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HomeMy WebLinkAboutDowntown West PrecinctTown Centre Development Permit Area Guidelines Downtown West Precinct Maple Ridge Town Centre Development Permit Area Guidelines 1 Pursuant with Section 8.11 of the Official Community Plan, development in the Town Centre will be assessed against the following form and character and green building design guidelines. The guidelines apply to Ground- Oriented Multi Family; Low-Rise Apartment; Medium & High-Rise Apartment; Flexible Mixed-Use; Town Centre Commercial; Port Haney Multi-Family, Commercial & Waterfront; and Port Haney Heritage Adaptive Use. See the guidelines in Section 8.11 of the Official Community Plan for a detailed list and descriptions of development permit area guidelines. These guidelines are intended to aid in the review of development permits in the Town Centre and are to be completed by the architect of record for the project. The project will be reviewed for consistency with the guidelines by the Planning Department and the Advisory Design Panel. In the checklist, you are only required to address the guidelines with the icon that relates to your project: TCC = Town Centre Commercial (commercial developments only) MU = Mixed-Use (ground-oriented developments, with commercial on the ground level and either offices or residential above) MFR = Multi-Family Residential (ground-oriented developments and low-rise, medium-rise, and high-rise apartments) Precinct Key Guidelines and Green Building Design Guidelines must also be completed for projects within the Town Centre. Development and Design Objectives The following summarizes the development and design objectives for each section on the following checklist. A. Building Setbacks, Form, Mass and Height • To promote a cohesive building style and strong pedestrian oriented urban realm in Maple Ridge Town Centre by ensuring new buildings, renovations and/or additions have consistent architectural and urban design setbacks, form, mass, and height. • To help define the street and sidewalk areas as active public spaces. B. Building Façades, Materials and Colour • To ensure additions, renovations and/or new infill projects in the Town Centre have a coherent architectural design concept where windows, doors, siding material and other façade elements create a pleasing composition compatible with surrounding buildings, commercial and neighbourhood character. • To enhance the architectural and massing concepts of a building as well as the quality, character and vibrancy of the urban environment of the Town Centre through the use of harmonious, quality materials and colours. • To screen rooftop and ground mounted mechanical equipment and trash storage from public view and thereby ensure commercial and mixed-used buildings maintain an attractive appearance to the street. C. Building Site Considerations • To ensure public outdoor spaces are designed so that they improve use and activities, incorporate universal access, reduce vandalism, increase safety and provide more attractive, functional outdoor spaces in the Town Centre. • To provide street trees and landscape elements that reinforce the ‘urban’ character and vibrancy of the Town Centre, enrich the pedestrian friendly character of streets in the district, and integrate this important commercial and higher density residential area with the character and quality of the surrounding residential neighbourhood. • To ensure parking lots are designed to be accessible, but do not intrude upon the surrounding residential area, nor the urban, pedestrian-oriented quality of the Town Centre. • To facilitate off-street parking and car storage at the rear of commercial and mixed-use buildings to maintain street inter-connectivity, traditional use of the lane as a service street, and to provide a secondary vehicular and pedestrian throughway in the Town Centre. • To ensure service loading and mechanical equipment is designed to protect the surrounding businesses and residential areas from unsightly, noisy and noxious environments. Town Centre Development Permit Area Guidelines Checklist Maple Ridge Town Centre Development Permit Area Guidelines Checklist 2 Meet Guidelines: Yes No Not Applicable A. Building Setbacks, Form, Mass, and Height A.1 Building Mass and Form A1.1 Maintain the mass and scale of buildings TCC MU MFR A1.2 Enhance the block with corner commercial buildings TCC MU A1.3 Accent corner buildings TCC MU MFR A1.4 Use pedestrian-scale design elements TCC MU A1.5 Feature pedestrian amenities TCC MU MFR A1.6 Design large buildings into smaller modules TCC MU MFR A1.7 Accommodate street-fronting units TCC MU MFR A1.9 Ensure appropriate roof pitch TCC MU MFR A1.10 Use design elements to reduce roof mass and scale TCC MU MFR A.2 Building Heights A2.1 Vary building heights TCC MU MFR A2.2 Maintain alignment of architectural features TCC MU MFR A2.3 Integrate taller buildings TCC MU MFR A2.4 Step back taller buildings TCC MU MFR A2.5 Match building heights at the end of blocks TCC MU MFR A2.6 Manage phased development TCC MU MFR A2.7 Protect views TCC MU MFR A.3 Building Setbacks A3.1 Place buildings to reinforce sidewalk activity TCC MU MFR A3.2 Situate building entrances for visibility TCC MU MFR A3.3 Provide adequate throughways and lighting TCC MU MFR A3.4 Provide clear sight lines from building foyers and lobbies to allow visual surveillance TCC MU MFR A3.5 Separate residential entrances from commercial entrances MU A3.6 Respect existing buildings TCC MU MFR A3.7 Distinguish entrances with arrival areas and courtyards TCC MU MFR A3.8 Locate ramps and entrances in areas that are highly visible TCC MU MFR Explain how the objectives for Building Setbacks, Form, Mass and Height are met. If you have selected “no” or “not applicable”, explain why the guideline does not apply to your project or why it cannot be met. Town Centre Development Permit Area Guidelines Checklist Maple Ridge Town Centre Development Permit Area Guidelines Checklist 3 Meet Guidelines: Yes No Not Applicable B. Building Façades, Materials and Colour B.1 Building Façade B1.1 Address both sides of the block with corner commercial buildings TCC MU B1.2 Orient main entrances to face the sidewalk TCC MU MFR B1.3 Locate windows, doors, and entry features at the street level TCC MU MFR B1.4 Use a mix of common facade patterns and elements TCC MU MFR B1.5 Reflect original façades and building scale TCC MU MFR B1.6 Respect original architectural elements TCC MU MFR B1.7 Respect old and new design TCC MU MFR B1.8 Maintain the horizontal rhythm of the street wall TCC MU MFR B1.9 Provide a visual division between the street level and upper floors TCC MU MFR B1.10 Include continuous canopies, awnings or overhangs TCC MU B1.11 Ensure appropriate placement and materials for awnings or canopies TCC MU B1.13 Use windows to provide ‘eyes on the street’ TCC MU MFR B1.14 Enhance the public realm TCC MU MFR B1.15 Ensure signage reflects building scale, character, and materials TCC MU B.3 Building Materials B3.1 Enhance the public realm with high quality materials and detailing TCC MU MFR B3.2 Use materials consistently TCC MU MFR B3.3 Avoid the use of inappropriate materials TCC MU MFR B3.6 Use a mix of quality materials TCC MU MFR B.4 Building Colours B4.1 Select appropriate colours TCC MU MFR B4.2 Highlight architectural details, awnings, and entrances TCC MU MFR B4.3 Ensure a cohesive, consistent colour palette TCC MU MFR B.5 Screening and Storage B5.1 Locate and enclose trash, composting, and recycling to keep out of site of general public TCC MU MFR B5.2 Screen mechanical equipment TCC MU MFR B5.3 Avoid conflict with neighbouring properties TCC MU MFR B5.4 Locate building ventilation systems to minimize noise and exhaust TCC MU MFR Explain how the objectives for Building Façades, Materials and Colour are met. If you have selected “no” or “not applicable”, explain why the guideline does not apply to your project or why it cannot be met. Town Centre Development Permit Area Guidelines Checklist Maple Ridge Town Centre Development Permit Area Guidelines Checklist 4 Meet Guidelines: Yes No Not Applicable C. Building Site Considerations C.1 Public Outdoor Space and Hardscapes C1.1 Provide public outdoor space TCC MU MFR C1.2 Ensure public outdoor space is highly visible TCC MU MFR C1.3 Provide connections between buildings, sidewalks, and outdoor open spaces TCC MU MFR C1.4 Ensure universal access for all public spaces TCC MU MFR C1.6 Provide hardscape elements to enhance the street environment TCC MU MFR C1.7 Design hardscape elements as part of the building TCC MU MFR C1.8 Integrate pedestrian amenities with walls and/or landscaped areas TCC MU MFR C1.9 Provide public art TCC MU MFR C1.10 Ensure new elements complement existing TCC MU MFR C1.12 Provide smooth routes TCC MU MFR C1.13 Ensure barrier-free access TCC MU MFR C.2 Parking and Parking Lots C2.1 Provide required parking underground, where feasible TCC MU MFR C2.2 Screen large surface parking lots while maintaining surveillance TCC MU MFR C2.3 Maximize pedestrian safety within parking lots TCC MU MFR C2.4 Provide visible signage TCC MU MFR C2.5 Consider developing underground parking garages TCC MU MFR C2.7 Locate parking lot equipment away from the public street TCC MU MFR C.3 Lanes, Service and Loading Areas C3.1 Use lanes for service, parking access and loading TCC MU MFR C3.2 Utilize lanes as secondary vehicular and pedestrian throughways TCC MU MFR C3.3 Strengthen visual access of the lane TCC MU MFR C3.5 Consider lanes as a community amenity TCC MU MFR C3.7 Locate loading and service areas away from the street front TCC MU MFR C3.8 Separate loading from parking and pedestrian paths TCC MU MFR C3.9 Screen loading areas TCC MU C.4 Street Trees and Landscape C4.2 Use the right species TCC MU MFR C4.8 Maintain sight lines TCC MU MFR Explain how the objectives for Building Site Considerations are met. If you have selected “no” or “not applicable”, explain why the guideline does not apply to your project or why it cannot be met. Town Centre Development Permit Area Guidelines Downtown West Precinct Key Guidelines Maple Ridge Town Centre DP Part I: Key Guideline Concepts for the Downtown West Precinct 5 KEY GUIDELINE CONCEPTS 1. Provide a gateway to the Town Centre a. Does proposed development maintain architectural quality and character of associated new development? • Consistent: Yes No N/A Explain: 2. Create a pedestrian-oriented, boutique-style shopping district b. Does the building’s form and mass support a strong pedestrian-oriented urban realm and help define the street and sidewalk areas as active public spaces? Taller buildings should be stepped back podium style. • Consistent: Yes No Explain: 3. Enhance the quality, character and vibrancy of the Town Centre c. Does proposed development promote the quality, character, and vibrancy of the urban environment? • Consistent: Yes No Explain: d. Are colours consistent and materials of sustainable quality? • Consistent: Yes No Explain: 4. Reference traditional architectural styles e. Does the development incorporate traditional architectural styles that include materials such as brick and wood? • Consistent: Yes No Explain: f. Do buildings have characteristics that reflect good urban design principles, for example consistency in setbacks, form, mass and height throughout the precinct? • Consistent: Yes No Explain: 5. Capitalize on important views g. Does proposed new development capitalize on mountain and/or river views? • Consistent: Yes No Not Applicable Explain: Town Centre Development Permit Area Guidelines Downtown West Precinct Key Guidelines Maple Ridge Town Centre DP Part I: Key Guideline Concepts for the Downtown West Precinct 6 h. Have the important views of existing buildings been considered in relation to the proposed development? • Consistent: Yes No Not Applicable Explain: 6. Provide public outdoor space i. Are public spaces designed to accommodate a range of activities, incorporate universal access, reduce vandalism, and increase safety? • Consistent: Yes No Explain: 7. Provide climate appropriate landscaping and green features j. Are landscape elements designed to enrich the pedestrian environment, moderate the internal building climate, manage stormwater on site, and reference the architectural quality of the building(s)? • Consistent: Yes No Explain: 8. Maintain street interconnectivity k. Does proposed development maintain street interconnectivity and the use of the lane as a service street and secondary vehicular and pedestrian throughway? • Consistent: Yes No Not Applicable Explain: l. Is required parking provided underground? • Consistent: Yes No Explain: Town Centre Development Permit Area Guidelines Green Building Design Guidelines Maple Ridge Town Centre Green Building Design Guidelines 7 A. Building Setbacks, Form, Mass, and Height A1.8 Design flexible ground-floor unit spaces in commercial and mixed-use buildings. • Consistent: Yes No Explain: A1.11 Accommodate roof gardens, trellises, and green features. • Consistent: Yes No Explain: A2.8 Site buildings to capitalize on daylight and solar opportunities. • Consistent: Yes No Explain: A2.9 Protect solar access to surrounding buildings and minimize wind tunnel effects. • Consistent: Yes No Explain: B. Building Façades, Materials, and Colour B1.12 Use exterior shading devices to block summer sun. • Consistent: Yes No Explain: B2.1 Design outdoor lighting to minimize light pollution. • Consistent: Yes No Explain: B2.2 Encourage energy efficient lighting. • Consistent: Yes No Explain: B3.4 Select environmentally responsible building materials. • Consistent: Yes No Explain: B3.5 Minimize the use of unsustainable building materials. • Consistent: Yes No Explain: Town Centre Development Permit Area Guidelines Green Building Design Guidelines Maple Ridge Town Centre Green Building Design Guidelines 8 B3.7 Consider life-cycle cost. • Consistent: Yes No Explain: C. Building Site Considerations C1.5 Locate outdoor plazas to capture the sun. • Consistent: Yes No Explain: C1.11 Use materials that are functional, durable and include recycled or salvaged content. • Consistent: Yes No Explain: C1.14 Encourage use of infiltration techniques. • Consistent: Yes No Explain: C2.6 Locate adequate priority parking in visible areas convenient to entrances. • Consistent: Yes No Explain: C2.8 Use permeable pavement and infiltration devices on appropriate sites. • Consistent: Yes No Explain: C2.9 Provide shade trees and landscaping. • Consistent: Yes No Explain: C2.10 Provide secure and sheltered bicycle storage facilities for short-term uses. • Consistent: Yes No Explain: C2.11 Provide long-term bicycle parking. • Consistent: Yes No Explain: Town Centre Development Permit Area Guidelines Green Building Design Guidelines Maple Ridge Town Centre Green Building Design Guidelines 9 C2.12 Provide end-of-trip facilities. • Consistent: Yes No Explain: C3.4 Minimize impervious paving of the lane. • Consistent: Yes No Explain: C3.6 Respect existing grades. • Consistent: Yes No Explain: C4.1 Plant street trees. • Consistent: Yes No Explain: C4.3 Minimize use of high maintenance plants. • Consistent: Yes No Explain: C4.4 Maximize the use of native and climate appropriate species. • Consistent: Yes No Explain: C4.5 Consider the inclusion of community gardens. • Consistent: Yes No Explain: C4.6 Design and place landscape to facilitate year round moderation of the internal building climate. • Consistent: Yes No Explain: C4.7 Minimize erosion potential. • Consistent: Yes No Explain: Town Centre Development Permit Area Guidelines Green Building Design Guidelines Maple Ridge Town Centre Green Building Design Guidelines 10 C4.9 Provide adequate landscape maintenance. • Consistent: Yes No Explain: C4.10 Consider incorporating landscape plantings for green features. • Consistent: Yes No Explain: C4.11 Incorporate low impact stormwater features. • Consistent: Yes No Explain: C4.12 Consider rainwater collection for re-use. • Consistent: Yes No Explain: C4.13 Use natural plantings and green space to support habitat. • Consistent: Yes No Explain: C4.14 Retain existing mature trees. • Consistent: Yes No Explain: