Morden Design Guidelines November 2005
Morden Design Guidelines
submitted to The Town of Morden by: HILDERMAN THOMAS FRANK CRAM
Landscape Architecture • Planning 500-115 Bannatyne Avenue East, Winnipeg, Manitoba R3B 0R3 Telephone 204•944•9907 Facsimile 204•957•1467
in collaboration with:
and
Lindsay Friesen
November 2005
Table of Contents1
Morden Design Guidelines
1.0 Introduction
2
2.0 Morden Values Value Definitions
3 4
3.0 Objectives
5
4.0 Guidelines
7
A. Public Open Space A1. Defining Open Space Visibility Courtyard Spaces Solar Access A2. Exterior Lighting A3. Park Conservation A4. Park Design A5. Pedestrian System A6. Public Art A7. Signage A8. Street Furniture
8 8 8 8 9 10 12 13 14 17 18 20
B. Architectural Expression B1. Architectural Conservation B2. Building Re-Uses B3. Building Form B4. Canopies & Awnings B5. Entrances B6. Existing Context B7. Materials B8. Skyline B9. Transparency of Exterior B10. Franchising
21 21 22 23 25 26 27 28 29 30 31
C. Vehicular System C1. Parking C2. Off-Site Parking C3. Vehicular Access & Safety C4. Visibility
32 32 33 34 35
5.0 Implementation Design Review Process Submittal Requirements
36 36 37
Appendix Bibliography Commercial Heritage Properties Incentive Fund Standards Checklist (CHPIF) Definitions of Key Terms Design Review Checklist
39 39 40 41 42 43
Morden Design Guidelines
2
1.0
Intent The purpose of these Design Guidelines is to provide a way in which change and future growth can be accommodated in the most appropriate way. This involves planned growth that works toward a common vision for Morden. The intent is to direct new development, alterations to heritage sites, and changes of use in general rather than specific terms. These guidelines will guide developers, design professionals, property owners and other community members as they design their projects. Downtown is often regarded as the heart of a town or city: if the heart is strong then the town is vibrant. Thus, the essential core of planned growth is built upon vibrant public open space, architectural expression and vehicular systems, beginning with the downtown. These areas form the categories for the Design Guidlines in Section 4.0. Each category embodies different values and objectives, and so are equally dependant on the others to fully achieve the objectives. These values are described in Section 2.0
“Better design results in higher profits because an environment that people want to return to produces what retail experts call a ‘placemaking dividend.’ In other words, people will stay longer and spend more in places that attract their affection.” (McMahon)
Introduction
Morden Design Guidelines
3
Values
2.0
These values intend to capture and preserve the uniqueness of Morden. Some of Morden’s most well-known landmarks exist because of strong community-shared values. These are the places that have brought tourism and immigration to this vibrant community.
Culture Community Environmental Sustainability Health & Wellness Heritage Innovation and Change Long-term Viability Safety Vitality
A rich collection of plant materials in a unique Manitoba climate attracted innovation in agricultural plant research and development, which formed the basis of the Agricultural Canada Research Station, now recognized internationally. It is no surprise that the first settlers were equally as diverse, including British, German, Jewish, Métis and others who settled here. Thus began the tradition of innovation, community, and heritage. The formation of community spaces in the heart of downtown is similarly related. The history of Confederation Park, beginning with the now well-known Golden Canadian Poplar planted in 1891, the WW1 cenotaph erected in 1921, and the recognition as Confederation Park in 1967 demonstrate the value of social traditions and distinct community spaces in public areas. Culture is equally expressed in heritage architecture, including the traditional field stone masonry introduced by the British settlers. This, mixed with the brick architecture from the local MacGregor brick yard, suggests a culturally diverse community, using the full-range of local resources. It is no coincidence that Morden has become recognized for the very things that have created such vitality in the town, and that tourism has become a strong industry here. The key to ensuring this vitality over a long period of time is to respect these values, and link all development, whether new or heritage, back to the traditional values that continue to drive the community.
Morden Values
“Communities that uphold their standards, in the face of the pressure to allow lowest-common-denominator development, are the ‘who’s who’ of good places to live, work, and invest.” (McMahon)
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Value Definitions Culture Social beliefs that are reflected in the arts and other forms of expression. Diversity in cultural activities suggests a diversifying community. Community Common interests in sharing, participation and fellowship that span many traditions and social beliefs. Environmental Sustainability Meeting human needs in a way that ensures the health of the natural environment and the prospects of future generations. Health & Wellness A healthy state of well-being that forms the foundation of vitality. Heritage Traditions that are valued for their aesthetic, historic, cultural, social or spiritual importance or significance for past, present, or future generations. Innovation and Change New ideas incorporated into an environment that cause change, and improve the vitality of the community. Long-term Viability Sustaining well-being over a long period of time. Incorporating culture and heritage values rather than trends ensures long lasting benefits. Safety A sense of security, protection and sanctuary. A safe community suggests a strong community. Vitality Capacity to grow and develop a healthy and energetic environment.
2.0
Morden Values
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5
Objectives Morden Values form the backbone of the Design Guidelines. With these speciďŹ c values in mind, the objectives of the Design Guidelines become much more clear. The objectives are described below, and will be referred to in the right-hand column for each guideline category.
Authentic Historic Conservation Retaining the heritage value of an historic place, largely through preservation of what is already there, in order to maintain the intent of the original design. Unauthentic alterations, which borrow from other historic places or periods, add a false sense of history and work against a sense of place.
Downtown Revitilization A downtown which embodies all of the Morden Values. Downtown forms the heart of the community and plays a vital role as the central meeting place. Four components key to the success of a meeting place include: 1. Pedestrian oriented environments with public gathering spaces, landmarks, and parks. 2. Minimal vehicular interruptions to pedestrian environments. 3. A distinct commercial core, surrounded by residential areas so people can live, work and shop without vehicles. 4. Unique character derived from a diverse settlement history.
Architectural Diversity The various local architectural traditions in the downtown area range from Prairie Style to Art Deco, and create a diverse architectural heritage unique to Morden. The importance of continuing a tradition that respects the historical context of the Town of Morden is a critical objective that will ensure a vibrant and lively streetscape. This objective will allow both existing shop owners and new developers the opportunity to incorporate various style preferences within the framework of the Design Guidelines.
3.0
Objectives
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Foster Sense of Place Physically distinctive, recognizable locales to which we attach our feelings and meanings, making us feel “at home�. These environments are open and readily accessible to the public, with everything from the width of a walkway to the shape of a building relating to the pedestrian. Heritage conservation efforts must recognize the relevance to the people, in addition to the distinctive physical qualities of a building, in order to contribute. (Lynch)
Sustainable Commercial Development Self-sustaining commercial uses that nourish the commercial environment as a whole. It will accommodate Innovation and Change as necessary to remain useful and pertinent to the public, but will identify with community values which tend to be consistent.
Planned Growth Anticipating future needs for expansion in all land use areas. Planned growth will maintain the principles of a strong downtown, such as a distinct commercial core surrounded by residential development that together support living, working and playing.
3.0
Objectives
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Design Guidelines Structure With these values and objectives in mind a concise yet comprehensive set of guidelines has been developed. These guidelines are divided into three general categories, each containing sub-categories to provide more detail on speciďŹ c issues. The guidelines address preservation and revamping of existing sites as well as development of new sites, and use precedent examples to illustrate successful implementations of the principles described.
A. Public Open Space Addresses the treatment of the exterior environment. It covers spatial deďŹ nition, lighting, parks, walkways, public art and signage. Attention is given to the pedestrian experience and creating conditions to transform commercial streets into inviting and thriving community places.
B. Architectural Expression Deals with the quality and uses of buildings in downtown Morden. These architectural guidelines focus on the relationship between the building and the environment in which it is situated as well as the aesthetic qualities that contribute to the downtown space as a whole.
C. Vehicular System Covers issues related to vehicular circulation and parking. Pedestrian and driver safety are obvious concerns in this area and are addressed throughout the category.
4.0
Guidelines
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Street-level spaces should be designed to promote pedestrian use and interaction with opportunities for activities to occur within them. They should be developed to feel safe, welcoming and accessible to the general public throughout all seasons.
Visibility • When planting, use high canopy trees and lower shrubs to maximize visibility of doors, display merchandise, seating areas, and exit/entrance routes, as well as ensuring a sense of personal safety.
HIGH CANOPY TREE
OPEN VISIBILITY
CURB EXTENSION
Courtyard Spaces
SETBACK 2.5m
2.5m EXISTING BUFFER VEGETATION SEATING
NEW
• Set back new infill buildings to create courtyard spaces where needed. These spaces may be used for seating and outdoor displays. • Infills adjacent to existing buildings that are already set back can be built to the property line to create courtyard spaces. • Use vegetation to identify and enhance these important places.
EXISTING
• For new sidewalk construction, use curb extensions to widen the pedestrian area and create a buffer for courtyards.
• Courtyards create comfortable community spaces that can enliven otherwise underused or altogether unused sites.
Mainstreet Café & Bar, Christchurch, New Zealand
Gonul’s J Street Café, Sacramento, California
4.0
Guidelines
A
Public Open Space A1. Defining Open Space Values: • Vitality • Community • Culture • Innovation and Change • Health and Wellness • Environmental Sustainability
Objectives: • Foster Sense of Place • Architectural Diversity • Downtown Revitalization
Morden Design Guidelines
9 SETBACK 2.5m
SUN
Solar Access
ANG
LE:
19˚
• Maximize open spaces on the sunny (south) side of the street.
TYPICAL STREET WIDTH:
• A setback of 2.5m will allow sun in 9 AM - 3 PM February through to October, optimizing daylight hours in the spring and fall.
15m
4.0
Guidelines
A
Public Open Space
SETBACK 2.5m
A1. Defining Open Space
SUN
ANG
LE:
• For infill construction, stepping back the second storey on the north side will maximize sun in south courtyards.
19˚
TYPICAL STREET WIDTH:
15m
Values: • Vitality • Community • Culture • Innovation and Change • Health and Wellness • Safety • Environmental Sustainability
Objectives:
CANOPY ABOVE
• Use deciduous shade trees, canopies and umbrellas to provide shade in summer.
• Foster Sense of Place • Architectural Diversity • Downtown Vitalization
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Adequate levels of lighting during nighttime hours will promote a sense of security for pedestrians and will invite use of the public outdoor spaces at all times throughout the year.
CUTOFF STREET LIGHTING
• Illuminate signs sensitively to create attractive and visible signage, and to avoid over-lighting
SIGNAGE LIGHTING
ENTRANCE LIGHTING
• Use light selectively, and direct it down toward the path of travel, entrances/exits, and intersections. • Use metal halide, a white light, to depict colours more accurately and improve visibility. Use ceramic metal halide for very high efficiency.
4.0
Guidelines
A
Public Open Space A2. Exterior Lighting
LIGHT DIRECTED AT THE PATH USE LIGHT SELECTIVELY AND TO HIGHLIGHT FEATURES
Values: • Safety • Health and Wellness • Vitality • Innovation and Change • Heritage
Objectives: Source: The Landscape Lighting Book. Janet Lennox Moyer
Source: The Landscape Lighting Book. Janet Lennox Moyer
• Consider how light from surrounding areas is contributing and whether additional light is needed. Use light meter readings to ensure that no more than 1.0 footcandle is provided on public sidewalks, and 4.0 to 6.0 footcandles on Stephen Street.
• Foster Sense of Place • Downtown Revitalization
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• Historical lighting on Stephen Street demonstrated the value of streets as community space by lighting the street as a unified whole. As an example, other communities have used similar suspended contemporary lighting to achieve the same effect.
4.0
Guidelines
A
Public Open Space A2. Exterior Lighting
Stephen Street, 1930s
Source: Louis Poulsen Lighting, Inc.
FULL CUTOFF LIGHTING
NO LIGHT ABOVE 90˚
Values: • Safety • Health and Wellness • Vitality • Innovation and Change • Heritage
80˚ 90˚
Objectives: • Foster Sense of Place • Downtown Revitalization
Source: Lumec, Inc.
• For street lighting only use cutoff lights to prevent overlighting and visual discomfort. (Cut-off lighting - light fixture with shielding reflector angled to control glare)
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The Town of Morden has been blessed with heritage parks and open spaces within the downtown area. These green spaces serve as the outdoor living rooms for the community. The preservation and conservation of these important assets will ensure a healthy downtown and reinforce Morden’s strong sense of Place.
4.0
Guidelines
A
Public Open Space A3. Park Conservation
Confederation Park , present
• Combine historical research with anticipated uses and neighborhood context to determine which heritage values will be conserved. • Respect changes that have been made over the years as part of a site’s historical evolution when these changes embody Morden’s values.
Confederation Park, 1930s
• Anticipated uses should require only minimal change to historic features. • Consider the heritage value of the place and eligibility for financial incentives for conservation under the Standards and Guidelines for the Conservation of Historic Places. (refer to Appendix)
Values: • Heritage • Community • Vitality • Long-term Viability • Innovation
Objectives: • Authentic Historic Conservation • Downtown Revitilization • Foster Sense of Place
Morden Research Station
Morden Research Station
• Maintain the authentic history of the site and discourage alterations which borrow elements from other periods or places. • As an example, Confederation Park has been an important community space in Morden since 1921 and should be preserved as such.
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SHADE TREES
SEATING ALONG SIDEWALK EDGE
Encourage lively, well-used parks by:
4.0
Brandon
• Providing seating and gathering spaces along the sidewalk edge • Locating parks along a pedestrian network in an area where people may want to gather • Accommodating the needs of the community immediately surrounding the park. As an example, this may be recreation, picnic, playground or quiet space.
A
Public Open Space A4. Park Design
St. John’s Park, Winnipeg
• Create a defined edge, such as a hedge, that allows unobstructed views into the park, but provides definition to the perimeter of the park. • Emphasize park entrances with arbours, signage, etc. to provide clear orientation for visitors.
SCREENED VIEWS
Values: • Community • Vitality • Health & Wellness • Safety
Objectives:
SCREEN VIEWS WITH VEGETATION AND CREATE AN INTERESTING PATH TO WALK
• Downtown Revitilization • Foster Sense of Place • Sustainable Commercial Growth
Central Park, New York
Use vegetation to: • Screen undesirable views with coniferous trees such as spruce. • Create quiet spaces. • Provide shade from the south summer sun with deciduous trees • Screen northwest and south prevailing winter winds with mixed deciduous and coniferous trees to make the park more comfortable in the fall, winter and spring.
Guidelines
Ecole Varennes, Winnipeg
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SERVICES EXTEND TO THE STREET
4.0
Guidelines
A
Public Open Space A5. Pedestrian System
Hahndorf Inn, Main Street, Hahndorf, South Australia
• Encourage community interaction by providing lively street spaces that emphasize entrances, open spaces and seating.
Quebec City. Source: Constance Wrigley
• Link pedestrian areas, and modify architecture at intersections to provide additional space for pedestrian activity.
• Provide a continuous walkway system to encourage pedestrian use. Walkways should be linked and, ideally, open onto plaza spaces but should never be dead-ended.
Values: • Heritage • Community • Vitality • Long-term Viability • Innovation
Objectives:
• Encourage tenants that provide services which spill out onto the street and invite pedestrians inside.
• Blending the Old and the New • Foster Sense of Place • Authentic Historic Conservation
BUFFER BETWEEN VEHICULAR AND PEDESTRIAN CIRCULATION
Pedestrian Walkway. Source: United States Air Force
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• Provide curb ramps where a walkway crosses a curb as shown to provide accessibility for all.
1.0
m
1:1
2
• Ramps, walkways, handrails and steps should be built to accessibility standard, considering ease of access for those with limited mobility. (Refer to Appendix for Universal Design Principles)
1:12
RISE
• Use curb extensions at intersections to provide more space for pedestrians to gather.
12
1:
4.0
Guidelines
1 12 RUN
A
Public Open Space A5. Pedestrian System
Standard Curb Ramp
Values: • Heritage • Community • Vitality • Long-term Viability • Innovation
Objectives: • Blending the Old and the New • Foster Sense of Place • Authentic Historic Conservation SPACE FOR PEDESTRIANS
CURB EXTENSION
CURB RAMP
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Green streets, lined with trees and planters full of flowering shrubs and/or flowers lend a human scale to the urban environment and help toward buffering the noise, dirt and smells of vehicular traffic.
• Provide deciduous trees continuously along the curb edge. • Incorporate planters for low shrub plantings and annual flower planting. • Enhance building facades with planters, hanging planters and/or windowboxes to soften and enliven the urban streetscape.
4.0
Guidelines
A
Public Open Space A5. Pedestrian System: Landscaping Values: • Heritage • Community • Vitality • Long-term Viability • Innovation
Market Avenue, Winnipeg
STREET TREES
Objectives:
HANGING PLANTERS
• Blending the Old and the New • Foster Sense of Place • Authentic Historic Conservation
PLANTER
Windowbox, Old St. Vital, Winnipeg
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“Public Art reflects the identity of a city, gives voice to community and builds relationships between diverse groups. Public Art gives meaning to place by interpreting the social, historical, cultural and natural environment.”
- excerpt from City of Winnipeg Public Art Policy
• Develop a public art program that incorporates public and private art works that are community based. • Use of public art in courtyards and other pedestrian nodes promotes community interaction. • Install outdoor art works which minimize vandalism and maintenance, and are weather-resistant. • Public art contributes to wayfinding because works of art become recognizable landmarks. Port Talbot, UK. Source: Neath Port Talbot County Borough Council
Weave, by Dennis Senft. Vancouver, BC.
4.0
Guidelines
A
Public Open Space A6. Public Art Values: • Culture • Community • Heritage • Vitality
Objectives: • Downtown Revitilization • Foster Sense of Place
Family of Man, by Harry O’Hanlon. Calgary, Alberta.
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Signs reflect the overall image and success of a business and contribute colour, variety and detail to the character of a downtown area, making it a relevant public place.
SIGNAGE RELATES TO PEDESTRIANS AND VEHICLES
• Locate signs on sidewalks close to the building, or attached to a building feature. When locating signs under canopies maintain a minimum clearance of 2.0m to minimize interference with pedestrians.
4.0
Guidelines
A
Public Open Space A7. Signage
• Orient identification signage for both pedestrians and vehicles within immediate vicinity. • Signage should be legible, with as few words as possible, provide immediate orientation, and be suited to the architecture. • Discourage distracting, obstructing signs that contribute to visual clutter.
Values:
• Banners can identify the downtown as a unique destination and draw attention to some of the key points of interest. Banners can be used as vehicles to communicate heritage values, future growth and vitality, as well as celebration of special events and seasonal activities.
• Vitality • Long-term Viability • Heritage
Objectives: • Downtown Revitilization • Foster Sense of Place • Planned Growth
SIGNAGE RELATES TO PEDESTRIANS AND VEHICLES
Examples of potential banner designs and custom street name signs for Downtown Morden
• Street name signs can be attractive and colourful, enhancing the streetscape as well as contributing to wayfinding.
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BUILDING HEIGHT
1/6
BUILDING HEIGHT
TWO-STOREY BUILDING
1/4
SINGLE-STOREY BUILDING
4.0
Guidelines
A
Public Open Space A7. Signage
• Signage height should be no more than one-quarter the building height for single-storey buildings and one-sixth the building height for two-storey buildings, as an example. • Use additional interpretive signage to provide information on a heritage building or heritage renovation. Developing a standard format with an identifying icon allows for recognition of a specific type of sign. • Signs should be maintained in good condition. Use of quality materials such as metal and stone will ensure longevity.
Source: City of Yorkton Signage Standards and Guidelines
Values: • Vitality • Long-term Viability • Heritage
Objectives: • Downtown Revitilization • Foster Sense of Place • Planned Growth
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20
Including street furniture in the public realm is like furnishing a home. Without the furniture the home is just an empty house. Similarly, the street, without furniture, lacks the sense that people live here. Furniture allows for people to be comfortable and want to linger and interact with each other. • Locate seating, garbage receptacles, public art and information boards at pedestrian stopping points, such as intersections and courtyards. • Public seating can take the form of planters or stairs in addition to benches, particularly when located near stopping points. This minimizes clutter on the street when not in use. • Use bike racks that support the bike frame in two places, prevent tipping, enable the frame and one wheel to be secured together with one lock.
4.0
Guidelines
A • Use benches that are ergonomic, have back and arm supports, are made with sustainable materials that are weather-resistant, such as recycled plastic and exotic hardwoods, and are well-suited to the architectural environment.
• Locate bike racks close to entrances.
POWDER-COATED CAST ALUMINUM SUPPORTS
Source: City of Weyburn, Saskatchewan
• If more than one bike rack is required, place at no less than 600mm on centre.
Public Open Space A8. Street Furniture Values: • Community • Health and Wellness • Vitality • Environmental Sustainability
• Take advantage of awnings to provide protection from the elements. • Use trash receptacles that are made with sustainable materials and relate to other street furniture.
Objectives: 1 PC. (EXOTIC HARDWOOD) SLATS
RECEPTACLE RELATES TO SEATING
• Downtown Revitilization • Foster Sense of Place “MLB 700” manufactured by Maglin
“MLWR 700” manufactured by Maglin
U2 Rack manufactured by Cycle-Safe Inc.
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Conserving our architectural heritage is one concrete way of enhancing a sense of Place and keeping history alive.
• Review and evaluate buildings and sites for individual architectural features, utilizing the Standards and Guidelines for the Conservation of Historic Places in Canada (refer to Appendix).
CONSERVE ARCHITECTURAL ELEMENTS. FOR EXAMPLE, THE ARLINGTON HOTEL’S BUILDING EXTERIOR AND PRESENCE AS A LANDMARK SHOULD BE CONSERVED.
• Conserve architectural elements that provide character to a given block, street corner or site. • Determine suitability and feasibility of intended use. • List values and character defining elements that should be either restored, rehabilitated or preserved. • New additions or exterior alterations should not destroy historic materials that characterize the building or property.
The Arlington Hotel, Morden
Red River College, Princess St.reet, Winnipeg
The Forks, Winnipeg
• New work should be differentiated from the old and be compatible in terms of massing, size, scale and architectural features, to preserve the integrity of each site.
4.0
B
Guidelines
Architectural Expression B1. Architectural Conservation Values: • Vitality • Community • Culture • Innovation and Change • Environmental Sustainability Objectives: • Foster Sense of Place • Architectural Diversity • Downtown Vitalization
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Preserving Morden’s heritage character can be best accomplished through re-use of existing building stock, especially those buildings that have heritage value. New and imaginative uses of these buildings can contribute toward keeping the downtown character lively and diverse.
4.0
Guidelines
Stephen Street, Morden
ALTHOUGH EACH OF THE BUILDINGS SHOWN COULD BE UPGRADED TO BETTER SUIT THE CHARACTER OF THIS HISTORIC BLOCK, THE NEW USES OF THESE BUILDINGS PROVIDES AN EXCELLENT EXAMPLE OF BUILDING RE-USE.
B
Architectural Expression B2. Building Re-Uses
• Building uses within the downtown area should be diverse. • Mixed use development should be carefully placed, (e.g. commercial/retail on street level and residence above) while meeting the design criteria in order to enable commercial use and allows residents to live downtown.
Market - Freemantle, Perth, Australia
• Re-used buildings should be renovated or restored in such a way as to ensure that new uses are compatible with future uses and market conditions. • Building re-use should consider the limitations of existing context and appropriate site selection. • Consider flexible zoning (within a range) as a way to adapt to shifting market conditions.
Internet cafe
Santa Fe Bar & Grill, Santa Fe, New Mexico
Values: • Community • Innovation and Change • Health and Wellness • Safety Objectives: • Foster Sense of Place • Architectural Diversity • Downtown Vitalization
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Following a pre-existing framework of building form we ensure that blocks develop a comfortable rhythm experienced at street level.
MAINTAIN DIVERSE FACADE WIDTH WHILE ADHERING TO HEIGHT RESTRICTIONS OF EXISTING CONTEXT
4.0
Guidelines
Case Study, Stephen Street, Morden
• New construction on Stephen Street should be presented as one-storey and two-storey facades at front property line. Facade heights of new buildings should be in range of existing buildings in adjacent blocks. Floorto-floor heights should appear similar to those of historic buildings in the MBIA. Facades should give the appearance of consistent floor heights viewing the elevation from the street.
Crookston, Minnesota
• Allowance for mid-rise (multi-storey) buildings should be considered only at node sites (hubs, areas of dense built form and pedestrian elements) or areas where multi-storey buildings exist. (e.g. Arlington Hotel)
• Propose the appropriate development of buildings, considering specific volume, shape and size. These should relate to the buildings in the surrounding context.
Architectural Expression B3. Building Form Values: • Vitality • Innovation and Change • Safety
Objectives: • Foster Sense of Place • Architectural Diversity • Downtown Vitalization
• Balance development of buildings, encouraging the creation of node sites, and anchoring commercial, retail/office development of both large and small scale. • Balance those pedestrian sidewalk zones with larger key sites (e.g. Arlington Hotel, etc). • Building shapes should relate to traditional planning principles with simple rectangular forms, building plan with more depth than width, vertically oriented, flat facades with surface articulations. • Roofs should be flat, or gable roofs may be used behind false fronts or parapets.
B
False-front, Richmond, Pennsylvania
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ADJACENT INFILL BUILDING
4.0
Guidelines
LARGE INVITING PRIVATE SPACE
B The Brick, Existing Site on Stephen Street
Architectural Expression B3. Building Form
The Brick, Potential Development
Values: • Vitality • Innovation and Change • Safety
ADHERES TO CONTEXTUAL PROPORTIONS
Objectives: • Foster Sense of Place • Architectural Diversity • Downtown Vitalization
Vacant Lot on Stephen Street
Potential Infill Development
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Storefronts with canopies at street level contribute to pedestrian-friendly streetscape.
4.0
Beaver, Pennsylvania
Corning Museum of Glass, Corning, New York
• Introduce canopies to building facades in order to benefit the human comfort at street level. Canopies will provide protection at entrances, but will also assist in creating comfortable interior space/storefront. South, West and East facing facades should be given priority.
San Antonio, Texas
San Fransisco, California
Rural Minnesota
• Traditional canvas storefront canopies bring forward colour and act as a transition between the street level storefront and upper facade. • Canopies serve additional value as a suitable surface for commercial signage or may provide transition from storefront to signage above.
Minneapolis, Minnesota
Fort Worth, Texas
• Canopies can also be used to assist in disguising inappropriate storefronts or earlier alterations of a lesser quality .
B
Guidelines
Architectural Expression B4. Canopies & Awnings Values: • Vitality • Community • Innovation and Change • Health and Wellness • Safety Objectives: • Foster Sense of Place • Architectural Diversity • Downtown Vitalization
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Morden,, 1925
4.0
Guidelines
• Distinguish entrances through visual cues such as setbacks, glazing, canopies, lights and signage. • Entrance should face the primary street if possible. • Recessed entries provide a shaded area and a distinct threshold that helps to define doorways while providing shelter for users/ pedestrians. • Repeated recessed entries along the street will contribute to a more traditional look and a spacing that promotes pedestrian movement. • Providing transoms above entrances enhances the presence of retail and commercial tenants.
Brothers Bar & Grill, West Lafayette, Indianna
• Corner entrances, although difficult and more costly, are good streetscape features at intersections.
Example of recessed storefront entry
Crookston, Minnesota
B
Architectural Expression B5. Entrances Values: • Vitality • Community • Innovation and Change • Health and Wellness • Safety Objectives: • Foster Sense of Place • Architectural Diversity • Downtown Vitalization
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27
It is critical that existing sites and buildings are respected not only for their physical presence, but also for what they have meant over the course of Morden’s history.
• Ensure future development takes into consideration the existing infrastructure and historical context of the Morden Business Improvement Area (MBIA). • New development should be distinguishable from the existing while still maintaining existing patterns, proportions and details, such as repeated elements. • New facades should not be designed to imitate existing ones but to complement them. • Existing patterns, proportions, and details should act to provide a list of elements that can be used. Considering existing context ensures that new development fits. Murray, Kentucky
Elements of a traditional storefront facade
4.0
B
Guidelines
Architectural Expression B6. Existing Context Values: • Vitality • Community • Culture • Environmental Sustainability Objectives: • Foster Sense of Place • Architectural Diversity • Downtown Vitalization
Morden, 1900
Morden, 1927
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In practical terms, the selection of materials can either detract or add to the character of a site or building. Materials should be selected with great care.
1. Masonry, Tile, Glass, Plaster, 2. Tyndall, Granite, Wood, Flora, 3. Iron, Fieldstone, Concrete, Steel, 4. Shakes, Pavers, Water, Limestone, 1.
5. Mosaic, Screen, Foliage, Wood 4.0 • This list of materials allows for a variety of styles and textures that contribute to an overall character of the buildings, and the street as a whole.
B
Guidelines
Architectural Expression
2.
B7. Materials Values: • Innovation and Change • Health and Wellness • Safety • Environmental Sustainability
3.
Objectives:
4.
• Use materials that express the character of the building appropriately. For example, an addition to an historic brick and stone building should not be finished in stucco. • Choose high quality, sustainable materials to ensure longevity and promote environmental stewardship.
5.
• Foster Sense of Place • Architectural Diversity • Downtown Vitalization
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29
The development of a memorable skyline is really a by-product or result of individual buildings that have embraced these Design Guidelines. • The skyline is the sum of individual building masses. New buildings or renovations to existing structures should enhance the skyline of a given block. AN EXISTING GRAIN ELEVATOR CAN ACT AS A BEACON TO TRAVELLERS, ALLOWING A COMMUNITY TO BE RECOGNIZED FROM A LONG DISTANCE.
4.0
• The relationship between the built environment and the sky can leave a memorable impression on the users of a space. • Each building in a block contributes to the overall skyline. • Slight variations in a skyline enhance the streetscape. Landmarks (e.g. Arlington Hotel) break the rhythm of a skyline and act as destination points.
Morden, 1904
• The grain elevator - part of the traditional prairie skyline - is an important historical landmark and should be a respected icon.
B
Guidelines
Architectural Expression B8. Skyline
Values: • Community • Culture • Innovation and Change Objectives: • Foster Sense of Place • Architectural Diversity • Downtown Vitalization
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A good storefront or facade takes full advantage of its street presence by allowing the community visual access, a subtle and attractive way to advertise products or services.
• Develop inviting commercial facades that together create a continous, yet diverse access. • Use architectural elements such as signage and canopies to hide features that are not attractive.
INTERIOR LIGHTING CREATES AN ENTICING BUILDING
4.0
Guidelines
• Accentuate elements that enhance the pedestrian experience. • Provide interior lighting at storefront windows. • Promote the need for storefronts with glazing (windows) at ground level.
B
Architectural Expression B9. Transparency of Exterior
• Reduce glare through proper canopy selection
Values: • Vitality • Community • Culture • Innovation and Change • Safety Objectives: • Foster Sense of Place • Architectural Diversity • Downtown Vitalization
INVITING FACADE THAT CREATES A TRANSPARENCY BETWEEN THE EXTERIOR AND INTERIOR
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Encouraging and requiring franchises to refine their facades and integrate them into the character streetscape can enliven a block or district and improve the public perception of the franchise.
4.0
B
Guidelines
Architectural Expression B10. Franchising
• Ensure franchise development follows the Design Guidelines • Utilize existing buildings for franchise oriented development. Many franchises look for character buildings to occupy.
Values: • Vitality • Community • Culture • Innovation and Change • Health Wellness • Safety • Environmental Sustainability Objectives: • Foster Sense of Place • Architectural Diversity • Downtown Vitalization
• Signage and canopies provided by franchise operations shall comply with the Design Guidelines.
Examples of franchise utilizing character buildings, renewing life in an area.
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A well-planned downtown provides adequate parking, both on and off street. A comfortable pedestrian friendly street zone maintains a balance between parked cars and pedestrian. • Wherever possible, locate off-street parking behind buildings. Alternatively, locate it beside the building, behind a buffer of trees and shrubs. ARBOR
• Provide pedestrian paths parallel to traffic aisles and minimize crossing vehicular traffic. Place accessible parking spaces as close to the entrance as possible. (See following page)
BUFFER OF TREES & SHRUBS
4.0
Guidelines
• Where driveway access must intersect with pedestrians, make pedestrian access a priority by providing textured paving such as unit pavers to warn vehicular traffic to be cautious.
C • Use textured paving to distinguish pedestrian crossings to parking lots.
SOD OR PLANTER
TEXTURED PAVING
• Safety • Long-term Viability • Innovation and Change • Envrionmental Sustainability Objectives:
Source: United States Air Force
• Make pedestrian walkways distinct from vehicular movement, using planting, arbours, etc. to emphasize entries to parking lots.
C1. Parking Values:
• Locate rear lane and parking lot access as far from intersections as possible to prevent congestion. Maintain approximately 45m between street intersections and 25m between driveway entrances and intersections.
DISTINCT PEDESTRIAN ACCESS
Vehicular System
Source: United States Air Force BUFFER SCREENS LOT AND HEADLIGHTS
• Where possible, provide separate parking lot access for vehicles and avoid vehicles backing directly into traffic.
• Downtown Revitilization • Sustainable Commercial Development • Planned Growth
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Surface parking lots provide necessary additional parking for the downtown area. These parking lots can be sensitively planned to enhance the character of the street and the pedestrian experience. MAX. 10 SPACES PLANTED ISLAND
WALKWAY ADJACENT TO VEHICLES PLANTING IN CENTRE OF MEDIAN
CROSSWALK ACCESS TO BUILDING ENTRY
4.0
6.0m
Guidelines
C
7.0m
2.5m
2.5m
C2. Off-Street Parking
1.5m
SHARED AISLE
Values:
ACCESSIBLE PARKING SPACE
4.0m
Large Parking Areas
• Designate minimum 4% of the parking spaces as (wheelchair) accessible. Accessible spaces should be dimensioned as shown. Each accessible parking space should be adjacent to one access aisle. Access aisles may be shared.
• Provide shelter in order o minimize heat gain. Large parking lots (over 40 stalls) should provide a planted island every 10 cars
• Safety • Long-term Viability • Innovation and Change • Envrionmental Sustainability Objectives: • Downtown Revitilization • Sustainable Commercial Development • Planned Growth
• Medians should be wide enough to allow a walkway adjacent to the parked cars and tree planting in the centre. This allows a safe route to the entry for pedestrians, adequate room for tree growth and protection from vehicles. Source: Deng Chau
Vehicular System
Source: Deng Chau
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CURB EXTENSION
4.0
Guidelines
McKinley Park, Sacramento, California
• Share driveways with adjacent properties.
C
Vehicular System C3. Vehicular Access & Safety Values:
Source: City of Columbus, Ohio
• Safety • Health and Wellness • Vitality • Long-term Viability
• Use curb extensions at intersections to provide a buffer between vehicles and pedestrians. • Locate service areas and driveway access away from pedestrian areas. Where possible use rear lane access.
Objectives:
Brandon
• Where space is limiting, use bollards to create separation between vehicles and pedestrians to improve safety.
• Downtown Revitilization • Sustainable Commercial Development • Foster Sense of Place
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Parking lots should be designed to be safe, convenient and attractive spaces that allow for easy access for people of all ages and abilities. VIEW TO PUBLIC WALKWAY
• Use building windows and open views to public areas like courtyards, walkways, and intersections to allow surveillance of lots.
4.0
Guidelines
Condominium Complex, Cancun, Mexico
C
Vehicular System C4. Visibility Values: • Safety • Health and Wellness • Envrionmental Sustainability
Objectives:
Source: Site Lighting Systems, Inc.
• Lighting in parking lots should not be excessive or underlit, and should maintain between 1.0 and 2.0 footcandles throughout parking area and driveways.
Source: Adam Fossi
• Use large canopy trees to provide shade and still keep visibility open.
• Downtown Revitilization • Sustainable Commercial Development • Planned Growth
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Implementation of Guidelines These guidelines are intended as an advisory document, and are intended to be used in conjunction with land use by-laws in order to ensure the downtown characteristics are compatible with the community vision. These guidelines are incorporated into the development approval process, and applications will be reviewed in conjunction with this document. On this basis, the approving authority can approve, conditionally approve, or deny applications. These guidelines are intended to ensure applicants respect supported design principles, and to give them adequate freedom to work within this framework. Design guidelines simplify the development process by providing direction for development, thus avoiding extensive revisions during the design process.
PRE-APPLICATION
PUBLIC NOTICE
AP & DPB PRE-APPLICATION REVIEW MEETINGS DESIGN RECOMMENDATIONS
Design Review Process SCHEMATIC DESIGN
An Advisory Panel (AP) and Development Permit Board (DPB) will review development applications for any development, new construction, or exterior alterations proposed within the MBIA. The Advisory Panel provides the opportunity to determine whether the application conforms to the Morden Design Guidelines, and advise the Development Permit Board of their recommendation. The DPB will review the panel’s recommendations and determine whether to approve, conditionally approve or defer the application.
5.0
DEVELOPMENT APPLICATION
PUBLIC NOTICE
Applicants are required to attend the Advisory Panel Application Meeting at a minimum. The Pre-application Meetings are not mandatory but are strongly encouraged because they provide the opportunity to discuss design issues that are relevant to the proposal, and allow the applicant to address design issues early in the process. Prior to the AP meetings, the public will be notified and invited to attend by legal notice in the local newspaper, property postings, and flyers delivered to adjacent property owners.
AP & DPB APPLICATION REVIEW MEETINGS
DPB DECISION
APPROVE
CONDITIONALLY APPROVE
DEFER
Implementation
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The Members of the Advisory Panel will be appointed by council and consist of the following representation: • one design professional (landscape architect or architect) • one general public representative • one representative of the development industry The members of the DPB will consist of the following representation from the Town of Morden: • Community Development • Public Works • City Manager Typically, meetings will proceed in the following manner: 1. Applicant presents proposal to panel and public 2. Comments are heard from public and applicant 3. AP deliberates and votes 4. Chairperson announces decision The AP may use the Design Review Checklist found in the appendix of this document as a guide to help determine the appropriateness of the proposal, its strengths and weakenesses.
Submittal Requirements Applicants should familiarize themselves with the by-laws, policies and Design Guidelines before the meeting. Pre-Application Submittals may include: • legal survey indicating legal description, property lines, trees and landscape features, and adjacent development • rough sketches • plans • photographs of site and surroundings
5.0
Implementation
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Application Submittals include: • application form including date, location of project, land use compliance, by-law compliance and contact information of the owner, contractor, and consultant • letter of authorization from property owner • legal survey indicating legal description, property lines, trees and landscape features, and adjacent development • floor plans and elevations showing all levels and sides • site plan showing building locations, existing/proposed vegetation, location and type of exterior lighting, vehicular/pedestrian circulation, dimensions and setbacks, service/mechanical areas and screening, and sign locations • proposed materials - images or actual samples where possible • perspective sketch/model for projects deemed prominent by the DPB • design statement indicating how the project reflects the Design Guidelines • photographs of site and surroundings
5.0
Implementation
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Bibliography Government of Canada, Historic Places Initiative. Canadian Register of Historic Places. October 2004. Lynch, Kevin. Managing the Sense of a Region. Cambridge: The MIT Press, 1976. McMahon, Edward. “Have It Your Way.” Public Management. June 2005: 13-16. Parks Canada. Standards and Guidelines for the Conservation of Historic Places in Canada. 2003. Parks Canada. The Commercial Heritage Properties Incentive Fund: Part of Canada’s Historic Places Initiative. nd. Pedestrian and Bicycle Information Center. “Bicycle Parking Guidelines.” 2005. Online. 12 July 2005. Available: http://www.bicyclinginfo.org/pdf/bikepark.pdf Appendix
Universal Design Institute, Faculty of Architecture, University of Manitoba. Access: A Guide to Accessible Design for Designers, Builders, Facility Owners and Managers. 3rd ed. 2000.
Appendix
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Commercial Heritage Properties Incentive Fund The purpose is to provide funding and incentives to eligible historic places listed on the Canadian Register of Historic Places. The objectives of this fund are to save threatened properties from demolition, preserve heritage properties, and develop new or enhanced commercial functions for properties. For more information refer to Canada’s Historic Places at http://www.historicplaces.ca. A historic place must meet three basic criteria to be listed on the Canadian Register: • It must meet the definition of ‘historic place’: a structure, building, group of buildings, district, landscape, archaeological site or other place in Canada that has been formally recognized for its heritage value by an appropriate authority within a federal, provincial or territorial jurisdiction; • The required documentation must be supplied, and; • Its specific location must be publicly identifiable. The standards for conservation are set by the Standards and Guidelines for the Conservation of Historic Places. The following checklist can be used to determine project site eligibility. For more information, visit http://www.pc.gc.ca/docs/pc/guide/nldclpc-sgchpc. The purpose is to provide: • conservation guidance • pan-Canadian set of standards and guidelines adopted by federal, provincial or other authorities • financial incentives for conservation
Appendix
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Parks Canada’s Standards and Guidelines for the Conservation of Historic Places in Canada Criteria Met
N/A
General Standards No intact or repairable character-defining elements have been removed, replaced or substantially altered. Changes to a historic place, which over time have themselves become character-defining elements, have been conserved. No character-defining elements that are part of a historic place have been moved. Heritage value has been conserved through minimal intervention. No elements from other historic places or other properties have been added. No features that have never coexisted on the property have been combined. Historic places awaiting an intervention have been protected and/or stabilized. Archaeological resources in place have been protected and preserved. If there is potential for disturbance of archaeological resources, mitigation measures to limit damage and loss of information have been taken. Existing conditions of character-defining elements have been evaluated to determine appropriate intervention. Interventions use gentlest means possible and heritage value has been respected. Character-defining elements are maintained on an ongoing basis. Damaged character-defining elements have been repaired by reinforcing their materials using recognized conservation methods. Where surviving prototypes exist, extensively deteriorated or missing parts of character-defining elements, have been replaced in kind. Interventions have been undertaken to preserve character-defining elements physically and visually compatible with the historic place and identifiable upon close inspection. All interventions have been documented for future reference.
Appendix
Morden Design Guidelines Criteria Met
N/A
42
Additional Standards Relating to Rehabilitation Character-defining elements have been repaired rather than replaced. Severely deteriorated character-defining elements have been replaced with new elements that match the forms, materials and detailing of sound versions of the same elements where sufficient physical evidence exists. Where physical evidence is insufficient, form, material and detailing of the new elements have been made compatible with the character of the historic place. Heritage value and character-defining elements have been conserved when creating new additions to a historic place on any related new construction. New work is physically and visually compatible with, subordinate to, and distinguishable from the historic place. New additions or construction have been created in such a way that if they are removed in the future, the essential form, and integrity of the historic place will not be impaired.
Criteria Met
N/A
Additional Standards Relating to Restoration Character-defining elements from the restoration period have been repaired rather than replaced. Severely deteriorated character-defining elements have been replaced with new elements that match the forms, materials and detailing of sound versions of the same elements where sufficient physical evidence exists. Missing features from the restoration period have been replaced with new features whose forms, materials and detailing are based on sufficient physical, documentary and/or oral evidence.
Appendix Definitions of Key Terms character-defining elements
the materials, forms, location, spatial configurations, uses and cultural associations or meanings that contribute to the heritage value of a historic place, which must be retained in order to preserve its heritage value.
heritage value
the aesthetic, historic, scientific, cultural, social or spiritual importance or significance for past, present or future generations. The heritage value of a historic place is embodied in its character-defining materials, forms, location, spatial configurations, uses and cultural associations or meanings.
historic place
a structure, building, group of buildings, district, landscape, archaeological site or other place in Canada that has been formally recognized for its heritage value.
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N/A
Unacceptable
Conditionallly Acceptable
Acceptable
Design Review Checklist
A. Public Open Space
Comments
DeďŹ ning Public Open Space Exterior Lighting Park Conservation Park Design Pedestrian System Public Art Signage Street Furniture B. Architectural Expression Architectural Conservation Building Re-uses Building Form Canopies Entrances Existing Architectural Context Materials Skyline Transparency of Exterior Franchising C. Vehicular System Parking Vehicular Access Visibility
Appendix