PART VI - SITE PLANNING AND BUILT FORM DEVELOPMENT … · The front setback defines the minimum distance of the house to the property line; porches and steps, front yard landscaping

PA R T V I - S I T E P L A N N I N G A N D B U I LT F O R M

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D E V E L O P M E N T D E S I G N G U I D E L I N E S

RESIDENTIAL AREAS

SITE PLANNING AND BUILT FORM

The same objectives and design principles that guidethe overall Community Structure also apply to the design,Site Planning and Built Form relationships for individualland use parcels.

The guidelines address the relationship of buildingswith the public Streetscapes, the Open Space System,and with each other.

Process

The recommendations in this section have beendeveloped to guide the preparation of Block Plan designsand are intended as general principles for subsequentarchitectural controls, guidelines and zoning.

Adherance to these principles will be reviewed atsubsequent approval stages. Implementation of theCity’s new Greening Policies should be incorporated atall stages, commensurate with the level of detail of thesubmission stage. Proponents will be required todemonstrate a clear continuity of design and themesfrom the Block Plan Stage to submissions for Draft Planof Subdivision or Site Plan Approval.

Key Elements

Key elements for Residential areas are:• Variety of housing type• Setbacks• Garage placement• Lot width provisions• Architectural and landscaping design elements• Greening Policy

Key elements that are to be addressed forCommercial, Industrial and Institutional areas are:• Site Planning and Building Setbacks• Built form and massing• Parking and service areas• Landscaping and lighting• Greening Policy


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RESIDENTIAL AREAS

• The arrangement of housing and lot types withinindividual streetscapes should facilitate smoothtransitions between dwellings and lots of differencttypes. Gradual transitions of height, setback,scale and massing shall typify street-scapedevelopment. Abrupt changes in massing ofadjacent structures and/or lot widths are to beavoided.

• Ensure streetscape variety through alternatives infacade treatment, built form massing, roof linesand architecture. In general, buildings of the sameelevation should not predominate in any one block.

• In specific locations, a formal repetitive streetfacade may be desired, such as at village squaresor at the termination of key vistas. In suchinstances, more uniform housing types may beappropriate. These locations should be identifiedat the Block Plan stage along with stated goals fortheir design.

• Innovative housing forms and housing types thatsupport mixed-use development should beconsidered at key areas in the plan that will conveythe image of the development. Such locationsinclude village centers, main street development,and lands overlooking natural open spacefeatures.

1.0 GUIDELINES FOR RESIDENTIAL AREAS

The development of a varied and visually appealingcommunity is dependent upon variety and diversitywithin the residential fabric. This diversity is alsoimportant as it provides the range of housing necessaryto sustain a vibrant community. The following guidelinespromote the development of strong streetscapes bydeveloping high quality of residential built form with adiverse character.

1.1 Variety of Housing Type

• A variety of residential densities and types isencouraged within neighbourhoods to promotediversity of community life.

• Medium density, apartment and other multiplefamily dwelling types are encouraged as a methodto intensify land use at community node locationsand at key primary streets, to promote activity at thestreet level.

• Diversity in lot widths and housing types isencouraged within low density residential areas ofall neighbourhoods. To deter segregation byhouse type, the predominance of any one housetype or lot width within neighbourhood blocks isdiscouraged.

• Varied lot depths and configurations should alsobe introduced to promote diversity of residentialdevelopment. Lots of different depths enable frontyard setbacks to be varied, as a means to definehousing groupings. They also allow for greaterflexibility in response to particular conditions suchas steeply sloped sites and they facilitate moresensitive responses to adjacent existing landuses or natural features.

Single Family Residential

Medium Density Residential

Semi Detached

VARIETY OF HOUSING TYPE


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RESIDENTIAL AREAS

1.2 Siting and Building Setbacks

Setback and lot provisions are proposed as a generalguide to define the visual streetscape character. Thedesign of Block Plans shall build upon these generalprovisions and determine specific neighbourhoodcharacteristics for inclusion in later zoning at draftplan stages.

1.2.1 Front Yards:

Elements of high quality streetscapes that give asense of intimacy or pedestrian scale include treesand landscaping, sidewalks (where appropriate), lightstandards and the front facade of buildings. Thecloser the house front is to the sidewalk, the more itcan promote a pedestrian-friendly sense of scale andprovide enclosure to the public realm of the street.

The front setback defines the minimum distance of thehouse to the property line; porches and steps, frontyard landscaping and window projections are permit-ted to occur within the setback. To create a well-defined and intimate streetscape, it is recommendedthat houses be sited close to this front yard setback.As a general guide, front yard setbacks are proposedas follows:

• The front yard setback to the main building faceshall be a minimum of 4.5 metres.

• The front yard setback to the garage shall be aminimum of 6.0 metres.

• Front yard setbacks should provide appropriatedimensions for front porches, entrance steps andlocal grading conditions.

SITING AND BUILDING SETBACKS

• Projections into the front yard, such as porches,entrance canopies, entrance steps, and baywindows are encouraged as they contribute to adiverse streetscape. Porch projections to 1.8metres are permitted and bay window projections,to 1.0 metre.

• Porch steps may encroach further than the porch,but in no case shall they be closer than 1.0 metrefrom the street line.

• Residential front yard setbacks shall be adjustedto relate to the type of housing and the street onwhich the house is situated. For wider, primarystreets, the creation of deeper front yard setbacksmay be desirable. For higher or denser residentialtypes, front yard setbacks that are in proportion tothe building mass should be established.

• Variations in front yard setbacks are encouragedto enable the design of specific house groupingsto respond to focal points or views. Thesevariations shall be achieved by means of housinggroupings of a minimum of four units, and throughgradual transitions of setback from grouping togrouping.

Front Yard Setbacks

1.2.2 Side Yards:

Sideyard setbacks on at least one side of the houseallow for ease of access, drainage, servicing require-ments, and variations in grading requirements. As ageneral guide, side yard setbacks are proposed asfollows:

• For lot widths less than 12.5 metres, side yardsetbacks for interior lots shall be a minimum of 1.2metres on one side, and 0.6 metres on the otherside of the house.

• For lot widths 12.5 metres and greater, side yardsetbacks for interior lots shall be a minimum of 1.2metres on both sides of the house.

• Where drainage from rear yards to the front of lotsoccurs, lotting plans will be required to allow foradjacent 1.2 metre side yard setbacks. This willcreate a 2.4 metre dimension between houses tofacilitate proper slopes for back-to-front drainage.The design of Block Plans shall be able to accom-modate these detailed provisions which will berequred at later design stages.

• At corner lots, the exterior side yard setback shallbe a minimum of 4.5 metres to the building face toaccommodate porch projections or wrap-aroundporches in the side yard (refer to Section 1.5.1“Corner Lots” and diagrams on page 72).

• At corner lots, when a garage faces the exteriorside lot line, the setback to the garage face shallbe a minimum of 6.0 metres (refer to diagram onpage 72).

• Where a rear-yard garage is accessed by adriveway, the sideyard setback shall be increasedto a minimum of 3.5 metres (refer to diagrams onpage 61).


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RESIDENTIAL AREAS

• At pedestrian links and public open space, sideyard setbacks should be increased to promotemore generous landscaping adjacent to the publicspace and to improve buffering of the dwellingfrom the public space.

Side yard setbacks adjacent to pedestrian linksand public open space shall be increased from1.2 metres (for interior lots) to 3.0 metres to thebuilding face. Porches or wrap-around porches onthe exposed building face are permitted to projecta maximum of 1.8 metres into this 3.0 metresetback.

• Side yard setbacks shall be configured to enablespecific building forms that improve the street-scape, such as garages in rear yard locations forsingle detached and semi-detached residential, orparking at the rear of multiple attached dwellings.

1.2.3 Rear Yards:

Rear yard setbacks establish the relationship ofprivate open space to built form, and the relationshipsbetween properties with regards to spatial enclosure,privacy, and sunlight.

Actual rear yard setbacks may vary widely based onhousing and lot types. An appropriate scale of privateamenity space and proportion of buiding mass toopen area should be maintained for all lots.

As a general guide, rear yard setbacks are proposedas follows:

• For lots accessed by a driveway, the rear yardsetback shall be a minimum of 7.5 metres.

• Where garages are located in rear yards, a 7.5metre setback shall be maintained between thegarage and any portion of the rear house facadethat overlaps the garage.

Garage Set Well Back From Rear Wall of House Rear Yard Garage Location

1.2.4 Lot Area:

Lot areas should be appropriate for the size of housefor which they are intended, to ensure that rear yardsand front yards are generous enough to provide asense of privacy and comfortable, usable outdoorspaces.

• For single detached houses, the minimum lot areashall be 270 square metres. For example, a 10.4metre wide lot will require a minimum depth of 26metres, with a minimum rear yard depth of 7.5metres.

SITING AND BUILDING SETBACKS

SINGLE DETACHEDwith REAR YARD GARAGE

LOTS 11.6m and greater


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RESIDENTIAL AREAS

• Garages that are located at the front wall ofhouses should be recessed from the mainbuilding face. Houses with recessed garagesshould comprise the majority of attached garageunits in a neighbourhood.

• Within any draft plan, projecting garages may bepermitted for up to a third of single detacheddwellings. The projection of the garage shallrelate to the scale of the adjacent front porch roof.The maximum garage projection shall be 1.5metres in front of the main front wall of thedwelling.

• The garage setback of 6.0m shall be maintained.

• Garages that are attached, but not within the massof the house, shall have roofscape forms thatcreate smooth transitions with the housearchitecture.

• On lots 15.0 metres and greater, projectinggarages will not be permitted.

• Side facing garages are generally discouragedbecause of the significant projection of the garagefrom the main building facade. Side facinggarages may be permitted on lots greater than 70feet in width (21.34 metres), subject to a com-munity design study on a case-by-case basis.

1.3 Garage Placement and Driveway Design

• The impact of garages and driveways on thestreetscape environment should be minimized.The main architectural elements of houses, suchas entrances, porches and windows, together withlandscaping should be the distinguishing compo-nents of the streetscape.

• A variety of garage types may be used to contributeto creating diversity of house design: garages athouse fronts, garages to the rear of houses,garages at the rear lot lines, and garages forcorner lots. In all cases, the design of the garageis to be integrated with the house design.

• Garage widths shall be balanced within theproportions of the house and lot width they serve.To avert negative impacts on the streetscape,large garages on narrow lots are to be avoided.Refer to Section 1.3.2. for specific provisions.

1.3.1 Attached Garages

• Where garages are attached to the house, theirmassing shall be integrated with the house,preferably within the mass of the house unit.

Attached Garage Minimal Garage Projections

GARAGE PLACEMENT AND DRIVEWAY DESIGN

Recessed Garages

Provisions for Projecting Garages


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1.3.2 Lot Widths Related to Attached Garages

Streetscapes with a pedestrian scale and intimatecharacter are typically characterised by houses withhabitable room widths with front windows and well-scaled entrances at the main facade of the house.

To achieve these kinds of high quality streetscapes,the widths of attached garages shall relate to theoverall house frontage and be balanced within theproportions of the house facade and the lot width.Large garages on narrow lots are to be avoided.

In all cases, the driveway width shall not exceed theexterior width of the garage.

As a general guide, the following garage widths areproposed in relation to the various lot widthcategories:

Single-Detached Houses

• For single detached lots with a width less than10.4 metres, garages shall be sized for one car.The maximum interior garage width shall be 4.3metres, with a maximum garage door width of 3.7metres.

• For single detached lots with a width greater thanor equal to10.4 metres and less than 11.6 metres,garages shall be sized for one car with room forstorage. The maximum interior garage width shallbe 5.2 metres, with a maximum door width of 4.6metres. The driveway width shall be permitted toaccommodate two cars.


SINGLE DETACHED(single car garage)

LOTS < 10.4m

SINGLE DETACHED(1-car garage+ storage)

LOTS 10.4 < 11.6m


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RESIDENTIAL AREAS

• For single detached lots with a width greater thanor equal to14.0 metres, garages shall be sized fortwo or more cars. The garage and garage doorwidths shall be in proportion to the house, and thewidth of the garage should not exceed 50% of thewidth of the house frontage.

• For single detached lots with a width greater thanor equal to 12.5 metres and less than 14.0 metres,garages shall be sized for two cars. Themaximum interior garage shall be 6.1 metres, witha maximum, cumulative garage door width of 5.5metres.

• For single detached lots with a width greater thanor equal to 11.6 metres and less than 12.5 metres,garages shall be sized for two cars. Themaximum interior garage width shall be 5.6metres, with a maximum, cumulative garage doorwidth of 5.0 metres.


SINGLE DETACHED(2-car garage)

Lots 11.6 to < 12.5m

SINGLE DETACHED(2-car garage)

Lots 12.5 to < 14.0m

SINGLE DETACHED(2+ car garage)

Lots 14.0m and greater


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RESIDENTIAL AREAS

The following table summarizes provisions for different lot width categories.



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RESIDENTIAL AREAS

Semi-Detached and Townhouses

In order to achieve a relationship in which the houseentrance is in balance with the width of the garage, widthsfor semi-detached and townhouse units should be aminimum of 6.0 metres. Widths for semi-detached andtownhouse units should be a minimum of 6.0 metres.This creates a house entrance that is in balance withthe width of the garage.

• For semi-detached and townhouse units with ahouse unit width greater than or equal to 6.0metres and less than 7.0 metres, garages shallbe sized for one car. The maximum interiorgarage width shall be 3.1 metres, with amaximum garage door width of 2.5 metres.


SEMI-DETACHED(single car garage)

UNIT WIDTH: 6.0m to < 7.0m(LOT WIDTH: 7.20m to < 8.20m)

TOWNHOUSES(single car garage)

UNIT WIDTH: 6.0m to < 7.0m


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RESIDENTIAL AREAS

• For semi-detached and townhouse units with ahouse unit width greater than or equal to 7.0metres and less than 8.0 metres, garages shallbe sized for one car. The maximum interiorgarage width shall be 3.7 metres, with a maxi-mum garage door width of 3.1 metres.

• For semi-detached and townhouse units with ahouse unit width greater than or equal to 8.0metres, garages shall be sized for one car withroom for storage. The maximum interior garagewidth shall be 4.3 metres, with a maximumgarage door width of 3.7 meters.


SEMI-DETACHED(single car garage)

UNIT WIDTH: 7.0m to < 8.0m(LOT WIDTH: 8.20m to < 9.20m)

TOWNHOUSES(single car garage)

UNIT WIDTH: 7.0m to < 8.0m


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• Laneway garages may be attached to oneanother on one side, or for townhouse units, theymay be attached on both sides.

• The distance from the garage face to the pavementedge of the lane shall provide a sufficient area tofacilitate snow clearance.

1.3.4 Driveways

The impact of driveways is strongly felt in the rhythmof the streetscape. The frequency and width of curbcuts for driveways should be kept to a minimum.

• Driveway widths shall be no wider than thegarages they serve.

• Grouping of driveways in pairs with landscapingstrips as dividers is encouraged where possibleto reduce the frequency of driveway cuts at thecurb. A variety of paired driveways and unpaireddriveways is encouraged. For lots narrower than10.4 metres, paired driveways without landscapedividing strips may be considered.

• Where residential lots abut open space orpedestrian links, their driveways should belocated on the opposite side of the lot, farthestfrom the open space.

• The width of driveways accessing rear yardgarages shall be kept to a single lane width untilthe driveway nears the garage door.

• On lots 14.0 metres wide and greater, houses withattached garages that accommodate more thantwo cars shall have a maximum driveway width of6.5 metres from the street edge until the drivewaynears the garage door (refer to diagram, page 64).

• On corner lots at primary streets, garages andtheir access driveways shall be located on thenarrower local street.

1.3.3 Rear Yard Garage Locations

Site planning that promotes detached garages in rearyard locations, or attached garages at the rear wall ofthe house is encouraged as an alternate means ofminimizing garage impact on the streetscape.

• Primary streets are important in conveying thecharacter and image of a community. Therefore,the use of rear yard garages on primary streets isrecommended.

• Where detached garages at rear yards areproposed, their location at the side lot line ispreferred, as opposed to being attached to the rearwall of the dwelling. Garages shall be set backfrom the side and rear lot lines a minimum of 0.6metres. The pairing of rear yard garages foradjacent properties at their common lot line isencouraged.

• For rear yard garages on lots greater than 10.4metres, the house shall be located no closer than3.5 metres to one of the side lot lines.

• The materials and architectural detailing ofdetached garages located at rear yards shall becompatible with those of the house to ensureintegration of building design on the lot.

• The design of detached rear yard garages withhabitable space above them for supplementaryunits or work spaces is encouraged under specificconditions and for particular locations, such ascorner lots. Setbacks for garages will be reviewedon a case-by-case basis.

• The use of rear yard garages with laneway accessmay be advantageous for particular locationswithin a Block Plan to promote a high qualitystreetscape that is unimpeded by garages. Suchlocations may include: at village squares, primarystreets or neighbourhood entry areas.

Coach House Above Garage

Detached Garage Accessed by Rear Lane

Driveway on corner lot accessed from the smaller local street



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RESIDENTIAL AREAS

• At cul-de-sac locations, lots and driveways shouldbe planned to ensure that driveways do notoverlap. Landscaped strips must separate eachdriveway at the curb. Refer to City of Brampton’sDetailed Lotting Provisions.

• At corner locations, the driveway shall be locatedat the front of the lot and the entrance on the flankof the lot. (Refer to 1.5.1. Section “Corner Lots”).The driveways on the lots adjacent to corner lotsshall be situated on the side farthest from thecorner lot, to avoid the pairing of driveways closeto the street corner.

1.4 Street Facade Development and AllowableProjections

Configuring residential building form to address thestreetscape promotes social interaction on the street,safety, and a sense of scale in building form. Creatinga rich and varied built environment to define thestreetscape is therefore essential. The followingguidelines deal with the manner in which housingaddresses the street to achieve these goals.

1.4.1 Street Address

• The main elevations of housing shall addressthe lot frontage through the articulation of anumber of elements including: main entrancesand porticoes, porches and stairs, windows andbay windows, terraces and balconies. Theseelements convey the sense of houses with“eyes on the street”, and promote a pedestrianfriendly streetscape.

1.4.2 Entrance Architecture

• Residential elevation design should accentuatethe importance of main entrances. Attentionshall be given to the development of architecturaldetail at the main entrances or porticoes ofhouses to establish a rhythm for the streetscapeelevation.

• Main entrances should be emphasized throughthe addition of porches as a means of creatingwell proportioned and pedestrian scaled mainelevations. The development of proportions anddetailing of porches and entrance elementsshould be integrated with the architecture of thehouse as a whole.

• Front porches and porticoes act to foster socialactivity between the house and the public street.Their design is encouraged to facilitate seatingand shelter from the weather. Refer to Section1.4.5. for maximum allowable projections.

1.4.3 Grade Relationship

• The relationship of the house to grade is critical tothe scale of houses in the streetscape. Relation-ships where the main floor is within 1.0 metre ofgrade are preferred as they result in an appropriatescale of entrance stairs and porches to thesidewalk level.

• Where housing types are developed for on-streettownhouses in which the main floor is locatedsubstantially above grade, exterior stairs to themain entrance should be limited to approximately1.5 metres. The remaining stairs to the first levelshould be incorporated within the house.

• Houses with similar relationships to grade shouldoccur on both sides of the street. This balancecreates a unified, well-defined streetscape.

• Innovative forms of stacked townhousing orapartments with entrances for upper units at ornear the street level are encouraged.

• Exposed concrete foundations that are visible fromthe street should be limited to a maximum of0.3 metres in height above grade. Foundationsthat extend above this height must be clad inbuilding materials complementary to the materialsof the dwelling.

Street Address

Entrances

STREET FACADE DEVELOPMENT


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1.4.4 Windows

• The design, placement and size of windows iscritical to the achievement of architecturally well-scaled street elevations. Care shall be taken inthe proportions and detailing of windows.

• Generous proportions of window glazing to thestreet from major habitable rooms is desirable.

1.4.6 Roof Forms

• The configuration of roofs play a major part indefining the architecture of the streetscape. Avariety of roof forms is encouraged in the designof housing types within one streetscape.

• Variations in roof massing and type, orientation ofridges, use of dormers, and pitch shall all beconsidered in determination of roof form duringthe detailed design stages.

• Within the design of a streetscape, attention shallbe paid to the relationships of adjacent roof forms.Appropriate transitions shall be designed betweenadjacent houses of different masonry treatments.

1.4.5 Projecting Elements

• The projection of architectural elements from themain front elevation is encouraged to increasevariety and promote residential scale in the builtform of the streetscape. In addition to porches andportico elements, projections may include baywindows projections, balconies, chimney elements,projecting cornices and roof eaves.

• Balconies and porches may project up to 1.8 metresfrom the main building face into the front yardsetback. Bay windows may project up to 1.0 metre.When these projections are grade-related, they mayinclude foundation elements.

• Bay window projections may incorporate straight orangled side-wall projections and may occur at boththe ground floor and at upper storeys. Upper storeybalconies may be covered or uncovered.

• Bay window projections should be scaled to theproportions of the building from which they project.Single or double storey heights may beappropriate.

• At corner units, projecting elements such as wraparound porches may project a maximum of 1.8metres. Other projections, such as bay windowsare also encouraged along flankage elevations.

Projecting Architectural Element

Varied Roof Forms

STREET FACADE DEVELOPMENT

Coach House Above Corner Lot Garage


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RESIDENTIAL AREAS

1.5 Housing at Focal Locations

Within neighbourhoods, certain lots will possessgreater significance in the streetscape. Their focal, oraxial location at intersections or their adjacency topublic parks, open space or entry gateways, give themgreater public exposure and prominence. This greatervisibility demands special design consideration.

• At these locations, exposed concrete foundationsat the house and any porch or projecting elementsthat require foundations shall be avoided.Foundations shall be clad in building materialscomplementary to the materials of the house.

1.5.1 Corner Lots

• Housing at corner lots has increased importancedue to wide visibility from both streets. Design offlank elevations of the house, garage and yardenclosure demand special consideration.

• The main entrance to the house should belocated on the long elevation facing the flankingstreet to avoid exposed blank elevations.

Corner Lot

Flankage Lot Condition with Landscaped Buffer

• At primary street corner locations it is importantto ensure that the streetscape consists ofelevations with main entrances addressing thestreet. Driveway cuts to pedestrian boulevardsshould be minimized. The garages of thesehouses should be located at the short elevationfacing the local street.

• Both front and flankage elevations of housing atcorner locations shall be of equal quality in termsof the architectural components, number and pro-portions of openings, materials and attention todetail.

HOUSING AT FOCAL LOCATIONS

Corner Treatments at a Neighbourhood Intersection.


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• At corner lots for single detached dwellings, theexterior side yard setback shall be a minimum of4.5 metres to the building face to accommodateporch projections or wrap-around porches in theside yard.

• Other projecting elements such as bay windowsare also encouraged (refer to Section 1.4.5).

• Architectural features that provide emphasis to thecorner of the structure itself are encouraged.These elements include corner bay windows,higher architectural elements or higher roofelements at the corner, and wrap around porches.

• Where rear yard garages accessed by lanewaysoccur at corner lots, the provision of habitablespace above the garage is encouraged, and thedesign of such structures should includespecial consideration to their entrance, windowand dormer elements.

• For townhouses and semi-detached houses,corner lots should be a minimum of 9.0 metreswide. This accommodates a minimum unit widthof 6.0 metres and a 3.0 metre side yard setback atthe corner. Wrap-around porches are permitted toencroach 1.8 metres into this setback, as well asother projecting elements (refer to Section 1.4.5).


SINGLE DETACHED CORNER LOTFlank Yard Porch and Entrance

(lot width shown: 12.5and >)

SEMI-DETACHED(unit width shown: 6.0m to < 7.0m)

TOWNHOUSES(unit width shown: 6.0m to < 7.0m)


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RESIDENTIAL AREAS

1.5.2 Housing Abutting Open Space & PedestrianLinks

Open space provides key focal points within thecommunity. The housing adjacent to open space hasmore exposed elevations than mid-block houses andtherefore, shall receive a high level of design control.

• Entrance /access points to open space and openspace features shall be reinforced by the siting ofadjacent built form. The siting and articulation ofthe building(s) shall reinforce the sense of entry,frame views and provide visual connections to theopen space.

• Housing located adjacent to parks, open spaceand pedestrian links possess similar heightenedvisibility as housing at corner lot locations. Boththe front and exposed side elevations of housingin these locations shall be of equal quality interms of the architectural materials, amount andproportions of openings, and attention to detail.

• The design of these houses should incorporatefeatures that provide emphasis to the corner of thestructure and its side elevation, such as corner baywindows, wrap around porches, and roofelements at the corner.

Housing Adjacent to a Trail Entrance


SINGLE DETACHED INTERIOR LOTSAT GREENWAY LINK

(double car attached garage)


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RESIDENTIAL AREAS

1.5.3 Housing at “T” Intersections

• Where streets within neighbourhoods form “T”intersections, the lots facing the terminatingstreet act as focal elements that end the view.Care should be taken in their design to achieve ahigh quality of street elevation and landscaping.

• Where lotting division allows, the driveway andgarages of houses in these locations shall bekept to the periphery of the axial view corridor.Entrance, porch and bay window elements shouldbe the focal elements in the view.

• Consideration should be given to increasing thefront yard setback in these locations to allowadditional landscaping to create visual focus,while providing additional privacy to the dwelling.

• Because the axial nature of T-intersectionsprovides a terminus to a view, reverse frontage isdiscouraged at these locations.

1.5.4 Housing at Parkettes

• The housing surrounding the parkette should besited to face the open space and form its visualboundaries.

• Housing surrounding parkettes will be seenfrom numerous vantage points as completestreetscapes forming the backdrop to the parkette.In these locations, the design of housing as agroup that defines the space of the parkette shouldbe carefully considered.

• A balance should be achieved between diversity ofthe streetscape and continuity of architecturalmassing. Streetscapes that have a higher thanusual level of repetition in their architecturalelements may be considered for these locations.

• Consideration should be given to the use of upperfloor balconies, French windows, and deckterraces in these house types to promote ahousing form that “looks out” onto the open space.


Housing Adjacent to Parkettes

Housing at Street Terminus


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RESIDENTIAL AREAS

1.6 Multiple Unit Dwellings and Apartments

Multiple Unit Dwellings and Apartments may occur inareas with a high concentration of urban developmentand activity. The following guidelines shall apply tomultiple unit dwellings and apartments where permittedby the Secondary Plan:

• The primary building face should be parallel tothe primary road to reinforce the street edge.

• Where possible, parking should be locatedbelow grade.

• The built form should incorporate a baseelement of 2-3 storeys in height to reinforce apedestrian scale.

• For apartments, winter protection for access tothe building should be provided.

• The base of the building should bedistinguished through stepping back thebuilding, changing materials and/orincorporating an architectural cornice.

• Any mechanical and equipment rooms locatedon the building roofs shall be screened with thearchitectural features of the building.

• Where a dwelling unit is located at the groundfloor of the building adjacent to a Primary Road,the building should be located at a minimum of 3.0metres from the property line.

• On a Secondary Road, the building should belocated 6.5 metres from the property line toprovide private amenity space for ground-relateddwelling units. The private amenity space maybe demarcated by low hedges, walls orornamental fencing.

1.8 Greening Policy

Although for residential design, many of the principlesin The City of Brampton’s Greening Policy relate tobuilding details, it is recommended that at the BlockPlanning Stage, proponents review the Policy in orderthat they are apprised of the impact that the principleswill have on later detailed design.

Adherence to as many of the principles as possiblewill be reviewed by City staff at the Draft Plan ofSubdivision and Building Permit stages.

Some of the principles that should be implementedduring later design stages include:

• Encourage the use of alternative modes of travel,by incorporating safe and attractive bike-friendlyaccess and storage to multiple unit dwellings.

• Reduce the amount of paved surfaces. Considerthe use of alternative, pervious materials.

• Design central, convenient locations for buildingusers to collect and store recyclables andcompostibles. Ensure that these areas are secureand located inside buildings, where possible.

• Contol solar heat gain through the selection ofappropriate building materials, including buildingglazing and window shading. Landscaping incommon areas should be located strategically toreduce solar gain in summer and make use ofsummer breezes, and to block winter winds.

• Specify building systems to improve indoor airquality, reduce air emissions and water use.

• Specify landscaping that does not require the needfor chemical pesiticide use.

• Where retail is located on the ground floor of aresidential building, the requirements of thestreetscape zone shall conform to those of otherstreet-related commercial conditions.

Multiple Unit Dwelling

MULTIPLE UNIT DWELLINGS AND APARTMENTS

1.7 Landscaping and Fencing on PrivateProperty

• Rear yard privacy fencing should have amaximum height of 1.8m and conform with theCity of Brampton Fencing By-law.

• At Secondary Roads, fencing to a maximum heightof 1.2 metres may be used to demarcate privateamenity space from the adjacent right-of-way orpublic space.

• Privacy fencing is encouraged to extend betweenthe side walls of garages on adjacent lots.

• Where a gate is constructed to allow access tothe rear yard, a hard surface connection, such asconcrete pavers, patterned concrete, or screen-ings, is encouraged to provide a connectionbetween the gate and the driveway.

• Siting of houses and driveways should provide foropportunities for private landscaping parallel todriveway lengths.

Documents

PART VI - SITE PLANNING AND BUILT FORM DEVELOPMENT … · The front setback defines the minimum distance of the house to the property line; porches and steps, front yard landscaping