. 9. Maintaining views of valued landscape features and the night sky. To create a community that fosters pedestrian activity, connectivity and social interaction, the following guidelines apply: The street and lot layout in plans of subdivision and condominium should allow for sufficient views into parks, schools and significant natural features and landmarks. Street layout should respect the natural contours of the land and minimize grading. Blocks should generally be no longer than 250m to promote an efficient road network. 1.3- Villas of Caledon- Urban Design Report The intent and purpose of this document is review the Towns documents and guidelines in relation to the development of residential neighbourhoods, both in principal and detail, to identify how the design aspects of the proposed development comply or differ from existing policy and to show how the proposed development is a viable design alternative for the Caledon East community. The main goal of the report is to acknowledge the intent of the guiding documents and indicate when the proposed development complies with the guidelines and where the development meets the intent through mitigating design strategies. An interconnected local road network is preferred. Cul-de-Sacs should be avoided. The open space system should be used as an organizing element in subdivision design. The street layout, block pattern and building orientation should enhance connections to the open space system. Caledon Villas Corp. and Camp Villas Corp. Page 5 of 15 RN Design Inc
Figure 2- Site Location and Context Caledon Villas Corp. and Camp Villas Corp. Page 6 of 15 RN Design Inc
2.0- URBAN DESIGN 2.1 The Site The site at Old Church Road and Innis Lake Road in the Town of Caledon East comprises approximately 29.10 hectares (71.90 acres). The site has a street frontage of approximately 400 meters onto the north side of Old Church Road, and some minor frontage onto the east side of Innis Lake Road. The site is on the fringe of the established residential area to the East of the main Town. Proposed lot widths and lot areas are comparable to those in the adjoining neighbourhood known as `The Chateaus`, across Innis Lake Road and in other recent residential developments in and around Caledon. Its primary access points are from Old Church Road with a secondary access from Innis Lake Road. The site bounds Robert F. Hall Catholic High School in the southwest corner of the block. The road pattern allows for views into and through the site to the storm water management pond and provides a pedestrian connection to the Town Centre along Old Church Road. Figures 3- Architecture of the neighbourhood to the west. The proposed housing lots are laid out fronting onto the streets which reinforces the typical backyard to backyard relationship prevalent in neighbourhoods in Caledon. Caledon Villas Corp. and Camp Villas Corp. Page 7 of 15 RN Design Inc
2.2 The Site Plan The site plan has been designed around the concept of a self-contained community with a variety of attached and detached home sizes in response to the precepts of the guiding documents noted previously and current housing market demand. The Site Plan comprises 321 units with the following range of lot sizes: 11.0m (36 ) townhouses - 31 units 11.6m (38 ) linked semi-detached - 56 units. 12.8m (42 ) linked semi-detached - 52 units. 14.0m (46 ) single detached - 112 units. 15.2m (50 ) single detached - 73 units. Figure 4- Development Draft Plan Caledon Villas Corp. and Camp Villas Corp. Page 8 of 15 RN Design Inc
2.3 Proposed Lot Sizes and House Design Although the majority of lots are less than 15m wide, there are a number of issues that should be taken into consideration in assessing their compliance with the intent of the 2000 Guideline documents. The design of smaller lot homes has advanced considerably in the period since the Town`s guidelines were written. Other design improvements that mitigate the approach to lots smaller than 15m include design consideration noted in the following sub-sections. 2.4 Townhouses The townhouse units have been arranged around a short, municipal crescent road (Figure 5), adjacent to the school, the stormwater pond and a municipal park block. The majority of the lots have deeper than usual lot depths. The double car width driveways will ensure that the garage is not the dominant element in the streetscape and will also ensures compliance with the minimum 3 car parking requirement. Figure 5- The Townhouse Crescent 2.5 Linked Semi-Detached Units There are two lot widths for the linked Semi-Detached homes on the development. This house type utilizes the land efficiency of the semi-detached module but appears as detached units to the streetscape. To meet the intent of the Guidelines with regard to garage widths the proponent intends to offer to the market a variety of garage options, including single garage, oversized single garage (14 ) and double garage plans to provide variety to the streetscape. Caledon Villas Corp. and Camp Villas Corp. Page 9 of 15 RN Design Inc
Where single garage options are provided, a wider driveway width will be used to meet the 3 parking space requirement. Double garage options will not be more than 60% of the streetscape. Figure 7- Conceptual Elevation of the Linked Semi-Detached Units 2.6 Detached Units Figure 6- Lot Dimensions for the 11.6m Linked Semi-Detached Units There are two lot widths for the detached homes on the development; 14.0m and 15.2m wide. These units are arranged towards the middle section and north section of the community, taking full advantage of ravine and open space views. (Figure 8) Caledon Villas Corp. and Camp Villas Corp. Page 10 of 15 RN Design Inc
Figure 9- Conceptual Elevation of Detached Lots Figure 8- Typical Detached Lot Arrangements Figure 10- Conceptual Elevation of Typical Corner Lot Caledon Villas Corp. and Camp Villas Corp. Page 11 of 15 RN Design Inc
3.0 ARCHITECTURAL DESIGN 3.1- Built Form and Massing The development proposes bungalow and twostorey, single detached, linked-detached and townhouse dwellings. The massing of the proposed homes is similar to that of the existing neighbourhoods in and around Caledon. The width of the homes is also similar to that of the new neighbourhood to the west. 3.2- Building Articulation Roof slopes will be steep to generate visual interest and character. Gables and dormers elements will be added to give relief to the roof plane. Jogs in the front wall will provide depth and break up the building mass. 3.2 - Character and Image With highly articulated building massing and with living elements of the home closer to the roads, an attractive, pedestrian scaled character will be created. Porches close to the property lines will encourage interaction with passing neighbours. 3.3 - Architectural Treatment The detailing of the front elevations will provide a high level of interest. Elements such as bay windows, porches, dormers, and a variety of building materials such as brick, stone and stucco is proposed to provide many elevations with their own identity. This architectural treatment is very similar to that of the newer, upscale homes being built in other neighbourhoods in and around Caledon. Exposed side elevations to Old Church Road and to the community will be detailed to match their front elevations. Caledon Villas Corp. and Camp Villas Corp. Page 12 of 15 RN Design Inc
Figure 11. Conceptual Streetscape Caledon Villas Corp. and Camp Villas Corp. Page 13 of 15 RN Design Inc
4.0 Conclusion The proposed development offers a range of lot and house sizes that are reflective of modern community development in the GTA and responds to current market demand. This is in keeping with current residential development trends and highlighted Sections of the Town of Caledon Guidelines for Low Density neighbourhoods, noted below. Low Density Residential neighbourhoods will generally consist of a mix of lot sizes and housing types, with single dwellings predominating. The mixing of single dwellings, semi-detached dwellings and townhouses is encouraged within each neighbourhood, subject to the maximum density specified in this Plan. Plans of subdivision should ensure compatibility of building types through consideration of appropriate scale, massing and siting. The various types of dwelling units permitted in the Low Density Residential designation shall be visually integrated through compatible building heights, rooflines, eave heights, and window elevations. The intent of the Community Design and Architectural Design Guidelines, Caledon East, is to provide a framework for good community design and focuses on the streetcapes; variety of lot widths and house types, sufficient parking appropriate to the building types and the provision of sufficient landscaping to define the street edge. The proposed development complies fully with these principles. Some of the lots are smaller than anticipated in the Community Design and Architectural Design Guidelines, Caledon East authored in 2000, however the principles of good community building comprise more than just lot sizes. As long as smaller lot sizes still allow a minimum of 3 parking spaces, as per the intent of the parent Guidelines, and that the associated architecture promotes the relegation of the garage in the elevation, they should be Caledon Villas Corp. and Camp Villas Corp. Page 14 of 15 RN Design Inc
permitted as an integral design element in modern community design across Southern Ontario as it results in a more vibrant community with a range of housing options. Additionally, the Site Plan has been developed in consultation with the Town of Caledon planning staff to ensure that the developer can achieve, wherever possible, a double row of street trees on the principal Collector Roads A and B that are most exposed to traffic and public view. All other design criteria contained in the Community Design and Architectural Design Guidelines, Caledon East will be respected in the development of the Villas of Caledon Community. Caledon Villas Corp. and Camp Villas Corp. Page 15 of 15 RN Design Inc