PROJECT BOLTON INDUSTRIAL DESIGN BRIEF …...1.0 INTRODUCTION The proposed industrial development is comprised of approximately 73.14 hectares (180.73ac) located on the west side of

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PROJECT BOLTONINDUSTRIAL DESIGN BRIEF

Reference File: ________

CANADIAN TIRE REAL ESTATE LIMITED

Prepared by: GLENN PIOTROWSKI ARCHITECT LTD. Issued : November 07, 2012

Revised Apr 18, 2013Revised, May 23, 2013

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TABLE OF CONTENTS Page 1.0 INTRODUCTION 3

2.0 DEVELOPMENT VISION 4 3.0 DEVELOPMENT CONTEXT 5

(Figure.1 Location Map) (Figure.2 Aerial Photograph)

4.0 SITEPLAN CONSIDERATIONS 7

4.1.1 INTENT 4.1.2 ZONING 4.1.3 SETBACKS AND EASEMENT 4.1.4 ADDITIONAL REQUIREMENTS 4.1.5 PARKING AND LANDSCAPING

5.0 URBAN DESIGN PRINCIPALS 9

5.1 SITE PLAN (Figure.3a Proposed Site Plan) (Figure.3b Proposed Pedestrian Circulation Plan)

5.2 BUILT FORM, MASSING AND ARCHITECTURAL DESIGN INTENT 5.2.2 ARCHITECTURAL STYLE 5.2.3 BUILT FORM AND MASSING 5.2.4 EXTERIOR MATERIALS

6.0 ARCHITECTURAL DESIGN & VISUAL IMPACT 15 7.0 STREETSCAPE 16

(Figure.4 Proposed Elevation) (Figure.5a Proposed Site Sections)

(Figure.5b Proposed Site Sections) (Figure.6a Rendered Street-View Perspective)

(Figure.6b Rendered Street-View Perspective) (Figure.6c Rendered Street-View Perspective) (Figure.6d Rendered Street-View Perspective) 8.0 METHODOLOGY 24

9.0 PROJECT REVIEW PROCEDURE 24

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1.0 INTRODUCTION

The proposed industrial development is comprised of approximately 73.14 hectares (180.73ac) located on the west side of Coleraine Drive, north of Healey Road in the Town of Caledon. It is intended that the site will be developed for a single user, with one main warehouse building with an integral two storey office area and 4-to-5 much smaller additional ancillary supporting structures using a cohesive architectural language common to all buildings.

Pursuant to the Town’s approval requirements, this Industrial Design Brief has been prepared to address primarily the issues of scale and integration within the Town’s fabric and vision for future development using the current Town of Caledon Industrial/Commercial Design Guidelines (adopted 2002) as a point of reference. The criteria established herein are supplemental to the drawings and design, which have been submitted to the Town and are intended to describe in further detail the overall design intent. This document will describe the intent for the aesthetic relationships between buildings on-site, natural landscape elements, parking, and screening of the truck activities on-site from the street and adjacent properties. These guidelines are intended to compliment and render additional clarity of the design approach taken. This Industrial Design Brief is submitted in support of an Official Plan Amendment and a Zoning By-law Amendment application for site specific Prestige Industrial (MP-__) and Serviced Industrial (MS-__) Zones under the Town of Caledon’s Zoning By-law, as amended, to permit a wide range of industrial and commercial uses including, but not limited to bulk storage facilities, accessory gasoline pump islands, industrial use, equipment storage buildings, maintenance garages, open storage, warehouses and transportation depots. An Environmental Protection Area 1 (EPA1) zone is proposed for the two drainage channels. The site has been designed in conformance with the Zoning By-law with several exceptions, which will be addressed further within this document in section 4.1.2.

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2.0 DEVELOPMENT VISION

The project site is located at the northwest corner of Coleraine Drive and Healey Road. Coleraine is identified as an important road in the Town of Caledon and corner lots such as this act as main entrances to the industrial area. As a result of this prominence of the site and building design should respond with increased building massing/height and architectural interest for both front and flanking facades facing streets. The main building should be orientated to face both of the main streets and inclusion of a feature with height and massing, such as a tower oriented to the intersection is strongly encouraged. Due to the overall scale of this development and size of the main building, it is both challenging and imperative to address the issue of scale, not only integrating the main building within the existing community at both local and Town-wide scales, but also promoting an internal sense of identity and uniqueness, fostering pride and stewardship.

The goal of creating a unique identity within the greater urban fabric is achieved through: o Enhanced natural landscaping and streetscapes on both Coleraine Drive and Healey

Road consistent with the Town’s Industrial/Commercial Design Guidelines. o Careful consideration of site layout, building design, screening, landscaping and

location of services to promote safety and enhance the transition between public, semi-public and private realms.

o In order to maintain safety and efficient traffic flow within the community, the truck access onto Coleraine Drive is intended to align with Holland Road and become a signalized intersection. Staff and visitors will access the site via a separate entrance west on Healey Road to a separate car parking area. As a result, staff parking and pedestrian traffic are separated from truck operations on the site.

o The main building will be designed for flexible warehouse use, having approximately a 13.5m (44’) parapet height. Approximately 1/7th of the warehouse area is higher (at the north end of the building), with an overall height of approximately 41.15m (135’). The remaining ancillary structures are at, or below 9.6m in height.

o The main building is in a cross-dock configuration with approximately 262 loading positions using counter-clockwise site movements.

o The office area is situated on the south façade of the main building; it will be visible from the intersection of Coleraine Drive and Healey Road. The office has been placed at a prominent location on the site. As a result, the office contributes to enhancing the streetscape.

o The overall main building mass is to be broken-down with the rhythmic insertion of light wells/stair towers facing Healey Road and Coleraine Drive, some of which will conceal loss prevention walls and also provide internal access to the rooftop.

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3.0 DEVELOPMENT CONTEXT

Currently the majority of the site is used for crop farming. There is little mature vegetation or significant topography. At the northeast there is a heritage designation that covers an 8,361m² (90,000 ft²) portion of land around the Shore-Wakely Stone House. We intend to explore the viability of converting the Stone House into a lunch area, lounge and fenced outdoor recreational yard, which will be an amenity for employees. The four former residential properties that faced onto Coleraine Drive have been annexed to the site and the dwellings were demolished. One of the existing driveways to the residential properties will be used to provide automobile access to the staff parking lot at the transportation building.

Surrounding land uses include industrial buildings and a proposed Regional Water Tower immediately to the north, vacant farmland and residential properties to the west on Healey Road.

The design guidelines are established to ensure that both the conceptual site plan and building designs put forward enhance the overall street image and promote a standard that will compliment the quality of development which exists on surrounding lands.

Figure .1 – Location Map

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Figure .2 – Aerial Photograph

. COLERAINE DRIVE

HEALEY ROAD .

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4.0 SITE PLAN CONSIDERATIONS

4.1 Careful site plan development has been undertaken to address the following key issues: 4.1.1 INTENT 4.1.2 ZONING 4.1.3 SETBACK AND EASEMENTS 4.1.4 ADDITIONAL REQUIREMENTS 4.1.5 PARKING AND LANDSCAPING

4.1.1 INTENT o Site planning to reinforce a consistent overall visual image and character of

streetscape within the development. o Promotion of direct, convenient and safe pedestrian access between parking and

buildings. o Promotion of efficient land use. o Consideration of adjacent lands, with respect to the design elements, materials,

setbacks and aesthetics.

4.1.2 ZONING o The site is proposed to be zoned site specific Prestige Industrial (MP-__),

Serviced Industrial (MS-__) as well as Environmental Policy Area 1 (EPA1) over the two drainage channels.

o The proposed development is compliant with permitted uses of the site specific MS and MP Zones, which permit an array of industrial and associated office, commercial uses, including but not limited to: Bulk Storage Facility, Equipment Storage Building, Accessory Gasoline Pump Island, Industrial Use, Accessory Maintenance Garage, Motor Vehicle Repair Facility, Accessory Open Storage Area, Transportation Depot and Warehouse.

o Site specific zoning is proposed for several regulations, which are non-compliant with the MP and MS Zones under the Zoning By-Law.

4.1.3 SETBACKS AND EASEMENTS The municipal requirements for building and parking setbacks have been used and incorporated within the overall development design.

EAST – Coleraine Drive (Exterior Side Yard)

6.0m Hydro Right-of-Way. 7.5m required building setback. Wide drainage swale (to channel existing drainage from properties on

the east side of Coleraine Drive). 12.0m landscape buffer with screening berm and dense planting to

screen trailers from the transportation building south to the intersection of Coleraine Drive and Healey Road.

Significant aggregate setback to main building of over 139m. 17.5m parking setback to Coleraine at Transportation OPS parking

lot. 18.14m building setback from Transportation OPS building.

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SOUTH – Healey Road (Front Yard) 9.0m front yard required building setback achieved, with a significant

aggregate setback to main building of over 110m. 6.0m required Landscape Planting Strip included within proposed

20.0m landscape buffer and drainage swale provided along Healey Road adjacent to the employee parking lot. (This will ultimately be reduced to 17m after 3.0m Road Widening and reconstruction of Healey Road.)

NORTH (Rear Yard)

7.5m required building setback. 1.5m Landscape planting strip required to be accommodated where

possible (see drive alignment at Holland intersection). 12m easement for Regional services. Significant aggregate setback to the main building of over 270m.

WEST (Interior Side Yard)

6.0m required building setback. 1.5m Landscape planting planting strip requirement exceeded by

Drainage channel which varies from 10.0 to 20.0m in width. Significant aggregate setback to the main building of over 324m.

4.1.4 ADDITIONAL REQUIREMENTS OF PRESTIGE INDUSTRIAL (MP) AND

SERVICED INDUSTRIAL (MS) ZONES o In order to address the issue of overhead loading doors facing Coleraine Drive, it

is the intent that a landscaped berm will be used to conceal the overhead doors. o Utilities shall be buried or visually integrated with minimum impact on the overall

aesthetic. All buildings that house utilities shall be of architectural treatment consistent with the main building, and be architecturally screened, or screened by landscaping.

o Refuse storage to be located in area concealed from Coleraine Drive and Healey Road, as well as from key views.

o Functions such as loading areas, truck loading, refuse collection/storage to be located away from main entrances.

o Both pedestrian and parking-lot scale lighting to be directed inward to promote safety and comfort at all hours and enhance design features of the building.

4.1.5 PARKING AND LANDSCAPING

o All requirements for barrier free accessibility, curbs, walkways and stall sizing to meet Town requirements.

o All traffic islands to be landscaped, unless used as part of pedestrian walkways within staff parking lots.

o A combination of berming and planting will be used to screen parking and truck staging on the frontage and along the Coleraine Drive and Healey Road in lieu of opaque fencing.

o The regional storm pond, which is in the southwest corner of the site, will be landscaped to provide a natural vegetative visual screen from Healey Road and the residential properties to the west on Healey Road.

o Employee and visitor parking lots shall be located adjacent to building entrances and separated from remainder of site by landscaped areas and fencing so as to prevent co-mingling of truck and car traffic, thereby further enhancing pedestrian safety and experience.

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o The fire route south of the main building is physically blocked-off from operational traffic on-site via secure gates so that no truck traffic passes across south face of main building. Safe and efficient traffic and pedestrian flow to be clearly defined on site plan.

o See Pedestrian movement plan attached as Figure 3b.

5.0 URBAN DESIGN PRINCIPLES

o The visual impact of the staff parking lot and trailer storage will be minimized by introducing berms and landscaping within the subject lands. Seven cross sections are appendixed to the report to illustrate the method by which the street frontages will be enhanced (see Figures #5a and 5b)

o The storm water management pond will become a feature which will enhance the street frontage and act as a natural vegetated buffer as seen from Healey as well as the residential properties to the west.

o The two storey office has been located at the south east corner of the building to respond to both street frontages. A vertical signage element has been included to indicate the entrance to the building as well as giving the massing of the building vertical emphasis at the intersection.

o The office area, of curtain wall and architectural metal panels, wraps the building corner such that the streetscape and visual impact of the structure from the intersection is enhanced on both Coleraine and Healey roads.

o A horizontal ground sign will be located at the corner of Coleraine and Healey will be designed as a feature element which will be complimentary with the building design and include Corporate Identification and street address information.

o Roof top mechanical equipment will be set-back from the building perimeter so as to be concealed from public view. Where screening of mechanical equipment is required, it will be architecturally integrated from public view.

o The ancillary structures will be designed with elevations compatible with the main building design and where close to the street, shall have an enhanced elevation similar to the main-office area.

o The cultural heritage property known as the Shore Wakely House will be screened from the industrial area by introducing a combination of opaque fencing and landscaping on the north, south and west limits of the designated zone. The grounds and house themselves are intended to be maintained and used as an outdoor amenity for employees. A Conservation Plan and Concept Plan for the Shore-Wakely House will be prepared and will include specific urban design principles for mitigation methods.

o There will be limited pedestrian activity on the site for reasons of safety. Personnel will move around the site by vehicles within the yard area. With respect to ancillary buildings such as the Guard House and the Trailer Certification Building, there is no pedestrian movement between these buildings and the main facility.

o The Guard House serves as gateway to the secure yard for transport vehicles from the street. No vehicular site access is intended by way of the Guardhouse entrance. Security vehicles will have access through the site, entering through the gatehouse and will be parked within protected stalls immediately behind the guard house.

o The Trailer Certification Building is effectively an indoor inspection/minor repair facility for the trailer fleet, where tire changes and other light repairs are made.

o Parking lot access to the main office area, employee and visitors entrances by pedestrians will comply with OBC barrier free requirements, and will be designed to both enhance the streetscape and pedestrian safety and comfort, as well as provide visual interest within the parking areas.

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o Along pedestrian walkways, planting and landscaping to be used for visual way-finding without the need for excessive signage and to reduce the heat-island effect.

o The landscaping within areas adjacent to the parking lot and employee entrance is to be of a scale suited to the pedestrian. Tree species have been selected, which when mature will also respond to the scape of the main building (having a parapet height of 13.4m)

o 5m wide Islands are planted with wild grasses and trees within the car parking lots (see landscape plans)

o Low impact development will be incorporated into the site plan by introducing ground water infiltration under the staff parking lot and rainwater harvesting from the roof facilitates the reuse of storm water for irrigation, to minimize the development impact on area hydrology. The drainage channels on the east south and west property lines are designed to reduce the impact of the site development, by controlling storm-water management via infiltration, storage and evaporation.

o Pollution prevention to be implemented through proper maintenance of the grounds and storm-water management systems.

o Naturalized areas such as the berms, swales and pond are located at the property perimeter along Coleraine and Healey in order to enhance the visual impact of development and streetscape. The Berm along Coleraine is to run the full-length of the site and is a minimum of 2m high or higher in some locations.

o See Rendered Street View Perspectives attached as Figures 6a thru 6d

The challenge is to organize a large scale building, support buildings and outside storage requirements on the site. The intended result is to balance building, site and community. The view of the building from the street will be carefully managed. Landscaping will screen some building elements, such as overhead doors, trailers and containers, the positioning of ancillary buildings, or the use of landscaped sound attenuation walls will provide additional screening. Other elements such as the office components, vertical towers and site entrance points will be clearly visible from the street and spaced rhythmically along the façade to add visual interest to the building as a background to the landscaped foreground.

o For Site efficiency reasons and to lessen the impact of the structure, the main building will be sited with significant setbacks from the street.

o The regional storm pond location provides a significant spatial separation between the outside yard functions, the residential properties and Healey Road.

o Providing sound attenuation walls at key locations as recommended by the acoustical report will address both sound and provide a visual barrier to the site.

o The sound wall will be decorative in nature and designed to be complimentary to the building design.

o To minimize parking lots as a visual element by carefully planning landscaping. o To use both built form and topography to minimize the visibility of trucking

operations and the truck loading area, to conceal services and outdoor storage (ie., container stacking) areas along the Coleraine Drive frontage.

o To enhance the streetscape along Coleraine Drive and create visual interest as a contrast to the development to the east.

o Ancillary buildings on-site are intended to be set back from Coleraine Drive providing a variety of scale and heights to detract from the presence of the main warehouse building. Their varied size and scale will by contrast provide further prominence to the main office area.

5.1 SITE PLAN

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5.1 SITE PLAN o Site plan development is to have regard for the attached preliminary

architectural site plan that gives consideration to: o Lot design challenges and topography. o Building sighting/setbacks and massing. o Landscape areas/buffers. o Service area locations and screening. o Operationally a cross-dock facility is required with loading on both sides

of the building to provide efficiency of inbound and outbound logistics, and as-such screening will be provided with berming and landscaping to minimize the view from Coleraine to the loading docks.

The following Two Illustrations depict: - Proposed Site Plan (See Figure 3a) - Pedestrian Circulation Plan (See Figure 3b)

15m CORRIDOR

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146 TRAILER POSITIONS27 46 46 46 27

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3 TRAILER STAGING POSITIONS


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RSECTION STITCHED-INRAGE SQUARE ADDED

AIRPORT ROAD

HEALEY

ROAD

COLERAINE DRIVE

GORE ROAD

HW

Y #50

RUTHERFO

RD ROAD

HWY #407

QUEEN ST.

E.

A0.02

TOWN OF CALEDON NOTES

LOADING STATISTICS

PARKING STATISTICS

SITE STATISTICS SURVEY INFORMATION

2010-04

NOTESLEGEND

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| 3a

15m CORRIDOR

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50 V

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185 CHASSI POSITIONS 44 TRAILER POSITIONS


146 TRAILER POSITIONS27 46 46 46 27

26 267 26

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16

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132 LOADING POSITIONS - SHIPPING

130 LOADING POSITIONS - RECEIVING



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AIRPORT ROAD

HEALEY

ROAD

COLERAINE DRIVE

GORE ROAD

HW

Y #50

RUTHERFO

RD ROAD

HWY #407

QUEEN ST.

E.

A0.02

TOWN OF CALEDON NOTES

LOADING STATISTICS

PARKING STATISTICS

SITE STATISTICS SURVEY INFORMATION

2010-04

NOTESLEGEND

WAREHOUSE & OFFICE

PEDESTRIAN ACCESS TO SIDEWALK & MAIN OFFICE ENTRANCEFOR STAFF & VISITORS FROM PARKING LOT

- NOT MIXED WITH TRUCK ACTIVITY FOR GREATER SAFETY- WIDTH INCREASED TO 20m PER TOWN

SECURE GATE

PEDESTRIAN PATHS SHOWNWITH ARROWS IN PARKING LOT& DASHED LINES ON SIDEWALKS

SIDEWALK LINKING SHOREWAKELY LOTTRANSPORTATION OPS &TRAILER CERTIFICATIONBUILDING

GATE

SECURE GATE

Fig

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| 3b

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5.2 BUILT FORM AND MASSING AND ARCHITECTURAL DESIGN

5.2.1 INTENT o The architectural design of individual buildings shall reinforce a quality

image for the development through the compatibility of building massing, character and expression.

5.2.2 ARCHITECTURAL STYLE

o Architectural style shall promote interest and provide compatible

character of streetscape through the use of architectural design features and building materials.

o In general, a contemporary architectural style shall be the dominant theme of the project achieved through a refinement of mass and selection of durable finishes.

5.2.3 BUILT FORM AND MASSING

o The exterior façade and massing of individual buildings shall exhibit a

quality design theme, with increased design placed on the office component at the south-east corner.

o The use of architectural detailing, areas of light and shadow, texture and proportion will be encouraged to achieve distinctive building articulation and streetscapes within the project, while maintaining pedestrian scale and comfort throughout the employee and visitor parking areas and office area.

o Variation in massing will be encouraged to provide for a corporate identity, and ensure a high profile for the project when viewed from Coleraine Drive and Healey Road.

o Repeating light shafts/stair towers along Healey Road and Coleraine Drive are to be used to break the long main building façade into rhythmic units.

o The main building is segmented into quadrants separated by loss prevention walls. These walls project beyond the building exterior walls and roof and are tied-into the rhythmic insertion of light wells/stair towers facing Healey Road and Coleraine Drive. In addition to providing fire separation safety they present a logical opportunity to vertically break the horizontal elevation.

5.2.4 EXTERIOR MATERIALS

o Selection and application of exterior building materials and colours shall

be compatible with adjacent development and be of a high life cycle and aesthetic quality.

o In order to create a quality image, materials such as insulated metal panels, architectural poured concrete, glass and masonry products are encouraged;

o Glazing and other accent materials are encouraged to be prominent in high visibility areas.

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6.0 ARCHITECTURAL DESIGN & VISUAL IMPACT

o In general, a contemporary architectural style shall be the dominant theme of the project achieved through a refinement of mass and selection of durable finishes.

o Careful architectural design consideration has been given to the location and orientation of the main building to reinforce a cohesive streetscape and design, promoting interest and character with quality, durable building materials.

o The main building is orientated with its long-wall parallel to Coleraine Drive, which will act as a screen for trailer storage, parking and activity to the west.

o Ancillary structures are to be closer in scale and height to the existing industrial buildings on Coleraine Drive.

o Increased emphasis to be placed on streetscape elevations and at main entrances.

o Building height, detailing and finishes are used to compliment overall massing and promote horizontal emphasis and draw prominence to the office location.

o The sighting of the main building, main office area and parking lot is such that landscaped berming and plantings wrap the corner of Coleraine Drive and Healey Road.

o The main building will be clad in a combination of architectural metal panels, metal siding and curtain wall glazing to promote visual impact and enhance the streetscape. For visual continuity, all ancillary buildings will be finished in a complimentary manor.

o Anodized aluminum window and door frames to be used throughout with tinted glazing spandrel panels.

o Storm-water management requirements and existing contours and grading are key factors for sighting the storm pond at the south end and the location of the main building.

o The storm pond is situated to provide a naturalized buffer for the three existing residential dwellings to the southwest of the site.

o Day lighting and night lighting for safety and visual interest will be incorporated.

o Consideration of both pedestrian scale and overall building massing is to be considered.

o Where visible from (adjacent) property lines from Coleraine Drive and Healey, the berms, landscape planting, screen wall, pond and drainage features are all used to visually and acoustically screen on-site truck activity.

o Given the scale and setback of the main building and ancillary structures, they effectively act as a backdrop to the naturalized elements noted above, thereby enhancing their influence on the streetscape.

o By day, the overall massing of the main building is broken down by way of a rhythmic insertion of stair towers facing Healey Road and Coleraine Drive, finished in a complimentary colour and curtain wall framing. In the evening, these same elements, as vertical light shafts, passively allow diffuse light to enliven the night.

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7.0 STREETSCAPE o Design guidelines for the streetscape are integral to promote an

interesting and distinctive environment. o Landscaping shall vary in type and density at intersections, walkways and

site entrances. Landscape berming and planting treatments are to be designed to create “natural” areas and screen site operations and loading. The berm along Coleraine is to run the full-length of the site and is a minimum of 2m high or higher in some locations.

o See Rendered Street View Perspectives attached as Figures 6a thru 6d regarding Streetscape planting and landscaped elements to be varied in size and shape to add visual interest and provide a distinct buffer between pedestrian and vehicular traffic.

o Distinctive site entrance and signing is encouraged along Coleraine Drive. o Illuminated horizontal ground mounted corporate signage will be located

in the landscaped buffer at the intersection of Coleraine Drive and Healey Road including a single site address for the development. Additional signage will be integrated into the building façade at office locations. Way finding signage will be provided throughout the site for directional and safety purposes. All signage will be complimentary with the building design.

o The open storage area (ie., container stacking) located at the south end of the site is to be a maximum of three containers high (8.68m). Between this and the street is a 6.8m high acoustic barrier facing Healey Road. The physical location of the sound barrier as a year-round, opaque screen for the container stacking while the location and height (13.4m) of the main building completely screens the open storage from Coleraine and Healey.

o The existing woodlot immediately east of Humber Station Road, and north of Healey exists as a natural screen for views from the west on Humber Station Road and effectively screens the open storage area from view from a large portion of the street.

o The outdoor storage area is visible from Humber Station road at a distance 0.67 km (approximately 2200 feet) away, as seen in Figure 6a.

o The overall impact of the 6.8m high required sound wall (located on top of an approximately 4.49m high retaining wall) and outdoor storage area (ie., container stacking) is further mitigated by physical distance from Healey and the landscaping enhancements along Healey road and surrounding the naturalized pond.

o Emphasis has been put on locating landscaping at the site perimeter for the visual benefit of passers-by and to visually screen via planting, and planting on berms such that loading dock positions are screened from the street, however any landscape planting near the fence is required to be low & un-climbable for site security reasons.

o Black architectural metal fencing will be provided in front of the Shore Wakely house, and (a length of approximately 233m) at the intersection of Healey & Coleraine. The fencing along Coleraine adjacent to the secure yard, will be Black-vinyl coated chain-link fence, as will the fencing along Healey Road as indicated.

The following Seven Illustrations depict: Proposed Elevations (See Figure. 4) Proposed Site Sections (See Figures 5a & b) Rendered Street View Perspectives (See Figures 6a through 6d)

2010-04

A3.01

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A0.30 SITE SECTION 1

AIRPORT ROAD

HEALEY

ROAD

COLERAINE DRIVE

GORE ROAD

HW

Y #50

RUTHERFO

RD ROAD

HWY #407

QUEEN ST.

E.

SITE SECTION 2

SITE SECTION 3

SITE SECTION 4

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2010-04

A0.31 SITE SECTION 5

AIRPORT ROAD

HEALEY

ROAD

COLERAINE DRIVE

GORE ROAD

HW

Y #50

RUTHERFO

RD ROAD

HWY #407

QUEEN ST.

E.

SITE SECTION 6

SITE SECTION 7

Fig

ure

| 5b

Figure | 6a Rendered Street View - From North East From Humber Station Road

Figure | 6b Rendered Street View - From South West corner From Healey Rd at Storm Pond

Figure | 6c Rendered Street View - From North East corner Intersection of Coleraine and Holland

Figure | 6d Rendered Street View - From South East corner Intersection of Coleraine & Healey

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8.0 METHODOLOGY With respect to the development of the rendered street perspectives (Figures 6a through 6d), the following is a brief synopsis of the methods and software used to depict the proposed development as accurately as possible: 1. A 3d AutoCAD Topographical surface was provided by the Civil consultant for

use within our Revit Software (of the submitted grading plan). 2. Within Revit Architecture, the entire building envelope was modeled and the

civil grading surface was inserted as a site model. 3. The landscape plan was inserted as well to locate all landscaping elements,

trees and shrubbery. The rendered planting is as specified in height, colour, and species (using vegetation provided within the Revit software) based on a 5 year projected growth rate as directed by the landscape architect.

4. Specific vantage points were reviewed and approved by the Town of Caledon. These were subsequently rendered using a vantage point of 5ft above the centerline of the road. Site Photographs were also taken from these specific, approved vantage points.

5. Adobe Photoshop was used to interlace foreground/background elements to produce the rendered street views included herein as figures 6a through 6d.

6. To the best of our knowledge, the renderings developed depict as accurately as possible the future built condition as proposed.

9.0 PROJECT REVIEW PROCEDURE

The design guidelines outlined in this Industrial Design Brief will provide the basis for ensuring that a high level of design and aesthetics are provided for the development of the site as a complimentary measure to the functionality of land uses permitted under the Zoning By-law. These design guidelines have been prepared in concert with the Owner, and entire consultant team including, Landscape, Civil, Planning and Environmental consultants so that collectively the objectives of the guidelines are understood in advance of building, signage and layout design. Amongst other things, the intent is to: o Demonstrate the performance objectives of the Industrial Design Brief

have been addressed to the satisfaction of the Town of Caledon; o Demonstrate that the site plan and proposed site specific zones can

accommodate the technical requirements of the municipality regarding loading/services/garbage pickup areas, fire routes and utilities in a manner which will minimize impacts on the public realm, to the extent possible; and address municipal design initiatives to the satisfaction of the Town of Caledon.

Design Review Consultant As the appointed representative of the Owner, Glenn Piotrowski Architect Ltd. will undertake the design and subsequent review of the entire development on the subject lands in the context of the design guidelines outlined within this Industrial Design Brief.

Documents

PROJECT BOLTON INDUSTRIAL DESIGN BRIEF …...1.0 INTRODUCTION The proposed industrial development is comprised of approximately 73.14 hectares (180.73ac) located on the west side of