headford business park design guidelines

Headford Business Park Urban Design Guidelines

FEBRUARY 2007

WATCHORN Architect Inc. The MBTW Group

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Priority Lot Plan......................................................................................................................................05Landscape Figures - Appendix

Figure 1.0 Landscape Master Plan - OpportunitiesFigure 2.0 Landscape Master Plan - OverallFigure 3.1 Primary Entry Feature - Leslie Street at Headford RoadFigure 3.2 Primary Entry Feature - Major Mackenzie DriveFigure 3.3 Primary Entry Feature - ElevationsFigure 4.1 Leslie Street Edge Treatment (9m Buffer)Figure 5.1 Typical Streetscape Treatments (6m Buffer)Figure 5.2 Typical Streetscape Treatments - Street TreesFigure 5.3 Typical Streetscape Treatments - Honda Street TreesFigure 6.1 Primary Internal Intersection - Brodie Drive at Headford DriveFigure 6.2 Secondary Internal Intersection - Vogell Road at Headford DriveFigure 6.3 Typical Pedestrian ForecourtFigure 7.1 Conceptual Lot Landscape Plan - Corner LotFigure 7.2 Conceptual Lot Landscape Plan - Internal Lot

1.01.01.01.01.0 Executive Summary.....Executive Summary.....Executive Summary.....Executive Summary.....Executive Summary...................................................01..............................................01..............................................01..............................................01..............................................011.1 Introduction..........................................................................011.2 Purpose of Guidelines...................................... 011.3 Scope and Intent ...............................................................021.4 Goals and Objectives .....................................................02

2.02.02.02.02.0 Urban Design Guidelines.....Urban Design Guidelines.....Urban Design Guidelines.....Urban Design Guidelines.....Urban Design Guidelines..........................................03.....................................03.....................................03.....................................03.....................................032.1 Business Park Structure....................................032.2 Business Park Entries ......................................032.3 Business Park Edges...........................................................032.4 Pedestrian Circulation ......................................032.5 Transit Stops ...........................................................................03

3.03.03.03.03.0 Architecture Design Guidelines...............................Architecture Design Guidelines...............................Architecture Design Guidelines...............................Architecture Design Guidelines...............................Architecture Design Guidelines...............................04040404043.1 Site Planning ......................................................................04

3.1.1 Priority Locations .................................................043.1.2 Heritage Buildings................................................063.1.3 Street Frontages ......................................063.1.4 Street Corners ...........................................................063.1.5 Valley Edge .......................................................063.1.6 Vehicular Access & Servicing ..........................073.1.7 Parking .....................................................................07

3.2 Building Design...............................................................083.2.1 Green Design ............................................................083.2.2 Entrances ...................................................................083.2.3 Massing and Roof Lines .......................................083.2.4 Materials and Colour ...............................................093.2.5 Detailing ......................................................................093.2.6 Signage .......................................................................093.2.7 Lighting ........................................................................09

4.04.04.04.04.0 Landscape Design Guidelines.................................Landscape Design Guidelines.................................Landscape Design Guidelines.................................Landscape Design Guidelines.................................Landscape Design Guidelines.................................10101010104.1 Introduction ...................................................104.2 Landscape Priorities .....................................................104.3 Design Guidelines ..................................................10

4.3.1 Entrance Features ....................................................104.3.2 Arterial Roads Landscape Buffers ....................104.3.3 Internal Streetscape ....................................104.3.4 Lot Landscape Plans ..............................11

4.4 Natural Environmental Lands ......................................114.5 Storm Water Management Lands ................................114.6 Valley Buffer Area .......................................................11

5.05.05.05.05.0 Design Review Process...........................................Design Review Process...........................................Design Review Process...........................................Design Review Process...........................................Design Review Process...........................................12121212125.1 Site Plan Approval ...........................................................125.2 Town of Richmond Hill ....................................................125.3 Headford Business Park’s Approvals ............................125.4 Orientation Meeting ..........................................................125.5 Design Review Process ................................................125.6 Site Review ........................................................................12

i

These guidelines may not be reproduced nor utilized in whole or in part without the expressed written permission of Watchorn Architect Inc.

List of Figures

HEADFORDBUSINESS PARK

Town of Richmond Hill

contentsList of Figures

Priority Lot Plan 05| andscape Figures - Appendix Figure 1.0 Figure 2.0 Figure 3.1 Figure 3.2 Figure 3.3 Figure 4.1 Figure 5.1 Figure 5.2 Figure 5.3 Figure 6.1 Figure 6.2 Figure 6.3 Figure 7.1 Figure 7.2 Landscape Master Plan - Opportunities Landscape Master Plan - Overall Primary Entry Feature - Leslie Street at Headford Road Primary Entry Feature - Major Mackenzie Drive Primary Entry Feature - Elevations Leslie Street Edge Treatment (9m Buffer) Typical Streetscape Treatments (6m Buffer) Typical Streetscape Treatments - Street Trees Typical Streetscape Treatments - Honda Street Trees Primary Internal Intersection - Brodie Drive at Headford Drive Secondary Internal Intersection - Vogell Road at Headford Drive Typical Pedestrian Forecourt Conceptual Lot Landscape Plan - Corner Lot Conceptual Lot Landscape Plan - Internal Lot



February 2007 1

1.0 Executive Summary1.0 Executive Summary1.0 Executive Summary1.0 Executive Summary1.0 Executive Summary

1.1 Introduction1.1 Introduction1.1 Introduction1.1 Introduction1.1 Introduction

The Headford Business Park is located in the Townof Richmond Hill and is comprised of three phases.The guidelines for Phase 1 were developed by TheMBTW Group / Watchorn Architect Inc. for MetrusManagement Inc. in March 1989. The revisedguidelines (dated March 2004) incorporate all of theprinciples and precedents established in March 1989,and were extended to include the lands in Phase 2(Baif).

These urban design guidelines deal with Phase 3 ofthe business park and complete the development ofall lands within OPA 38. Although based on theprecedent documents noted above, these guidelinestake advantage of the fact that design standards havebeen achieved in existing built form and thereforeinclude images from Phases 1 and 2. These imageswill help contextualize the final Phase in order toensure that the Headford Business Park is acomprehensively planned and designed businesspark community.

1.2 Purpose of Guidelines1.2 Purpose of Guidelines1.2 Purpose of Guidelines1.2 Purpose of Guidelines1.2 Purpose of Guidelines

The purpose of this document is to update the existingguidelines and provide direction for the developmentof the subject lands, consistent with Town ofRichmond Hill’s current expectations. The contentsof this document support the objective of ensuringthat the natural physical qualities of the area, such asthe natural features, are recognized and enhancedby the physical built form.

These guidelines will benefit developers in thepreparation of individual draft Plans of Subdivision andSite Plan proposals and provide a framework for theTown of Richmond Hill in their review andassessment of these applications. The guidelinesshould be read in conjunction with OPA 38, OPA 41,the Employment Lands Working Group - Report,Policy Framework, the Richmond Hill Strategic Plan2001, Zoning By-Laws, and Town of Richmond HillEngineering and Parks, Recreation and Culturedevelopment standards.

Headford Phase 3 Study AreaHeadford Phase 3 Study AreaHeadford Phase 3 Study AreaHeadford Phase 3 Study AreaHeadford Phase 3 Study Area

MAJOR MACKENZIE DR. E.

BarkerBarkerBarkerBarkerBarkerBusinessBusinessBusinessBusinessBusiness

ParkParkParkParkPark OPA 120OPA 120OPA 120OPA 120OPA 120

HeadfordHeadfordHeadfordHeadfordHeadfordBusinessBusinessBusinessBusinessBusiness

ParkParkParkParkPark

OPA 38OPA 38OPA 38OPA 38OPA 38

OPA 41OPA 41OPA 41OPA 41OPA 41

2 The MBTW Group + Watchorn Architect Inc.



Leslie StreetLeslie StreetLeslie StreetLeslie StreetLeslie Street

Major MackenzieMajor MackenzieMajor MackenzieMajor MackenzieMajor Mackenzie

Highway 404Highway 404Highway 404Highway 404Highway 404

1.3 Scope and Intent1.3 Scope and Intent1.3 Scope and Intent1.3 Scope and Intent1.3 Scope and Intent

The intent of these guidelines is to clearly establishthe objective for the area at the outset. This willprovide a strong foundation for the business park,thereby ensuring that the vision is maintained and thelong-term development of the community is realized.

The Town of Richmond Hill requires that detailedcommunity design guidelines be prepared for theHeadford Secondary Plan Area to support anyapplication for approval of a draft Plan of Subdivision.These guidelines have regard for work initiated inareas north and south of the subject area, namelyHeadford Phases 1 and 2. The goal is to ensure thatthe principles of comprehensiveness, connectivity,consistency and/or compatibility with all contiguousphases of development are achieved.

Prior to application for Site Plan approval, all applicantswill be required to obtain design control approval fromWatchorn Architect Inc. All aspects of the design ofindividual lots will be reviewed against these guidelinesfor compliance. The applicant shall be responsiblefor the cost of the review. Review comments will beco-ordinated with Planning Staff at the Town ofRichmond Hill and issued to the applicant thereafter.

1.4 Goals and Objectives1.4 Goals and Objectives1.4 Goals and Objectives1.4 Goals and Objectives1.4 Goals and Objectives

The business park theme is achievable through theconsistent application of the following architectureand landscape design principles:

• integration of the new phase with the largerEmployment Lands located within the boundariesof OPA 38 and OPA 41 through the extension ofthe existing road pattern and quality built form.

• visual and physical accessibility of the site fromthe surrounding area.

• reinforcement of the site’s promenence andpositive relationship with Highway 404 and theTown of Richmond Hill’s Employment LandsCorridor.

• the continuation of strong pedestrian linkagesthroughout the business park.

• create, frame and/or capture dramatic internal andoutward view-vistas and distinctive site views.

• encourage diverse and varied building types/ formswhich contribute to a dynamic business park.

• coordination of design elements and relationshipto provide a cohesive and comprehensive design,unifying the OPA 38 and OPA 41 EmploymentLands.



February 2007 3

2.0 Urban Design Guidelines2.0 Urban Design Guidelines2.0 Urban Design Guidelines2.0 Urban Design Guidelines2.0 Urban Design Guidelines

2.1 Business Park Structure2.1 Business Park Structure2.1 Business Park Structure2.1 Business Park Structure2.1 Business Park Structure

The layering of the various elements found within thebusiness park creates a community structure. Forexample, a recognizable boundary establishes aperimeter that contains all the important elements ofthat community. The community is not only accessedby the road system, but this same road system helpsto create it’s identity, drawing upon important viewsand vistas as the road network respects and reactsto the open space system. The following sectionsdeal with the critical components of the business park,and how they are connected to each other.

2.2 Business Park Entries2.2 Business Park Entries2.2 Business Park Entries2.2 Business Park Entries2.2 Business Park Entries

Perimeter roads provide immediate access into thecommunity and therefore play an important role inestablishing the identity of the Headford BusinessPark. Intersections of these perimeter roads withroads leading into the business park provideopportunities for establishing major and minorcommunity gateway points. The location of gatewaysis shown on Figure 1.0.

Gateways function as “thresholds” into the businesspark and serve as opportunities for identificationfeatures that reinforce the identity of businesses within.These entry gateways located on private lands alsofunction as a threshold in the Town of Richmond Hill,and are designed in a manner that signifies theirimportance as front doors to the community. Theirdesign should be distinctive and reflective of thecommunity’s character and the established corporateimage of the Town of Richmond Hill.

Business park entry features within the subject lands(see figure 3.3) should be similar in design intent forall entry points/thresholds. Design direction has drawnfrom the progressive corporate image, inspiring asimple yet elegant language of both hard and softdetails and materials.

Specific design principles in the following sectionsshall be referred to.

• Section 3.1.1 Priority Locations• Section 3.1.3 Street Frontages• Section 3.1.4 Street Corners• Section 4.3.1 Entrance Features

In addition to the above sections, all other designprinciples should be referred to where applicable.

2.3 Business Park Edges2.3 Business Park Edges2.3 Business Park Edges2.3 Business Park Edges2.3 Business Park Edges

The Headford Study Area Plan located on page 1indicates that the Headford Business Park has distincttypes of community edges: Leslie Street, Highway404, 16th Avenue and Major Mackenzie Drive.

Leslie Street is a high volume arterial road andtherefore will need to address the interface betweenthe proposed industrial/commercial community andthe nearby residential neighbourhoods.

Highway 404 presents opportunities for views andvistas into and from the business park. It also providesgreat exposure for corporate identity to be displayedon superior architecture.

16th Avenue is the southern edge of the business parkbut does not affect this phase of development.

Major Mackenzie, as the northern boundary, presentsa major entrance into the business park and, althougha single tenant will occupy this frontage, it should beafforded the same importance as both Leslie Streetand 16th Avenue.

2.4 Pedestrian Circulation2.4 Pedestrian Circulation2.4 Pedestrian Circulation2.4 Pedestrian Circulation2.4 Pedestrian Circulation

• pedestrian routes should be clearly identifiablethrough a variety of ways including alignment,different paving materials and colour, landscaping,and pedestrian scale lighting;

• pedestrian routes shall be continuous throughoutthe site and be linked to paving areas, publicsidewalks, and future transit stops;

• pedestrian circulation routes should be barrier-free.Design considerations include curb cuts andpedestrian crossings;

• pedestrian circulation should not conflict withvehicular traffic. Traffic calming features (wherenecessary) may be used to slow down traffic andprovide pedestrian accessibility and safety;

• a 1.5m wide sidewalk shall be provided along LeslieStreet and Major Mackenzie Drive, and also alongboth sides of all internal streets within the right-of-way;

• outdoor bicycle storage racks should be providednear or adjacent to employee and main buildingentrances;

• outdoor amenity areas should be provided foremployees in locations at or near buildingentrances; and,

• pedestrian routes and amenity areas shall belocated away from loading, servicing and storageareas.

2.5 Transit Stops2.5 Transit Stops2.5 Transit Stops2.5 Transit Stops2.5 Transit Stops

• transit stops should be located in prominent andconvenient locations near canopy street trees andstreet lighting;

• benches and a decorative shelter should beprovided for comfort and weather protection;

• newspaper stands and trash receptacles shouldbe provided at transit stops; and,

• planters may be integrated with the design of transitstops to aesthetically enhance the streetscapeappearance.




3.0 Architecture Design Guidelines3.0 Architecture Design Guidelines3.0 Architecture Design Guidelines3.0 Architecture Design Guidelines3.0 Architecture Design Guidelines

3.1 Site Planning3.1 Site Planning3.1 Site Planning3.1 Site Planning3.1 Site Planning

The design objective for Phase 3 of the HeadfordBusiness Park is to continue to establish an imageof successful mixed-use buildings defined by attractivestreetscapes with buildings located to reinforce thepublic realm. The development of medium-scale officecomplexes will further enhance the business park andcreate vibrant streetscapes.

This design objective can be achieved with theconsistent application of these architectural guidelinesto all buildings within business park, including all ofthe priority locations identified in Section 3.1.1. Thiswill support the overall vision for the community, resultin well-defined and visually pleasing buildings,promoting visual diversity and provide variation andflexibility in the mixing of built forms in the streetscape.

It should be noted that while it is the purpose of theseguidelines to facilitate establishment of appropriatedevelopment within the business park, buildingfunction shall play a prominent role in determining thebuilt form and site layout of development proposalsand also be a primary consideration in determiningthe extent to which development can conform withthe Priority Lot Plan schedule and the design principlescontained in this document.

To ensure that the siting of the buildings is appropriate,the following guidelines shall apply:

• buildings shall be compatible in scale and masswith adjacent residential neighbourhoods (LeslieStreet only);

• buildings are encouraged to be located close tothe street lines of their respective sites, and shouldbe oriented to maintain a significant street frontage;

• buildings are encouraged to contribute to the overallquality of the streetscape by siting and designingwithin the surrounding context for each buildingdesign;

• corner buildings are encouraged to be sited at thecorner and designed to address the intersection

3.1.1 Priority Locations3.1.1 Priority Locations3.1.1 Priority Locations3.1.1 Priority Locations3.1.1 Priority Locations

Priority locations are identified as streets, lots,buildings and elevations which have high publicexposure. Given their prominence within thecommunity, priority locations shall be designed toensure the strong character is expressed. Specialconsideration shall be given to a variety of designelements including quality architecture, building siting,massing, façade treatment, building relationship to thestreet edge, access points, parking lots, loading andservicing areas, and opportunities for landscapeelements. The design of buildings that have publiclyexposed side and/or rear elevations will be requiredto include upgraded elements for all exposedelevations. The General Priority Location Planillustrates the typical priority location conditions.

Opportunities exist at all gateways and entrances intothe business park to create gateway buildings. Thiswill result in these locations becoming recognizablelandmarks and community orienting focal points. Thearchitecture of these buildings is encouraged toanchor the overall image of the community with theonly difference between the various locations being

one of scale. The more prominent the site and itsfunction within the community, the greater the scaleof architectural identity that should be created.

Design Principles:

The design and siting of these buildings shouldaddress the following items:

• encourage buildings to be sited at the end of a vistain order to reinforce the importance of the buildingas a landmark and community orienting focal point;

• locate landmark buildings close to the intersectionto enhance their prominence within the communitystructure;

• encourage buildings to be designed with identifiablearchitectural elements and detailing including tallermassing elements such as towers or otherprominent architectural forms;

• orient main entrances toward the corner to providea strong relationship with the street edge;

• encourage all other entrances to be located towardthe public edge of the site and designed to providea strong identifiable feature;

• maintain a consistent quality of architecture on allelevations;

• minimize the amount of surface parking betweenthe building and the street edge;

• design gateway buildings to create year-roundinterest, as well as an attractive night-timeappearance;

• integrate and coordinate the building design withthe gateway feature in terms of materials, texturesand colours;

• relate the development on all the adjacent cornersthrough co-ordinating setbacks, massing andheights. Buildings with similar or compatiblearchitectural styles, elements and details areencouraged at opposite corners;

• buildings adjacent to the existing heritage propertyshall be similar in scale and mass. They shall becomplimentary in character, materials, and colourto form a natural transition; and,

• buildings adjacent to pedestrian pathways shallprovide some building projection on the exposedelevation to frame the public space.Street FrontagesStreet FrontagesStreet FrontagesStreet FrontagesStreet Frontages

through architectural built form;• building setbacks at corners are encouraged to

permit opportunities for landscape features andseating areas;

• buildings are encouraged to have shared drivewayaccess to further support a strong street edgecondition by minimizing the number of drivewaysand separation between buildings;

• orienting the buildings to be parallel to the streetwill provide a stronger edge as well as support thepedestrian scale and character of the community;

• parking areas shall have pedestrian connectionsto the main building;

• the architectural style, details and materials ofbuildings can be individual but should also have alevel of overall harmony;

• office buildings should animate adjacent publicspace by locating commercial public uses on theground floor. If such uses are not planned,upgraded architectural detailing at grade andappropriate landscaping shall be provided toprovide a strong street edge condition;

• the ground floor area of buildings is encouraged tobe pedestrian-friendly by locating offices or serviceactivities toward the street and by maintainingsignificant street frontage through the design ofoffice/storefronts, entrances and signage; and,

• outdoor display areas are encouraged to providepositive streetscape elements.



February 2007 5

Priority Lot PlanPriority Lot PlanPriority Lot PlanPriority Lot PlanPriority Lot Plan

DAVIDHISLOP HOUSE

HENRICKS-BRODIE HOUSE




3.1.2 Heritage Buildings3.1.2 Heritage Buildings3.1.2 Heritage Buildings3.1.2 Heritage Buildings3.1.2 Heritage Buildings

The Henricks-Brodie House and the David HislopHouse are the historical buildings in the area (seePriority Lot Plan), and as such, should be preserved.Although modest in overall architectural qualities, thesubject buildings should not be adversely impactedby adjacent development.

Refer to the Landscape Master Plan for details of thepark surrounding the Henricks-Brodie House.

3.1.3 Street Frontages3.1.3 Street Frontages3.1.3 Street Frontages3.1.3 Street Frontages3.1.3 Street Frontages

Leslie Street is the higher order road within the studyarea. The function and character of this road shouldbe reinforced by the built form through the use of thefollowing:

• encouraging multi-storey buildings to define thestreet edge;

• orienting buildings towards the primary frontage,with main entrances located close to the streetline;

• minimizing the amount of parking located betweenthe building and the street;

• landscaping parking areas that are between thebuilding and the street to create parking pocketsrather than large unbroken paved areas; and,

• along Leslie Street, building setbacks should be aminimum of 9m with no parking between thebuilding and Leslie Street.

3.1.4 Street Corners3.1.4 Street Corners3.1.4 Street Corners3.1.4 Street Corners3.1.4 Street Corners

Special consideration shall be given to the siting ofcorner block buildings, as follows:

• define all corners of an intersection by encouragingbuildings to employ prominent architectural designforms through massing and detailing;

• built form on corner locations should always beoriented toward the public street and promotepedestrian friendly public spaces;

Existing Heritage HouseExisting Heritage HouseExisting Heritage HouseExisting Heritage HouseExisting Heritage House

• buildings located at opposite corners areencouraged to contain a variety of building designscompatible in architectural styles, elements anddetails;

• provide identifiable building entrances that areoriented toward the street edge;

• include the use of one or more of the followingarchitectural design and urban design strategiesfor corner buildings such as:

• buildings with a 45 degree corner cut of the entireelevation facing the intersection along with widenedsidewalks between the building and theintersection;

• buildings that have a 45 degree corner cut of theground floor elevation only. Cantilevering thebuildings provide shelter to the pedestrian alongwith improved access and visibility. They also offerthe option of including an entrance into the building;

• buildings that have curved or fully recessedcorners may create an attractive and accessiblestreet corner and provide an additional option foran entrance into the building; and,

• parking should be located away from theintersection;

3.1.5 Valley Edge3.1.5 Valley Edge3.1.5 Valley Edge3.1.5 Valley Edge3.1.5 Valley Edge

Buildings adjacent to valley edges or other open spaceor pedestrian walkways share all the same visualopportunities as conventional corner blocks. TheRouge River watershed is a natural heritage featureto the site and shall be preserved and enhancedthrough landscaping (refer to section 4.6 forguidelines on the landscape treatment of the valleybuffer area). To make full use of the opportunitiespresented by these special locations and to reinforcetheir significance, these buildings will respect thefollowing guidelines:

• built form along the valley edge should allow forperiodic unimpeded views to the valley from theinternal streets where the quality of view warrants;

• whenever possible or desirable, interior spacesshall have attractive direct visual contact with thevalley through careful architectural design; bymassing (terracing building toward the valley), orby creation of winter garden interior spaces withglass walls oriented toward the valley;

• along with creative landscaping design, built formshould create a soft valley edge as a “greeninterface” zone toward the valley;

• enhanced architecture is expected along all valleyfrontages, therefore special consideration shall begiven to the quality of the architectural design, theamount and quality of detailing, and the type andquality of materials and finish on all exposedelevations;

• flankage and rear yard fencing should be non-intrusive (i.e. black chain link fence) and becoordinated with the whole community;

• service areas should be located away from thevalley edge; and,

• any service areas that are visible from the valleyare required to be screened in terms of landscapingand architectural treatment and will be reviewed ondesign merit.

Views and VistasViews and VistasViews and VistasViews and VistasViews and Vistas

Corner TreatmentCorner TreatmentCorner TreatmentCorner TreatmentCorner Treatment



February 2007 7

3.1.6 Vehicular Access and Servicing3.1.6 Vehicular Access and Servicing3.1.6 Vehicular Access and Servicing3.1.6 Vehicular Access and Servicing3.1.6 Vehicular Access and Servicing

A vehicular circulation system for business parkblocks should provide effective vehicular movementwhile allowing for a safe and attractive pedestrianenvironment. To achieve this, most of the parkingareas are encouraged to be located in the rear ofproposed business park blocks, within an innerparking court or between individual buildings facingthe street.

Major vehicular and pedestrian access points androutes are to be clearly identified with both verticaland horizontal hard and soft design elements.Pedestrian routes shall be incorporated intolandscaped parking islands where appropriate.

Service areas should be sited in the rear of buildingsor in between buildings away from pubic visibility.Where they are visible from the public R.O.W. theyshall be screened with architectural walls orsubstantial landscaping.

3.1.7 Parking3.1.7 Parking3.1.7 Parking3.1.7 Parking3.1.7 Parking

A comprehensive vehicular parking layout shouldrespect the following guidelines:

• parking spaces should not be visible from the streetedge and should be located on the side betweenindividual buildings or along the rear of buildingswithin inner parking courts;

• parking areas should be designed to maintaincommercial exposure while achieving a safe andvisually pleasing environment;

• parking areas are encouraged to be physically andvisually separated with landscaping to create distinct‘parking courtyards’;

• where parking areas are located in front yards andexterior side yards visible from the street, sufficientscreening together with a coordinated combinationof berming, fence screening and landscapingshould be provided to screen parking from thestreet and from adjacent developments;

• the location of entrances to parking areas shouldfacilitate efficient on-site circulation, and discouragethrough circulation as an alternative to adjacentstreets;

• the use of permeable pavement materials withinparking areas shall be encouraged in order tofacilitate best management practices with respectto infiltration and biofiltration. Stormwatermanagement should maximize the use ofinfiltration technology as a water conservationmeasure where appropriate;

• all garbage storage and loading service areas areencouraged to be integrated into the buildingenvelope, where possible, and screened frompublic view by the placement of buildings,architectural screens and/or landscaping. Adequatespace for on-site snow storage shall be provided;and,

• a vehicular circulation system for commercialblocks should provide effective vehicularmovement while allowing for a safe and attractivepedestrian environment.

Parking CourtyardsParking CourtyardsParking CourtyardsParking CourtyardsParking Courtyards

Screened Service AreaScreened Service AreaScreened Service AreaScreened Service AreaScreened Service Area




3.23.23.23.23.2 Building DesignBuilding DesignBuilding DesignBuilding DesignBuilding Design

Design Principles:

• provide strongly defined and visible entrances tothe buildings;

• ensure a consistent quality of architecturethroughout the community;

• encourage a variety of architectural styles, buildingmassing and articulation; and,

• use a variety of building materials including precast,stucco, curtain walls and brick (other materials willbe reviewed on their own design merit).

3.2.1 Green Design3.2.1 Green Design3.2.1 Green Design3.2.1 Green Design3.2.1 Green Design

To encourage the sustainability of the business park,Leadership in Energy and Environmental Design(LEED) should be used as a benchmark for therecognition of performance standards in the design,construction and operation of high performancegreen buildings. Such performance standards areinclusive of sustainable site development, watersavings, energy efficiency, materials selection andindoor environmental quality. Environmentally friendlyproposals such as green roofs, sustainable design,xeriscaping, LEED certification, etc., are to beencouraged in order to reduce operating costs,provide a healthier working environment andconserve natural resources.

3.2.23.2.23.2.23.2.23.2.2 Entrances Entrances Entrances Entrances Entrances

Building entrances play a significant role in establishingan identity on the street, connecting the building withthe street and community and providing orientationfor the user. All building entrances provide anopportunity to create an architectural statement whichmay be achieved in a variety of ways including bydesigning buildings with porticos or colonnades thatemphasize the entrance locations.

Design Principles:

• main entrances are to be oriented directly towardthe public street with pedestrian walkway

3.2.3 Massing and Roof Lines3.2.3 Massing and Roof Lines3.2.3 Massing and Roof Lines3.2.3 Massing and Roof Lines3.2.3 Massing and Roof Lines

Design emphasis is placed on building mass andarticulation. Different building elements should beclearly defined with the interface providingopportunities to articulate transition throughappropriate detailing. Design massing criteria that willbe considered in the review process includes buildingheight, number of storeys, roof or parapetconfiguration and building groupings where applicable.

The general guidelines for the massing and roof linedelineation of commercial and business park buildingsare as follows:

• building heights shall not be intrusive to adjacentbuildings. The overall building mass will be subjectto design merit during the design review process;

• any long continuous building façade and/or roofline should be divided and varied to provideadditional visual interest to avoid buildings with asquare or “boxy” appearance;

• elevations are encouraged to contain changes inthe vertical and horizontal plane in order to providevisual interest and variety;

• articulated elevations may also be achieved throughthe use of other building design treatments suchas building projections, porticos, and colonnades;

• elevations are encouraged to be pedestrian-friendlythrough scale, the provision of large windows atgrade level and the use of materials;

• all buildings should be consistent in scale and massto adjacent buildings;

• the design of the roof with respect to massing,orientation, pitch, articulation and colour should beappropriate to the architectural style of the building;

• the design of roof lines and parapet conditionsshould facilitate the integrated screening of anyrooftop mechanical units. This screening shouldbe compatible with other materials and coloursused on the building;

• where there is more than one building on a site, aconsistent roof design appropriate to thearchitectural style is desirable along with a unifiedroof material and colour scheme. The design ofbuildings, either on individual sites or within campus

connections to the street and designated vehiculardrop-off areas and/or convenience parking;

• architecturally pronounced entrances areencouraged to be created for all buildings;

• colonnades are a very desirable urban designelement that provide shelter from the weather, addarchitectural interest to the streetscape and shouldbe used to soften otherwise “bulky” massing forfront elevations;

• main entrances are to be designed to meet allaccessibility needs either by designing the entranceto be generally at the same grade as the adjacentsidewalk or by integrating other design solutionsinto the architectural design of the building; and,

• all principal public entrances should be covered withan entrance canopy or similar treatment thatprovides sufficient weather protection and safety.



February 2007 9

settings, should provide for the development ofurban spaces along the street; and,

• the design of roof lines and parapet conditions willfacilitate the integration and screening of all rooftopmechanical units. Mechanical units shall always bescreened from public views.

3.2.4 Materials and Colours3.2.4 Materials and Colours3.2.4 Materials and Colours3.2.4 Materials and Colours3.2.4 Materials and Colours

Designs should have an appropriate use of materialson respective elevations (i.e. good design foundedon using the right material in the right location).Emphasis is placed on selecting materials and colourswhich are compatible with the vision of modern,corporate design.

Architectural precast, glass and stucco should be thepredominant materials used on buildings. However,alternate materials will be reviewed and evaluated ontheir own merit and with respect for the overall designvocabulary.

3.2.5 Detailing3.2.5 Detailing3.2.5 Detailing3.2.5 Detailing3.2.5 Detailing

Architectural details that will enhance the overall designshould be incorporated. Glazed canopies, exposedstructural elements, architectural sunscreens,horizontal and vertical jointing are some of the detailsthat should considered.

The choice of glazing is an important element inarchitectural design. The size of glazing panels andthe orientation of frame patterns contribute significantlyto the appearance of the building. Also, the colour offrame and glass tint should be complementary to theoverall design intent.

3.2.6 Signage3.2.6 Signage3.2.6 Signage3.2.6 Signage3.2.6 Signage

The design of building signage is encouraged topromote an attractive visual environment. Propercommercial and/or business identification shouldprovide increased awareness of the community,information about activities at the location and

3.2.7 Lighting3.2.7 Lighting3.2.7 Lighting3.2.7 Lighting3.2.7 Lighting

The design of lighting for a building or site willcontribute significantly to the evening and nighttimeappearance of the business park, particularly with thehigh exposure to Leslie Street and Highway 404.Façade lighting, entrance lighting, and landscapefeature lighting will be required as part of the overalldesign package and should be considered togetherwith the internal building lighting as it illuminatesthrough the building glazing.

Lighting adjacent to valley corridors should bedirected downwards in order to minimize light intrusioninto adjacent natural areas.

additional direction to visitors and through traffic.Given the importance of signage, clear andunobstructed views are essential. Signage design isto be complimentary to the use appropriate to thearea context, in accordance with the provisions ofthe Town’s Sign By-law.

Signage Design Principles:

• the design of the signage for a building or site shouldbe integrated with the architectural design of thebuilding or buildings and will be reviewed at thesame time through the design control reviewprocess;

• encourage signs that are compatible in size, style,colour, shape and materials;

• where possible, integrate corporate signage andlogos into the unified sign design for the building orsite;

• take care in the design and siting of signage in highexposure areas such as at gateway locations inorder to ensure a comprehensive approach is takenthat enhances the special identity and character ofthese locations;

• fascia, podium and ground mounted signs areencouraged to respond to the character establishedwithin the commercial area; and,

• all signage must comply with Town of RichmondHill Sign By-law.




4.0 Landscape Design Guidelines4.0 Landscape Design Guidelines4.0 Landscape Design Guidelines4.0 Landscape Design Guidelines4.0 Landscape Design Guidelines

4.1 Introduction4.1 Introduction4.1 Introduction4.1 Introduction4.1 Introduction

This component of the document provides site-specific landscape design principles and strategiesthat compliment the site planning and architecturalprinciples to maintain a common vision for thebusiness park.

The landscape design principles outlined in thefollowing sections provide a framework for the designdirection of key landscape elements for the HeadfordBusiness Park and are to be read in conjunction withthe Landscape Master Plan. The key landscapeelements have been developed with the primaryobjective of establishing a strong, distinct and yetcohesive identity to the employment area.

Design Principles:

• to provide a variety of high-quality streetscapes thatsupport and enhance the character of the publicrealm by integrating landscapes on both public andprivate lands;

• to maintain the image of a successful urbanstreetscape through high quality, coherent andcoordinated landscape design;

• to support a consistent streetscape theme andimage with emphasis on corners, along streetedges, and at gateways;

• to include the “natural” valley experience into thesite;

• to provide safe and comfortable pedestrian routes;• to create a pedestrian friendly streetscape through

the incorporation of pedestrian connections, focalpoints, features and linkages to proposed openspace areas and their components;

• to provide dominant tree planting that identifies andreinforces pedestrian movement while enhancingadjacent built forms and supporting an attractivegreening of the streets;

• to preserve and enhance important views/vistas toexisting natural features; and,

• where possible, through sensitive design, protectand incorporate existing trees and significant

vegetation as a natural amenity within the builtenvironment.

4.2 Landscape Priorities4.2 Landscape Priorities4.2 Landscape Priorities4.2 Landscape Priorities4.2 Landscape Priorities

The Landscape Master Plan and Design Guidelinesidentify key areas of Urban Design that accent,complement, and unify the Business Park. Priorityshould be given to the hard and soft landscaping inthe following areas:

• entrance features• arterial road landscape buffer• internal streetscape• lot Landscape Plans• natural environment lands• Stormwater Management lands• valley buffer area

4.3 Design Guidelines4.3 Design Guidelines4.3 Design Guidelines4.3 Design Guidelines4.3 Design Guidelines

4.3.1 Entrance Features4.3.1 Entrance Features4.3.1 Entrance Features4.3.1 Entrance Features4.3.1 Entrance Features

• at public street intersections, the landscapingshould be formal in character, supporting the builtform and creating a sense of gateway and entrance;

• entry features are to be located outside themunicipal right-of-way including intersectiondaylighting triangles. Features and associatedlandscaping shall be privately owned andmaintained;

• entry features are to be incorporated intodesignated private lands on landscape buffers andlandscape zones;

• entry Features shall be configured to providepedestrian access to adjoining lots. Connectionsare to be reviewed in conjunction with individual lotSite Plans during the detailed design stage toensure coordinated integration of the built form; and,

• the use of a minimum 30% content of evergreenplant materials in the landscape shall be achieved.

Refer to Figures 3.1 to 3.3 for additional information.

4.3.2 Arterial Road Landscape Buffers4.3.2 Arterial Road Landscape Buffers4.3.2 Arterial Road Landscape Buffers4.3.2 Arterial Road Landscape Buffers4.3.2 Arterial Road Landscape Buffers

• provide a 9m wide landscape zone along LeslieStreet and Major Mackenzie;

• planting within the landscape buffer shall becoordinated with and compliment existing Regionalstreetscaping;

• the landscape zone should contain significant plantmaterial, incorporate landform, and be effective inall seasons;

• planting design shall provide a formal geometricedge;

• perimeter landscaping should be designed toscreen views to parked cars and service areasfrom roadways while affording views of the buildingfrontages; and,

• mounding shall be saddled where possible in orderto provide variety in height and create visual interest.Mounding heights at service areas are to maximizescreening.

Refer to Figure 4.1 for additional information.

4.3.3 Internal Streetscape4.3.3 Internal Streetscape4.3.3 Internal Streetscape4.3.3 Internal Streetscape4.3.3 Internal Streetscape

• internal streetscapes shall incorporate landscapeelements on both public and private property;

• internal road right-of-ways will be treated with evenlyspaced deciduous trees placed in straight rows.Average tree spacing shall be 10m on-centre forprimary roads and 12m on-centre for secondaryroads;

• street trees shall be high branching, tolerant ofurban conditions and are to be chosen from theTown of Richmond Hill approved species list;

• street tree locations within the right-of-way shallconform to municipal standards;

• a minimum 6m wide landscape zone shall beprovided on private property along all internal roadsas noted on the Landscape Master Plan. Alongprimary roads, the landscape zone shall contain asecond row of street trees (to achieve the look ofa double row of street trees framing the sidewalk)and massings of formal, geometric shrub plantings.Along secondary roads, the landscape zone shallcontain massings of formal, geometric shrubplantings;

• planting within the landscape zone should bedesigned to screen views to parked cars andservice areas from roadways while affording viewsof the building frontages; and,

• the use of a minimum 30% content of evergreenplant materials in the landscape shall be achieved.

Refer to Figures 5.1 & 5.2 for additional information.



February 2007 11

4.3.4 Lot Landscape Plans4.3.4 Lot Landscape Plans4.3.4 Lot Landscape Plans4.3.4 Lot Landscape Plans4.3.4 Lot Landscape Plans

• landscape design shall relate to the architecture ofthe buildings with particular attention to entrances,window locations, massing, detailing, signage andsightlines;

• all service areas visible to adjacent lands shall betreated with landscape screening and berming;

• all landscape areas not treated with landscapeplanting beds or paved for pedestrian and vehicularuse shall be sodded. Seeding with lowmaintenance, native non-invasive seed mixtures isencouraged near or adjacent to existing naturalareas, valley lands and stormwater managementponds;

• provide a minimum 1.5m wide landscape buffer/strip along adjacent employment use property lines.Deciduous shade trees shall be provided near theproperty line at 10m on-centre spacing accordingto the Landscape Master Plan;

• provide landscaping to separate parking areas intosmaller ‘parking courtyards’ breaking up largevistas of asphalt, especially in areas of public view;

• use native non-invasive species in a morenaturalistic pattern where landscaping is requiredadjacent to the existing natural areas;

• tree grates, guards, bollards, benches, shelters,waste receptacles, lighting, street signage and otherpermanent site furnishings are encouraged tocomplement and harmonize in finish, colour andmaterials within the public lands and throughout thecommunity;

• all pedestrian routes should be clearly identifiablethrough a variety of ways including alignment,different paving materials and colours, speciallandscaping and pedestrian scale lighting;

• pedestrian routes should be continuous andobvious into and throughout the site includingbetween buildings and through parking areas;

• pedestrian circulation should be designed forbarrier-free access with special attention beinggiven to the design of curb cuts and pedestriancrossings;

• direct pedestrian connections are encouraged tobe provided to all adjacent transit stops, public openspace (trail heads) and sidewalks using hard

surface material other than asphalt;• landscaped areas are encouraged to be used to

mitigate the micro-climate for users;• other amenity areas such as seating areas and

landscaped squares, are encouraged;• courtyards and squares are encouraged where

possible and are required as shown on theLandscape Master Plan;

• sidewalks, walkways and courtyards shouldprovide sufficient width for ease of circulation,accessible grades and visually attractive surfacetextures and patterns; and,

• provide an automated irrigation system outsideroad right-of-way for all landscaped areas.

4.4 Natural Environmental Lands4.4 Natural Environmental Lands4.4 Natural Environmental Lands4.4 Natural Environmental Lands4.4 Natural Environmental Lands

The long-term survival and preservation of the naturalenvironment lands of the Rouge River shall be theunderlying principle guiding the design of key elementswithin the development lands and the integration of apedestrian trail system.

• the design and implementation of trail systemcomponents within these lands – walkways, trailheads, overlooks, seating areas – should be basedon detailed, site specific design studies and sitereviews;

• the use of natural building material such as woodand stone shall be encouraged;

• restoration and / or naturalization plant materialshall be low maintenance, native non-invasivespecies;

• plant material used in street boulevards and publicareas adjacent to the natural environment landsshall provide a transition to the natural lands. Theselection of non-native, aggressively spreadingplant material shall be avoided; and,

• plant material is to be sourced from suppliers thatguarantee it has been propogated from local seedsources.

4.5 Stormwater Management Lands4.5 Stormwater Management Lands4.5 Stormwater Management Lands4.5 Stormwater Management Lands4.5 Stormwater Management Lands

The landscape design for stormwater managementfacilities shall promote the goal of enhancing the

natural landscape and acting as pedestrian featureareas.

• grading and vegetation shall be controlled toprovide natural transitions that sensitively integratethem into the existing natural environment;

• use of best management practices for stormwatermanagement, using on-site “green” measuressuch as permeable pavement, where possible,grassed swales around parking areas, roof run-off directed to landscaped areas, green roofs, etc.;

• plant material within these facilities shall be speciesof trees, shrubs, groundcovers and aquatics thatpromote habitat and strengthen existing naturalplant communities;

• plant material layout shall be designed to createthe appearance of natural plant communities;

• pedestrian pathways and trail connections shall beincorporated into the stormwater managementfacilities;

• consideration shall be given to the incorporationof seating areas and lookouts that providepedestrian focal points and capitalize on valley landviews and vistas; and,

• the Town of Richmond Hill’s “StormwaterManagement Landscape Design Criteria andImplementation Guidelines” shall be referenced fora d d i t i o n a ldirection.

4.6 Valley Buffer Area4.6 Valley Buffer Area4.6 Valley Buffer Area4.6 Valley Buffer Area4.6 Valley Buffer Area

The valley buffer landscape design is intended toserve several purposes related to enhancement ofthe natural environment, groundwater recharge,transition between land uses and user needs.

• the landscape character of the valley buffer area isto be informal, integrating landform and native non-invasive plant material as a transition between theexisting Rouge River valley and the proposed builtform;

• plant material within the valley buffer shall bespecies of trees and shrubs that promote habitatand strengthen existing natural plant communities;

• plant material layout shall be designed to createthe appearance of natural plant communities; and,

• planting shall be used to control views into and outof the valley buffer and provide screening of parkingand service areas.




5.0 Design Review Process5.0 Design Review Process5.0 Design Review Process5.0 Design Review Process5.0 Design Review Process

5.15.15.15.15.1 Site Plan ApprovalSite Plan ApprovalSite Plan ApprovalSite Plan ApprovalSite Plan Approval

Prior to application for Site Plan approval, you will berequired to obtain design control approval fromWatchorn Architect Inc. All aspects of the design ofindividual lots will be reviewed against these guidelinesfor compliance. Review comments will be co-ordinated with Planning Staff at the Town of RichmondHill and issued to the applicant thereafter.

5.25.25.25.25.2 Town of Richmond HillTown of Richmond HillTown of Richmond HillTown of Richmond HillTown of Richmond Hill

The standards established by the guidelines are inaddition to the requirements imposed by otherauthorities having jurisdiction over all types ofdevelopment. Conformity with the guidelines orapproval by the design control architect does not implyor guarantee compliance with or approval by any otherauthority having jurisdiction. Each builder isresponsible for verifying conformity with all requiredauthorities.

Approvals by Watchorn Architect Inc. do not releasethe builder from complying with the requirements,building codes and approvals of the Town ofRichmond Hill and other governmental agencies.Each builder is responsible for compliance with allmunicipal Zoning By-Laws. These design guidelinesare to implement the developer’s architectural controlas required by the Town of Richmond Hill and arenot to be treated as a substitute for submissions toand approvals by, The Town of Richmond Hill and allother pertinent governmental agencies.

All drawings must be reviewed and approved by bothWatchorn Architect Inc. and the business parkconsulting engineer prior to being submitted to theTown of Richmond Hill. The applicant shall beresponsible for the cost of the review.

Any revisions requested by the Town of RichmondHill should be reviewed with Watchorn Architect Inc.

5.3 Headford Business Park’s Approvals5.3 Headford Business Park’s Approvals5.3 Headford Business Park’s Approvals5.3 Headford Business Park’s Approvals5.3 Headford Business Park’s Approvals

In order to ensure the development of integrated highquality sites, these design guidelines require thatcertain items be submitted for their coordination andapproval.

Submissions for design review approvals includingurban design, architecture and landscape design willbe made by you (or your Architect) to the followingConsultants:

Watchorn Architect Inc.255 Wicksteed Avenue, Unit 1AToronto, OntarioM4H 1G8

Phone: (416) 385-1996Fax: (416) 449-1803

5.4 Orientation Meeting5.4 Orientation Meeting5.4 Orientation Meeting5.4 Orientation Meeting5.4 Orientation Meeting

After you have decided on the purchase of a specificsite, Watchorn Architect Inc. will be pleased to meetwith you and your Architect to familiarize you with:

1. the Headford Business Park vision2. Site Plan process3. approvals4. site data package5. design guidelines

After this meeting, your consultants will be in a positionto prepare your Site Plan, building design, LandscapePlans and signage designs for submission toWatchorn Architect Inc.

5.5 Design Review Process5.5 Design Review Process5.5 Design Review Process5.5 Design Review Process5.5 Design Review Process

The design review process deals only with the externalvisual appearance of the buildings and the Site Planlayout. Floor plans are to be provided for informationpurposes only and as a guide in assessing the exteriortreatment.

Items to be submitted to and approved by WatchornArchitect Inc. include:

1. preliminary design proposals2. final working drawings3. Site Plans4. exterior materials and colours5. Landscape Plans6. exterior signage7. engineering design

Preliminary Design Proposals

Three copies of each item are to be submitted toWatchorn Architect Inc. for review and approval (i.e.1 copy to client, 1 copy to Town, 1 copy retained byW.A.I)

Required information includes:

1. Floor Plan2. exterior elevations and details3. materials and colours4. architectural Site Plan (including site statistics)5. Landscape Plans6. signage

The materials presented for review need not be highlydetailed but should be sufficiently representative toassess the design of the project. All items requiringreview and approval, should be discussed at thispreliminary stage. This procedure will remove thepossibility of design issues arising when detaileddrawings are being prepared.

Satisfactory submissions will be stamped“Preliminary Approval”.

Final Drawing Sets:

The applicant shall co-ordinate with the Town ofRichmond Hill on the number of final drawing setsrequired. Watchorn Architect Inc. will need to retain1 drawing set for our records.

These include:

- final working drawings- Site Plans- Landscape Plans- exterior materials & colours- signage

5.6 Site Review5.6 Site Review5.6 Site Review5.6 Site Review5.6 Site Review

Watchorn Architect Inc. will conduct periodic site visitsto ensure general compliance with the approvedplans.



February 2007 13

APPENDIXAPPENDIXAPPENDIXAPPENDIXAPPENDIX

Design Review ChecklistDesign Review ChecklistDesign Review ChecklistDesign Review ChecklistDesign Review Checklist

The following should be used by the Building Designconsultants as a checklist for items which will bereviewed in the development of the HeadfordBusiness Park lands.

ArchitecturalArchitecturalArchitecturalArchitecturalArchitectural

Site Plan

• building siting;• driveways, parking and leading areas including park

details, surface materials and snow storageprovisions;

• sidewalks and other paved areas (public or private);• existing trees (including street trees) with existing

and proposed grades;• approved limits of development where applicable

for properties adjacent to the Rouge River valley;• lot grading and drainage;• service lead-ins (storm, sanitary, water, hydro, gas

and telephone);• fence and wall location, design, height, materials

and colours;• exterior lighting location, design, colour and throw;

and,• exterior storage areas, if any, and their screening

(including garbage).

Building Elevation

• elevations;• materials (including samples);• colours (colour schedule); and,• all mechanical equipment, vent stacks, etc., on

elevation or roofs (location, size, colour, andscreening.

LandscapingLandscapingLandscapingLandscapingLandscaping

• irrigation system;• existing trees, grades and measures proposed to

preserve them;• site contours;• all planting, including location, type and size in

calibre and height; and,• all screening, including details,

Engineering ChecklistEngineering ChecklistEngineering ChecklistEngineering ChecklistEngineering Checklist

Information to be shown on drawings:

• lot grading and drainage;• building location, driveways and walks;• hydro transformers;• bell vaults;• hydrants;• street furniture;• all existing trees with original grades;• trees to be removed;• trees to be preserved;• proposed grade;• snow fencing;• service lead-ins and hook-ups, meters, regulators,

etc.;• property dimensions, bearing;• noise abatement measures; and,• exterior door, steps or stairs.

Suggested Grading

• minimum % for swales, 2%;• maximum slopes:

- Landscape, 3:1- Driveways, 7%;

• complete grading information;• finish floor elevation;• underside of footing elevations;• road/lot elevations;• berming;• drainage flow arrows;• swales; and,• retaining walls and details.

Signage and FurnishingsSignage and FurnishingsSignage and FurnishingsSignage and FurnishingsSignage and Furnishings

Exterior Furnishings (if applicable)

Flags, banners, sculptures, fountains, benches,planters, waste units, play areas, including locations,size, design materials and colours.

Exterior Signs and Graphics (temporary andpermanent)

• location;• size;• colour;• type of lettering;• materials;• lighting; and,• framing and supporting walls or devices.

headford business park design guidelines

Documents