URBAN DESIGN BRIEF

175 ZOO PARK ROAD, WASAGA BEACH

September 2017
Our File: 0729G

230 - 7050 WESTON ROAD / WOODBRIDGE / ONTARIO / L4L 8G7 / T: 905 761 5588/ F: 905 761 5589/WWW.MHBCPLAN.COM
2 175 ZOO PARK ROAD URBAN DESIGN BRIEF
 TABLE OF CONTENTS

1 INTRODUCTION
2 THE PROPOSAL
3 HOW TO READ THE BRIEF
4 BUILT FORM, MASSING AND ORIENTATION
5 SITE CIRCULATION
6 ARCHITECTURAL DETAIL
7 LANDSCAPE DESIGN, PUBLIC REALM AND OPEN SPACE
8 PARKING AND SERVICING
9 ENVIRONMENT AND SUSTAINABILITY
11 CONCLUSION
10 DESIGN TERMS

MHBC PLANNING / SEPTEMBER 2017 3

 1 INTRODUCTION
MacNaughton Hermsen Britton Clarkson Planning Limited (“MHBC”) has been
retained by Simcoe County Housing Corporation (hereinafter as the “Client”)
to prepare an Urban Design Brief for the redevelopment of the property
municipally known as 175 Zoo Park Road (“the Site” or “the subject lands”)
in the Town of Wasaga Beach, we note that the subject lands are currently
owned by the Town. The purpose of this Urban Design Brief is to illustrate how
the proposal will meet the design objectives of the Town of Wasaga Beach.
The proposed development will seek to utilize land that are currently used
as a Public Works Yard for the Town of Wasaga Beach. The proposal is for
the development of a four storey residential apartment building to provide
affordable residential units. The eastern portion of the Site is reserved for future
development. There is currently no design being contemplated for the future
development area on the eastern portion of the Site. The Site is approximately
1.76 hectares (17,600 square metres) in area. The Site has approximately 93.4
m of frontage along Zoo Park Road and a depth of approximately 216 m from
Zoo Park Road.
THE POLICY AND GUIDELINES
The subject lands are currently vacant and are designated as “Tourist
Commercial” within the Town of Wasaga Beach Official Plan (“OP”). An Official
Plan Amendment is required to allow for the proposed apartment building.
The OP encourages the Town to grow within the natural landscape to attract
visitors as well as permanent residents. The OP's urban design policy goals
intend for the Site and surrounding area to:
• Preserve and enhance recreation and tourism in the Town;
• Promote developments with a high standard of design and quality;
• Promote commercial and tourism areas of the town;
• Create a range or variety of different land uses;
• Establish sustainability principles within community design;
• Create the guiding principles to prepare town-wide urban design guidelines;
4 175 ZOO PARK ROAD URBAN DESIGN BRIEF
• Encourage the appeal of the built up areas of the Town by maintaining the built
form, scale, and aesthetics;
• Protect view corridors and visual amenities such as the waterfront;
• Encourage aesthetically pleasing environments in all areas of development;
• Enhance pedestrian activity and a healthy lifestyle for residents and visitors; and
• Utilize where possible the use of buildings of architectural or cultural significance.
In response to this, the Town has prepared Urban Design Guidelines for
Townhouse and Apartment Built Form. While these guidelines are in draft, the
represent the most current approach to implementing the policy, and therefore
have been considered in this Brief.
The Urban Design Guidelines encourage the development of multiple tenant
dwellings as they diversify the housing options in the community. The Town
recognizes that the pattern of development in Wasaga Beach has shifted
towards higher density and that apartment buildings represent a sustainable
development.
OUR APPROACH
In response to this design vision, MHBC on behalf of the Client has prepared
this Urban Design Brief to illustrate how the proposed development has met
the goals as set out in the Town’s Official Plan and criteria of the Urban Design
Guidelines. Should you have any questions or wish to discuss the brief in further
detail, please do not hesitate to contact us.
Yours truly,
Eldon C. Theodore Helen Huang
BES, MUDS, MCIP, RPP, LEED AP BA (Hons) arch., MScPl, MCIP, RPP
Partner and Urban Designer Planner and Urban Designer
 THE PROPOSAL 2
THE PROPOSED DEVELOPMENT

The proposal is to provide affordable housing apartment

units in the Town of Wasaga Beach in the form of a four
storey apartment building. The proposed development
includes a total of 99 residential units, 95 surface parking
spaces, landscaped area, patio, outdoor amenity area
and an open grassed area. The proposed building will be
‘L’ shaped and with presence along the Zoo Park Road
frontage, wrapping around the northwest corner and
running parallel to the northern interior side lot line. The
shape and orientation of the building will provide an
optimal layout when considering parking, road relationship
and solar access mix to the units.

The proposed development is located adjacent to Zoo

Park Road. Additional development on this portion of the
Site may be contemplated in the future, however there is
Figure 2.1 Proposed Site Plan by MCL Architects.
no specific design or timeline associated with any future
development.

MHBC PLANNING / SEPTEMBER 2017 5

 3 HOW TO READ THE BRIEF
This Urban Design Brief organizes key urban design policies
and guidelines into categories and sub-categories. Within
each sub-category, applicable urban design policies and
guidelines are listed on the left, and a written response
demonstrating adherence with those policies/guidelines
on the right. In some cases where strict compliance is not
feasible, design rationale is provided to outline the design
intent continues to be respected.
Guidelines
Figure illustrating
adherence where applicable
6 175 ZOO PARK ROAD URBAN DESIGN BRIEF
Well-designed developments can help to connect people
with places, balance the protection of the environment
with emerging built form, and influence the development
process to achieve development that promotes a sense
of place and local identity within a community. Key urban
design terms has been used in this brief to further articulate
how the proposal achieves good design principles and
enhances the relationship with the surrounding area.
Response to Guidelines
Reference to key
design principle
 Figure 3.2 Site in context with surrounding community

MHBC PLANNING / SEPTEMBER 2017 7

 4 BUILT FORM, MASSING, AND ORIENTATION
ORIENTATION
Urban Design Guidelines Section 2.1
1. Orient buildings towards the public realm to contribute to an
active pedestrian environment and healthy streetscape. Garages
and parking areas are encouraged to be located in the rear of
a townhouse dwelling, where possible, to maintain a safe and
attractive public realm.
5. Position buildings to face one another with a front-to-front and
back-to-back relationship. Avoid back-to-front facing relationships
and rear yards fronting a public street, where possible.
8 175 ZOO PARK ROAD URBAN DESIGN BRIEF
RESPONSE
The proposed development will be oriented to frame the street
with a 6m setback from the property line. The proposed building
will establish a streetwall that will animate the public realm
through façade articulation and windows facing the public street.
The proposed floor plates are positioned in an “L” shape to avoid STREETWALL
on-site overlook between residential units, as well as to provide
a street facing relationship with Zoo Park Road. The shape of the
building also screens the proposed surface parking areas from
the public realm, as further discussed in Section 9.0.
Figure 4.1 Model illustrating the proposed streetwall framing
the public right-of-way. Model by MCL Architects.
 HEIGHT AND MASSING
Urban Design Guidelines Section 2.2
1. Design buildings with height and massing that create
and reinforce pedestrian scaled environments through
appropriate street proportion. The height of the building
should be appropriately scaled to the width of the public/
private street on which it fronts.
3. Design buildings located adjacent to low-density
residential areas that incorporate façade setbacks,
modulation and/or height reductions on portions of the
building to achieve greater compatibility by reducing
the appearance of height and massing. Dividing building
mass into smaller vertical sections can reflect the scale of
neighbouring buildings.
Urban Design Guidelines Section 2.4
1. Building scale, mass, and proportion should contribute
to the quality of the streetscape, and promote visual
integration into the surrounding neighbourhood.
5. Offer views while minimizing shadowing and overlook
into neighbouring properties. Buildings should be
contained within a 45 degree angular plane measured
from the rear property line, when abutting low-density
residential buildings to preserve light, views, and privacy.
MHBC PLANNING / SEPTEMBER 2017
RESPONSE
The proposed 4-storey building is appropriately scaled to
the existing width of Zoo Park Road as well as the proposed
4m road widening dedication, providing appropriate
street enclosure to the area. The building provides a
height that does not exceed the 1:1 ratio relative to the ANGULAR PLANE
existing width of Zoo Park Road.
The proposal will ensure adequate transition from the
adjacent lower density neighbourhood to the south and
west by providing appropriate setbacks and meeting a 45
degree angular plane. The transition to lower density areas
is further defined through the ‘L’ shape of the building,
locating the majority of the building away from adjacent
residential neighbourhood to the south and the use of a
mansard roof rather than a peaked roof to reduce the visual
impression of built form height.
The proposal’s façade articulation creates a rhythm and
pattern to further reduce the effects of the height and
massing to achieve compatibility with the lower-density
residential areas. The articulation will also improve the
quality of the streetscape by breaking up the façade,
providing for visual interest from the street. As discussed in
Section 6.0, the proposal will utilize attractive architectural
design that reflects a high quality and is compatible with
the surrounding neighbourhood.
The building will have minimal and acceptable shadow
impact as discussed in the Shadow Impact Study.
9
 TRANSITION
Urban Design Guidelines Section 2.3
4. Provide a minimum of 15 metres separation distance
between facing buildings (front to front and rear to rear) at
lower floors to provide adequate sized amenity areas, light into
main living areas, view to the public realm, and privacy.
Urban Design Guidelines Section 2.4
2. Building design should incorporate a gradual transition to
existing buildings of a different density, height, or setback,
respecting the height, scale and massing of neighbouring
buildings.
3. Create a transition in building heights if a new development is
lower or higher than existing buildings. Step the building down
(or up) in height near adjoining properties to relate to the scale
of neighbouring buildings. Add architectural features, such as
porches, verandas, and bays, to visually reduce the mass of new
buildings.
4. Incorporate building setbacks to achieve a gradual transition
to the immediate context of adjacent low-density residential and
commercial buildings. When desirable setbacks exist on adjacent
lands, reflect that condition in the siting and building setbacks.
Where setbacks vary, mediate between the two setbacks. Where
setbacks are undesirable - i.e. parking is located in front of
adjacent buildings – then site new building closer to the street
edge in order to set a positive precedent.
10
RESPONSE
Appropriate separation will be provided from the proposed
building and any future development to the east on the subject
lands. The separation distance will meet Ontario Building Code
requirements for separation. Architectural features such as large
windows will be provided to allow light into every residential HEIGHT
unit, as discussed in Section 6.0 The proposed development TRANSITION
will incorporate outdoor amenity space for both residents and
visitors, as further discussed in Section 7.0.
The proposal acknowledges the general scale, height and
massing of the immediate area, which includes the existing
adjacent 2-storey town houses to the south and 2-storey
retirement residential building further south. The orientation and
massing of the building ensures the proportions and transitions
SETBACK
are balanced. The massing of the building reflects the massing
of the townhouses to the south and the retirement building
further south. The building height and location limits impacts on
the adjacent residential community by providing an appropriate
separation distance from the building and the two storey
residential development to the east, across Zoo Park Road and
the south.
In addition to the 6m front yard setback, and existing 20m Zoo
Park Road width, the proposal includes side yard landscape
buffer of 6m to enhance transition from the adjacent low-density
residential buildings to the south. The setback to the south will
provide landscaping and an 8 foot high fence to screen the
proposed building and surface parking, as further discussed
in Section 7.0. In addition the proposed building is setback
approximately 15m from the adjacent property line to the south
to further mitigate transition between the adjacent property.
175 ZOO PARK ROAD URBAN DESIGN BRIEF
 EXIS
EXISTI

TOTAL

MIN. L
MIN. L

BUILD
NEW CHAINLINK FENCE
BUILD
NEW TIGHT BOARD FENCE
NEW 2.0m NOISE ATTENUATING FENCE PROPERTY LINE UNIT C

PARKI
58300
TOTAL

PROPERTY LINE MIN. L

K
6M SETBAC
SCREENED FENCE NEW 2.0m NOISE
RETAINING WALL
6M SETBACK

11278
c/w GLASS RAILING ATTENUATING FENCE
GAZEBO PER
ACCESSIBLE RAMP LANDSCAPE PLAN
PLAYGROUND
(LANSCAPED AREA)

27300
22978
PATIO/ BBQ AREA 12778

5500
MECHANICAL
4 STOREY PENTHOUSE
APARTMENT BUILDING FUTURE DEVELOPMENT
99 UNITS
0

1
1

1
1
0
1

1
1
1

0
SCREENED
1

03
1
0

1
1
0

30
1

0
1

0
FENCE
12

0
1

1
0

0
1
2 10
21

31
0

2
6703 GFI OUTLET
YARD HYDRANT

BARRIER FREE PARK

PARKING AREA (NPA)

4978
1727
DROP OFF NEW CHAINLINK FENCE
NOTE:

2200
1. ALL PAVEMEN
ZOO PARK ROAD
SHALL CONFO

6000
SIAMESE 4300
CONNECTION 2. PAVEMENT MA
B B BE PAINTED W

5500
3. PAINT COLOR
21
1 1 QUICK DRYING
1500 1 1 1 GLASS BEADS
4M ROAD WIDENING DEDICATION
21

5500
WVO-A B B

SNOW STORAGE
6000 2910 4300 1600 4300 4300 2800 2650

6000
TYP.

6M SETBACK

5500
22

22

5500
5490
6M SETBACK

MECHANICAL 2200 6000 4800 61623 4000 7000

BUS STOP PENTHOUSE 95 PARKING SPACES

6000
ELEC. ROOM FINISHED ROAD 1
SURFACE
EXISTING TIGHT
BOARD FENCE

5500

150
9
RA-1

400
N 30 43' 20" W

250
NEW 2000 WIDE CONCRETE

800
10987
SIDEWALK

35.00
7000
PAINTED FIRE ROUTE 25
15770

STOP BAR

R=220.12
4000
T A=88.27 TYPE 1

6925
CH=87.68
N 47 47' 30" E

N 53 35.00
NEW 1500 WIDE CONCRETE SIDEWALK

41 ' 2
R=179.88
A=69.32

0" W
CH=68.89
N 47 20' 30" E
N 31 37' 05" W

N 31 37' 05" W

FINISHED ROAD
35.00

35.00

SURFACE

150
400
250
25

TYPE 2

2 FL
WALLY DRIVE
Setback
A1.1 1:

Figure 4.1 1 Site PLAN

SITE Plan illustrating the proposed setbacks from the public right-of-way and adjacent residential buildings. Base by MCL Architects.
A1.1 1 : 400

MHBC PLANNING / SEPTEMBER 2017 11

 5 SITE CIRCULATION
CIRCULATION
Urban Design Guidelines Section 2.1
2. Front yard paths should provide direct access to each unit or
common entrance from the sidewalk.
3. Front entrances should be prominent, accessible, and incorporate
a porch or veranda. Main entrances should be accessible, illuminated,
and provide weather protection.
Urban Design Guidelines Section 3.1
2. Provide safe, comfortable and easily accessible pedestrian linkages
to destinations within the new development including schools, trails,
parks, transit, and community facilities. Connect pedestrian routes to
adjacent developments.
3. Pedestrian circulation areas should be barrier free and landscaped,
have pedestrian-scale lighting, and have access to sunlight.
Urban Design Guidelines Section 2.8
Pedestrian routes across grade changes should be universally
accessible and in compliance with Provincial accessibility legislation.
12
RESPONSE
The main pedestrian entrance is strategically located at the interior of
the Site to ensure direct barrier-free access from the surface parking
areas. The main entrance will be identified through an attractive and
distinguished canopy to give a prominent appearance on the façade
while breaking up the built form. The main entrance is located away
from the Site's vehicular entrance to mitigate conflict between vehicles ACCESSIBILITY
and pedestrians. Ground-level pedestrian access will be provided from
the main entrance, as well secondary pedestrian entrances on the east
and south sides of the building.
Connections from the building’s main entrance will be provided
through on-site walkways. The pedestrian connections will provide
access to the outdoor amenity area and surface parking on-site.
A sidewalk on the east side of Zoo Park Road is proposed from the
subject site to Wally Drive which will provide access to additional CIRCULATION
sidewalks along Wally Drive and Zoo Park Road, which is part of the
Ganaraska Trail. The walkways will not have drastic grade changes on-
site, where feasible, to ensure safe and accessible travel for all, meeting
AODA requirements. Barrier free parking spaces are located near the
main entrance of the building to ensure safe and convenient access to
the building.
The proposed lighting for the building will incorporate attractive light
standards and fixtures that will be located around the entrances and
pathways to provide for safe pedestrian access points to and from the STREET FURNITURE
parking lot and the proposed public sidewalk. Lighting will be dark sky
friendly to avoid light pollution. Appropriate lighting design will be
finalized at the Site plan stage.
175 ZOO PARK ROAD URBAN DESIGN BRIEF
 NEW TIGHT BOARD FENCE
NEW 2.0m NOISE ATTENUATING FENCE

58300

PROPERTY LINE

SCREENED FENCE NEW

RETAINING WALL
6M SETBACK

11278
c/w GLASS RAILING ATT
GAZEBO PER
ACCESSIBLE RAMP LANDSCAPE PLAN
PLAYGROUND
(LANSCAPED AREA)

27300
22978
PATIO/ BBQ AREA 12778
MECHANICAL
4 STOREY PENTHOUSE
APARTMENT BUILDING
99 UNITS
0

1
1

1
0
1

1
1
1

0
SCREENED
1

1
03
0

1
1

30
0 1

0
1

0
FENCE
12

0
1

1
0

0
1
2 10

31
210

2
6703 GFI OUTLET
YARD HYDRANT

4978
1727
DROP OFF

2200
ZOO PARK ROAD

6000
SIAMESE 4300
CONNECTION

B B

5500
21
1 1
1500 1 1 1
4M ROAD WIDENING DEDICATION

21

5500
WVO-A B B

SNOW STORAGE
6000 2910 4300 1600 4300 4300 2800 2650

6000
TYP.

5500
22

22

5500
5490
6M SETBACK

MECHANICAL 2200 6000 4800 61623 4000 7000

BUS STOP PENTHOUSE 95 PARKING SPACES

6000
ELEC. ROOM

5500
9
RA-1
NEW 2000 WIDE CONCRETE

800
10987
SIDEWALK

7000
PAINTED FIRE ROUTE
15770

STOP BAR

R=220.12
4000
T A=88.27

6925
CH=87.68
N 47 47' 30" E

N 53 3 5. 0 0
NEW 1500 WIDE CONCRETE SIDEWALK

41 ' 2
R=179.88
A=69.32

0"
CH=68.89

W
N 47 20' 30" E
N 31 37' 05" W

N 31 37' 05" W
35.00

35.00

Building Entrances
WALLY DRIVE Pedestrian Circulation
Figure 5.1 Site Plan illustrating building entrances and pedestrian circulation. Base Plan by MCL Architects.

MHBC PLANNING / SEPTEMBER 2017 13

1 SITE PLAN
 6 ARCHITECTURAL DETAIL
FACADE DESIGN
Urban Design Guidelines Section 2.2
4. Emphasize building entrances and architectural features
to create visual cues for site orientation. This can be achieved
by increasing the height of portions of the building on
prominent sites, such as gateways, intersections, view
terminus and abutting open space areas.
Urban Design Guidelines Section 2.3
5. Limit building element projections, such as balconies,
into setback areas, streets, mews, and amenity areas to
protect access to light and sky view.
Urban Design Guidelines Section 2.4
6. Position decks and balconies to minimize overlook onto
neighbouring properties and private amenity spaces.
Where overlook occurs, screen views with landscaping,
decorative walls, or fencing.
14
RESPONSE
The main entrance will be identified through an attractive
and distinguished canopy that will create distinction along
the building façade. The canopy will serve as an on-site
focal point to emphasize as a the main building entrance.
The canopy will provide for weather protection and create
FACADE
a comfortable and well-defined entrance for pedestrians.
Details for the entrances will be refined at a later stage to
ensure conformity to AODA standards.
Overlook is minimal as the proposed development does
not contemplate balconies or decks. The proposed building
is also well positioned, providing a 15m setback from the
southern property line to achieve enhanced transition from
the adjacent residential buildings to the south. Access to
light and sky view is protected from both the street and
the adjacent residential properties. The Shadow Impact
Study confirmed minimal impact on the surrounding area
and The Site's access to sunlight with respect to amenity
area. Full solar access is provided for 4 consecutive hours
during the Fall and Spring Equinox and 5 consecutive hours
during the Summer Solstice. Beyond those time frames, any
shadows that are experienced occur on less than 50% of the
outdoor amenity area during the Spring and Fall Equinoxes.
During the Winter Solstice, we anticipate that the outdoor
amenity area will not be heavily used and therefore are not
considered.
175 ZOO PARK ROAD URBAN DESIGN BRIEF
 28
T/O ROOF SLAB
12000

2800
T/O FOURTH FLOOR SLAB
9200

2800
T/O THIRD FLOOR SLAB
6400

2800
T/O SECOND FLOOR SLAB
3600

3600
T/O GROUND FLOOR SLAB
0

T/O MECH. PENTHOUSE

NORTH AND SOUTH ELEVATIONS
SOUTH ELEVATION
1 : 150

14800

2800
T/O ROOF SLAB
T/O MECH. PENTHOUSE
12000
14800

2800
2800
T/O FOURTH FLOOR SLAB
T/O
9200ROOF SLAB
T/O MECH. PENTHOUSE
12000

2800
14800

2800
T/O THIRD FLOOR SLAB

2800
T/O
6400FOURTH FLOOR SLAB
T/O ROOF SLAB
9200

2800
12000

2800
T/O SECOND FLOOR SLAB

2800
T/O
3600THIRD FLOOR SLAB
T/O FOURTH FLOOR SLAB
6400

3600
9200

2800
2800
T/OSECOND
T/O GROUNDFLOOR
FLOORSLAB
SLAB
0 T/O THIRD FLOOR SLAB
3600
6400

3600
NORTH ELEVATION

2800
T/OT/O
T/O MECH.
GROUND
SECONDPENTHOUSE
FLOOR SLAB
FLOOR SLAB 1 : 150
14800
0 3600

36002800
T/O MECH. PENTHOUSE
T/O ROOF SLAB
14800 SOUTH ELEVATION
12000
T/O GROUND FLOOR SLAB 1 : 150

2800

2800
0
T/O ROOF SLAB
T/OT/O
MECH. PENTHOUSE
FOURTH FLOOR SLAB
12000
14800
9200 SOUTH ELEVATION

2800

2800
2800
1 : 150
T/O FOURTH FLOOR SLAB
T/OT/O
ROOF SLAB
THIRD FLOOR SLAB
9200
T/O MECH. PENTHOUSE
12000
6400

2800
14800

2800
2800
T/O THIRD FLOOR SLAB

2800
T/OT/O
FOURTH
SECONDFLOOR SLAB
FLOOR SLAB
6400
T/O ROOF SLAB
9200
3600

2800
12000

2800
3600
T/O SECOND FLOOR SLAB

2800
T/O THIRD FLOOR SLAB
1. SITE PLAN APPLICATION 09/29/2017
3600 FOURTH FLOOR
T/O GROUND FLOORSLAB
SLAB
6400 No. REVISION DATE
9200
0

2800
3600
REVISIONS

2800
T/O SECOND FLOOR SLAB ALL DIMENSIONS TO BE CHECKED AND VERIFIED ON
T/O GROUND FLOOR SLAB
T/O THIRD FLOOR SLAB
3600 SOUTH ELEVATION SITE. DISCREPANCIES TO BE REPORTED TO THE
ARCHITECT. LATEST APPROVED STAMPED DRAWINGS
0

Figure 6.1 From top to bottom north and south elevations of the proposed building
6400 ONLY TO BE USED FOR CONSTRUCTION.
1 : 150

3600
EAST ELEVATION

2800
T/OT/O
T/O MECH.
GROUND
SECONDPENTHOUSE
FLOOR SLAB
FLOOR SLAB

showing a high standard of architecture. Elevations by MCL Architects.

1 : 150
14800
0 3600

36002800
T/O ROOF SLAB
T/O MECH. PENTHOUSE NORTH ELEVATION
12000
T/O GROUND FLOOR SLAB
14800 1 : 150

2800
0

2800
EAST AND WEST ELEVATIONS
T/O FOURTH FLOOR SLAB
T/OMECH.
T/O ROOF SLAB
PENTHOUSE
9200
12000
14800
NORTH ELEVATION

2800
1 : 150

2800

2800
T/O THIRD FLOOR SLAB
T/OROOF
T/O FOURTH FLOOR SLAB
SLAB
6400
9200
T/O MECH. PENTHOUSE
12000 48 ALLIANCE BLVD., UNIT 110
T 705 722 6739
BARRIE, ONTARIO L4M 5K3

2800
F 705 726 5418

2800
14800

2800
WWW.MCLARCHITECTS.CA
T/O SECOND FLOOR SLAB
T/OFOURTH
THIRD FLOOR
FLOORSLAB

2800
T/O SLAB DRAWING TITLE:
3600
6400
T/O ROOF SLAB
9200 ELEVATIONS

2800
12000

3600
2800
T/OTHIRD
SECOND FLOOR SLAB

2800
T/O FLOOR SLAB PROJECT NAME:
T/O GROUND FLOOR SLAB
3600
T/O FOURTH FLOOR SLAB
6400
0
SIMCOE COUNTY - AFFORDABLE
9200 HOUSING

2800
3600

2800
T/O SECOND FLOOR SLAB
NORTH ELEVATION 175 ZOO PARK ROAD, WASAGA BEACH,
T/O GROUND
T/O FLOORSLAB
THIRD FLOOR SLAB ONTARIO
1. SITE PLAN APPLICATION 09/29/2017
3600
1 : 150 No. REVISION DATE
0 6400

3600
REVISIONS

2800
T/OT/O
T/O MECH.
GROUND
SECONDPENTHOUSE
FLOOR SLAB
FLOOR SLAB
WEST ELEVATION ALL DIMENSIONS TO BE CHECKED AND VERIFIED ON
DATE: SITE. DISCREPANCIES
09/22/17 TO BE REPORTED
PROJECT #TO THE SHEET #
14800
0 3600
1 : 150 1. ARCHITECT. LATEST
SITE PLANAPPROVED STAMPED DRAWINGS 09/29/2017
APPLICATION

A3.1
DRAWN
No.BY: ONLY TO BE USED
REVISION -
KB FOR CONSTRUCTION. DATE

36002800
T/O ROOF SLAB EAST ELEVATION SCALE: 1 : REVISIONS
150
ALL DIMENSIONS TO BE CHECKED AND VERIFIED ON
12000
T/O GROUND FLOOR SLAB 1 : 150
SITE. DISCREPANCIES TO BE REPORTED TO THE
ARCHITECT. LATEST APPROVED STAMPED DRAWINGS

2800
0 ONLY TO BE USED FOR CONSTRUCTION.
T/O FOURTH FLOOR SLAB
T/O MECH. PENTHOUSE
9200 EAST ELEVATION
14800 1 : 150

2800
2800

T/O THIRD FLOOR SLAB

T/O ROOF SLAB
6400
T/O MECH. PENTHOUSE
12000
14800 2800
2800

T/O SECOND FLOOR SLAB

2800

T/O FOURTH FLOOR SLAB 1. SITE PLAN APPLICATION 09/29/2017

3600
T/O ROOF SLAB
9200 No. BLVD., UNIT 110
48 ALLIANCE REVISION DATE
T 705 722 6739
BARRIE, ONTARIO L4M 5K3
3600

12000 REVISIONS F 705 726 5418

2800

WWW.MCLARCHITECTS.CA
2800

T/OT/O
THIRD FLOOR
GROUND SLABSLAB
FLOOR DRAWING TITLE: ALL DIMENSIONS TO BE CHECKED AND VERIFIED ON

ELEVATIONS
SITE. DISCREPANCIES TO BE REPORTED TO THE
T/O FOURTH FLOOR SLAB
6400 ARCHITECT. LATEST APPROVED STAMPED DRAWINGS
0 ONLY TO BE USED FOR CONSTRUCTION.
9200 48 ALLIANCE BLVD., UNIT 110
2800

T 705 722 6739

EAST ELEVATION BARRIE, ONTARIO L4M 5K3
F 705 726 5418
2800

T/O SECOND FLOOR SLAB WWW.MCLARCHITECTS.CA

PROJECT NAME:
T/O THIRD FLOOR SLAB
3600 1 : 150
SIMCOE
DRAWING TITLE:
COUNTY - AFFORDABLE
6400 ELEVATIONS
HOUSING
3600
2800

175 ZOO PARK ROAD, WASAGA BEACH,

T/OT/O MECH. PENTHOUSE

Figure 6.3 Examples of- AFFORDABLE

a mixture of
GROUND
T/O SECONDFLOOR SLAB
FLOOR SLAB ONTARIO
PROJECT NAME:
14800
0 3600 SIMCOE COUNTY
36002800

HOUSING
WEST ELEVATION
T/O ROOF SLAB
materials such as brick
DATE:175
ZOO PARK ROAD, WASAGA
09/22/17 PROJECT # BEACH,SHEET #

Figure 6.2 From top to bottom east and west elevations of the proposed building
12000
T/O GROUND FLOOR SLAB 1 : 150 ONTARIO
A3.1
DRAWN BY: KB -
2800

0
T/O FOURTH FLOOR SLAB
and glass.
SCALE: 1 : 150
9200 WEST ELEVATION
showing a high standard of architecture. Elevations by MCL Architects. 48 ALLIANCE BLVD., UNIT 110
BARRIE, ONTARIO L4M 5K3
DATE: 09/22/17 PROJECT #
T 705 722 6739
SHEET #
F 705 726 5418
2800

1 : 150 WWW.MCLARCHITECTS.CA

A3.1
T/O THIRD FLOOR SLAB
DRAWN BY:
DRAWING TITLE:
KB -
6400 ELEVATIONS
SCALE: 1 : 150
2800

T/O SECOND FLOOR SLAB PROJECT NAME:

3600 SIMCOE COUNTY - AFFORDABLE
HOUSING
3600

175 ZOO PARK ROAD, WASAGA BEACH,

T/O GROUND FLOOR SLAB ONTARIO
0

WEST ELEVATION
DATE: 09/22/17 PROJECT # SHEET #
1 : 150

A3.1
DRAWN BY: KB -
SCALE: 1 : 150

MHBC PLANNING / SEPTEMBER 2017 15

 FACADE DESIGN

Urban Design Guidelines Section 2.4
7. Architecture and materials should respect and be
compatible with the surrounding residential area.
Urban Design Guidelines Section 2.5
1. Incorporate a high level of architectural treatment that
3. Design corner units to incorporate architectural features
ARTICULATION
that address both streets with a side elevation that includes
windows and details consistent with the front elevation.
Wrap-around porches, corner bays, gables, bay windows,
and architectural features should carry architectural design
treatments along both building frontages. T/O BUILDING

contributes to the pedestrian environment and reinforces the 14800

2800
community character for façades visible from the public realm. 4. Articulate elevations that face public spaces, including T/O ROOF SLAB
12000
Design facades with variety in architectural elements, such as parks and open space, by incorporating building projections, CHARACTER

2800
varied wall planes and roof lines, human scale proportions, such as porches, bay windows, and entry doors to maximize FOURTH FLOOR
9200

large windows, and porches/entranceways. opportunities for overview and safety.

2800
THIRD FLOOR
6400

2800
2. Incorporate architectural variety between adjacent blocks 5. Incorporate cladding materials that include brick, stone, SECOND FLOOR
3600
along a streetscape. For building facades greater than 30 metal, glass, wood, and insitu concrete of high architectural

3600
metres in length, divide the horizontal dimension of the quality. Incorporate high quality stucco only as an accent GROUND FLOOR

building and create a more human-scaled environment material. Vinyl siding, plastic, plywood, concrete block, tinted 0

EVATION by incorporating breaks and significant modulation in the ANIMATION

and mirrored glass, and metal siding are discouraged.
massing (wall projections/recesses), and variety in roof design. T/O BUILDING
14800

2800
T/O ROOF SLAB
12000

2800
FOURTH FLOOR
9200

2800
THIRD FLOOR

SETBACK 6400

2800
SECOND FLOOR
3600

3600
GROUND FLOOR
0

EVATION Figure 6.4 Proposed (left) and an example (right) of consistent articulation of the
façade through the layout of windows. Elevation by MCL Architects.

T/O BUILDING

RHYTHM AND PATTERN

14800

2800
T/O ROOF SLAB
12000

16 175 ZOO PARK ROAD URBAN DESIGN BRIEF

2800
FOURTH FLOOR
9200
 RESPONSE

The proposed building will propose attractive architectural The proposed window pattern is consistent with the
design and materials that reflects a high level of quality and existing 2-storey retirement home building at the southeast
contributes to the neighbourhood character. Architectural corner of Zoo Park Road and Wall Drive, providing similar
treatments proposed for this development will incorporate a proportions and placement pattern along the façade of the
mixture of durable and sustainable materials that enhances building. Large multi-pane windows are utilized to break
the village character of the Town of Wasaga Beach. The up the façade, serving as visual interest and allow for views
proposed apartment building will provide the same high in and out of the building thereby promoting animation
level of façade design to all sides of the proposed building. along the public right-of-way. The consistent placement
Details of the architectural finishes will be refined at the Site of windows on all sides of the building provides informal
Plan stage. surveillance to maximize safety of both the public street
and internally to the Site.
Along with high-quality architectural treatments, the
building provides rhythm and pattern on all sides. The
building recognizes and meets the intent of the Town’s
Urban Design Guidelines of creating a more human-
scaled environment by incorporating breaks in the façade.
Along Zoo Park Road, the proposed building provides wall
projections and recesses of 3m, 5m, 6m and 12m providing
relief and rhythm, enhancing the visual interest of the
proposed building design.

Figure 6.2 Model of the proposed building demonstrating

rhythm and pattern from projections and recesses.
Model by MCL Architects.

MHBC PLANNING / SEPTEMBER 2017 17

 7 LANDSCAPE DESIGN, PUBLIC REALM,
AND OPEN SPACE
LANDSCAPE DESIGN
Urban Design Guidelines Section 2.1
4. In the front yard, public and private space should be differentiated through
the use of landscaping, terraces, visual barriers such as low decorative fencing,
and/or minor grade separation (0.6 - 0.9 metres). Accessible townhouse
design should be considered with universal level entrances or barrier-free
access ramps, where feasible. Stairs should not dominate the entrance of a
townhouse.
Urban Design Guidelines Section 2.6
1. Create a transition space/landscape element between the public street
and private dwelling. Front-yard landscaping should include deciduous trees
and drought tolerant groundcover/shrub species to create a visual distinction
between public and private realm.
2. A minimum of 50% of the front yard should consist of soft landscaping.
Landscaping plans for front yards should include tree-planting with one tree
planted per unit, ensuring a minimum soil volume of 30 cubic metres to
maintain the long-term health of new trees.
3. Retain and protect existing healthy mature trees, where possible. To ensure
their survival, trenching for services and foundations should avoid the critical
root zone of existing trees, generally defined by the tree’s drip line. If the
removal of any mature and healthy tree(s) is justified and accepted by the
Town, they should be replaced with new trees.
18
RESPONSE
An attractive landscaping treatment and transition space will promote the
softening of the edges of the subject lands. Landscaping will be provided
along the frontage, enhancing the proposed development appearance from
Zoo Park Road. Native, non-evasive species will be used that will offer a variety
of colour, texture and size to build on the animation of the building’s base.
Landscape treatment will be provided throughout the subject lands to create
an enjoyable atmosphere for residences and visitors. The proposed outdoor
amenity area includes a gazebo, two (2) play areas, as well as decorative
landscaped features such as shrubs, planting beds, bollards and lighting.
These features will provide adequate separation from the surface parking area
and sufficient lighting to improve visibility and mitigate safety concerns. A
noise barrier fence will mitigate noise from the adjacent Public Works Yard
to the north, on the amenity area. A 2.0 m pedestrian walkway has been
provided to ensure for safe connections in and around the landscape features
from the building's entrances. The proposed walkway will be constructed
with permeable pavers and interlocking brick, and leveled to the appropriate
grading on site. The walkway will allow for connection to the proposed
outdoor seating around the playgrounds.
Additional planting will be located throughout the subject lands, particularly
along the southern property line. Plantings along with a proposed 8-foot
fence to replace the existing 10-foot fence will further minimize concerns of
privacy and overlook on adjacent property.
175 ZOO PARK ROAD URBAN DESIGN BRIEF
 Figure 7.1 Proposed Landscape Plan by John D. Bell Associates Ltd.

MHBC PLANNING / SEPTEMBER 2017 19

 OUTDOOR AMENITIES
Urban Design Guidelines Section 2.7
1. Provide common or shared amenity spaces such as
parkettes or other open spaces where appropriate. The
common space should be in a prominent location, visible
and easily accessed from all units, and with plenty of
exposure to sunlight.
2. Provide private amenity areas such as a backyard,
balcony, deck or roof space for each townhouse dwelling
which is fenced or screened with landscaping for privacy.
20
RESPONSE
The proposed development acknowledges the need for
amenity space for residential developments and as such
has provided for an outdoor ground floor patio at the
northwest corner of the building, an outdoor ground floor
amenity area east of the building, as well as an interim STREET FURNITURE
toboggan hill and small play area further east.
The communal outdoor amenity area will provide for
an active space, programmable for all ages. The play
area is located on the east side of the building and is
easily accessible via on-site pathways from the building’s
entrances. The area is strategically located to animate the
east side of the building and to maximize sky and light
view while protecting for potential future development.
Plantings and a noise barrier fence is proposed around the
perimeter of the play area to mitigate views and noise from
the Public Works Yard to the north.
The outdoor patio area is located at the northwest corner
of the building and is accessed internally through the
building. The patio area is centrally located to provide easy
access for all residents and to ensure the shadow impacts
are minimal. A privacy fence will be installed adjacent to the
patio to screen any potential views to and from the patio.
Where appropriate the patio area will be landscaped with
pavers, furnishing and planters.
175 ZOO PARK ROAD URBAN DESIGN BRIEF
 SCREENING
Urban Design Guidelines Section 3.2
5. Separate private laneways and driveways from side
property lines with a landscaped buffer area with a
minimum width of 1.5 metres, and from rear property
lines by a landscaped buffer area with a minimum width
of 3 metres, to soften and improve the transition between
adjacent properties.
6. Rear private laneways should be lighted for safety and
security, but no spillover of such lighting on adjacent
property should occur.
Figure 7.1 Example of landscape screening and planting beds used as attractive treatment to promote the
softening of the edge of surface parking.
MHBC PLANNING / SEPTEMBER 2017
RESPONSE
Landscaping that enhances screening of the parking
field will be provide throughout the surface parking field
to ensure visibility of parking is minimal from adjacent
residences. A 6m wide landscaping buffer will be provided
on the southern border of the subject lands, separating the
adjacent residential development. The 6m wide landscaped
area (and soon to be replaced with an 8 foot high fence)
will further reduce the visibility of the surface parking area
and provide a privacy screening between the subject lands
and the adjacent residential development. Attractive light
standards and fixtures will be located around the surface
parking area to enhance safety. Cut-offs will be used to
ensure light spillage onto adjacent properties will not occur.
21
 8 PARKING AND SERVICING
PARKING AND SERVICING
Urban Design Guidelines Section 3.2
7. Site design shall:
a) consider snow clearing, storage and/or removal, and should provide for
dedicated areas for snow storage;
b) accommodate for Emergency Vehicle access and turning movements;
c) consider waste-removal operations and be in accordance with the County
of Simcoe’s Multi-Residential and Private Road Waste Collection Policy.
Urban Design Guidelines Section 3.3
2. Where townhouse units are less than 6.0 metres in width, garages and parking
areas shall be located and accessed at the rear of the building to deliver a high
quality streetscape that minimizes the visual impact of vehicle storage, and
provides a safe and comfortable pedestrian environment.
6. Conceal views of parking areas from the street and adjacent properties by means
of building placement, landscaping, fencing and other site features. Accesses to
underground parking should be integrated into the design of the building and
should be sited to prevent negative impacts to neighbouring properties.
7. Provide sufficient visitor parking that is centrally located and accessible for
pedestrians from sidewalks and pathways.
8. Parking access, servicing areas and utility boxes should be consolidated for
efficiency and to minimize adverse impacts on neighbouring properties and
the public realm. Waste storage areas, utility boxes, and hydro meters should be
screened from public views, located below or under the front steps or behind
freestanding utility meter walls, where feasible, so they are not visible from the
street.
22
RESPONSE
The proposed development provides an appropriate dedicated snow storage
area on the east side of the Site that will not interfere with pedestrian and vehicle
circulation. The proposed storage location is sensitive to landscaped areas and is
in an area that ensures it is not a visual obstacle.
The internal road layout is designed to permit continuous movement of
emergency vehicles without requiring the vehicles to reverse. The paved road
width provides space for all turns of emergency vehicles for quick and efficient
access to the building, minimizing conflict with pedestrians and vehicles.
The proposed development provides for surface parking areas at the rear of
buildings. As such, the parking areas have been located internally, with the
building oriented in a “L” shape concealing the parking areas from the Zoo Park
Road. Landscaping is provided throughout the Site to further screen the parking
areas, particularly on parking islands. Concealing the parking enhances the visual
interest of the subject lands from the public realm.
Sufficient parking is provided for both residences and visitors and is accessible from
the pedestrian walkways on-site. Five accessible parking spaces will be located
close to the building’s main entrance to ensure convenient barrier-free access.
The building’s “L” shaped floorplate will ensure that utilities and servicing areas
are screened from the street. Coordination with utility companies will ensure
screening from the street and areas of high visibility is respected. The Client will
work with the Town and utility companies to ensure any above grade utilities will
be screened while allowing access.
175 ZOO PARK ROAD URBAN DESIGN BRIEF
 NEW TIGHT BOARD FENCE
NEW 2.0m NOISE ATTENUAT

58300

PROPERTY LINE

SCREENED FENCE
RETAINING WALL
6M SETBACK

11278
c/w GLASS RAILING
GAZEBO PER
ACCESSIBLE RAMP LANDSCAPE PLAN
PLAYGROUND
(LANSCAPED AREA)

22978
PATIO/ BBQ AREA 12778
MECHANICAL
4 STOREY PENTHOUSE
APARTMENT BUILDING
99 UNITS
CIRCULATION
0

1
1

1
0
1

1
1
1

0
SCREENED
1

0 3
1
0

1
1

30
0 1

0
1

0
FENCE
12

0
1

1
0

0
1
01
2
012

31

2
6703 GFI OUTLET

4978
1727
DROP OFF

2200
ZOO PARK ROAD

6000
SIAMESE 4300
CONNECTION

B B

5500
21
1 1
1500 1 1 1
4M ROAD WIDENING DEDICATION

21

5500
WVO-A B B

SNOW STORAGE
6000 2910 4300 1600 4300 4300 2800 2650

6000
TYP.

5500
22

22

5500
5490
6M SETBACK

MECHANICAL 2200 6000 4800 61623 4000 7000

BUS STOP PENTHOUSE 95 PARKING SPACES

6000
ELEC. ROOM

5500
9
RA-1
NEW 2000 WIDE CONCRETE

800
10987
SIDEWALK

7000
PAINTED FIRE ROUTE
15770

STOP BAR

R=220.
4000
T A=88.27

6925
CH=87.
N 47 47

N 53 3 5. 0 0
NEW 1500 WIDE CONCRETE SIDEWALK

Vehicular Circulation

41 ' 2
R=179.88
A=69.32

0" W
CH=68.89
N 47 20' 30" E
N 31 37' 05" W

N 31 37' 05" W
35.00

35.00

Figure 8.1 Site Plan illustrating vehicular circulation. Base Plan by MCL Architects.

MHBC PLANNING / SEPTEMBER 2017 23

 9 ENVIRONMENT AND SUSTAINABILITY
SUSTAINABILITY
Urban Design Guidelines Section 2.8
1. Maintain the existing or natural grade at property lines. Avoid
artificially raising or lowering grades that would require the use of
retaining walls, which would adversely affect water run-off and/or
connectivity to adjacent properties.
5. Stormwater run-off and drainage should have no adverse
impacts on adjacent properties or the public realm.
6. Manage rainwater and snowmelt on-site with Low Impact
Development (LID) Standards that encourage infiltration, evapo-
transpiration and water re-use.
7. Minimize impermeable surfaces. Where hard surfaces are
planned, the use of permeable materials are encouraged to
manage stormwater run-off, promote groundwater recharge and
infiltration, and reduce heat build-up.
24
RESPONSE
The proposal will be graded to Zoo Park Road. As such, drainage
and stormwater runoff impact will be minimal.
On-site stormwater impact will be mitigated by the proposed
landscaped design that will provide permeable surfaces and ample SUSTAINABILITY
planting areas. In addition, the proposed landscaping will assist in
reducing urban heat island effects. Sustainable elements such as
walkways and bicycle parking are integrated through the Site. The
proposed outdoor amenity area will further enhance stormwater
mitigation on site and enhance the tenant experience.
With respect to the building itself, all interior and exterior lights
will be LED lighting to reduce energy consumption. The building
reduces the consumption of water through the use of low flow
fixtures where possible. A light coloured roof will be used to further
reduce heat island effects and materials with low volatile organic
compounds (VOC) will be used to reduce harmful emissions.
While not identified as a sustainable imitative in the guidelines,
access to transit offers multi-modal sustainable movement
options. Wasaga Beach Transit Route 1 provide bus service along
Zoo Park Road, providing access to the Town's downtown core.
An existing transit stop is provided for at the intersection of Zoo
Park Road and Wally Drive. In addition, Zoo Park Road is part of the
Ganaraska Trail System. The proposal will optimize the use of this
active recreational feature
175 ZOO PARK ROAD URBAN DESIGN BRIEF
 Figure 9.1 From top left clockwise - examples of secure bicycle parking,drought tolerant landscaping using
mulching, and existing transit services.

MHBC PLANNING / SEPTEMBER 2017 25

 10 CONCLUSION
SUMMARY AND CONCLUSION

Based on our review of the Town of Wasaga Beach Official

Plan Urban Design Policies and draft Urban Design
Guidelines for Townhouse and Apartment Built Form, it
is our opinion that the proposal adheres to the existing
and emerging design direction of the Town. Overall the
proposal represents good design that will enhance place
making in the Town.

Figure 11.1 Model of the proposal by MCL Architects.

26 175 ZOO PARK ROAD URBAN DESIGN BRIEF

 11 DESIGN TERMS
URBAN DESIGN DICTIONARY
- 32 TERMS YOU SHOULD KNOW -

ACCESSIBILITY ADAPTIVE REUSE ANGULAR PLANE ANIMATION ARTICULATION BUILT FORM CHARACTER CIRCULATION
Providing for ease, safety, and Converting an existing A geometric measurement that Support sustained activity on The layout or pattern of building The physical shape of The look and feel of an area, The movement patterns of
choice when moving to and building into a new use maintains solar access and height the street through visual details, elements (e.g. windows, roofs) that developments including including activities that occur there people and vehicles through
through places transition engaging uses, and amenities defines space and affects the facade buildings and structures a site or community

COMPATIBILITY CONNECTIVITY DESIRE LINE FACADE FIGURE GROUND FINE GRAIN FOCAL POINT GATEWAY
Similar size, form and character of a The ease of movement and Shortest or most easily navigated The exterior wall of a building The visual relationship between A pattern of street blocks and A prominent feature or area of A signature building or
building relative to others around it access between a network of route marked by the erosion of the exposed to public view built and unbuilt space building footprints that characterize interest that can serve as a landscape to mark an entrance
places and spaces ground caused by human traffic an urban environment visual marker or arrival to an area

HEIGHT TRANSITION
The gradual change in height
between buildings within a
community
LANDMARK
Highly distinctive buildings,
structures or landscapes that
provide a sense of place
and orientation
MASSING
The effect of modifying the height
and bulk of the form of a building
or group of buildings
NODE
A place where activity and
circulation are concentrated
PEDESTRIAN-ORIENTED
An environment designed to ensure
pedestrian safety and comfort
for all ages and abilities
PUBLIC REALM
Public spaces between buildings
including boulevards and parks;
where pedestrian activities occurs
RHYTHM AND PATTERN
The repetition of elements such as
materials, details, styles, and shapes
that provide visual interest
SETBACK
The orientation of a building
in relation to a property line,
intended to maintain continuity
along a streetscape

STEP BACK
A recess of taller elements of
a building in order to ensure
an appropriate built form
presence on the street edge
STREETWALL STREET FURNITURE SUSTAINABILITY URBAN FABRIC VIEW TERMINUS VISTA WAYFINDING
The consistent edge formed by Municipal equipment placed along streets, Developing with the goal of maintaining The pattern of lots and Design elements that help
The end point of a view corridor, Direct and continuous views along
buildings fronting on a street including light fixtures, fire hydrants, natural resources and reducing human blocks in a place people to navigate through an
often accentuated by landmarks straight streets or open spaces
telephones, trash receptacles, signs, benches, impact on ecosystems area (e.g. signs, spatial markers)
mailboxes, newspaper boxes and kiosks

ABOUT URBAN DESIGN @ MHBC KITCHENER

WOODBRIDGE
MHBC understands that urban design can help to connect people with places, balance the protection of the environment with respectful of the local community context. Our design approach is collaborative, working with landowners, municipalities, LONDON
Figure 11.1 The Urban Design Dictionary by MHBC Planning.
emerging built form, and influence the development process to achieve development that promotes a sense of place and local stakeholders and the public to achieve design that balances input from all, allowing for community buy-in and personal ownership KINGSTON
identity within a community. Our firm deploys an interactive design process that includes visioning, community outreach, team of the final design. Learn more about MHBC at www.mhbcplan.com. BARRIE
facilitation, team capacity building, and graphical representation to achieve design solutions that are reflective, responsive and
BURLINGTON

MHBC PLANNING / SEPTEMBER 2017 27

 KITCHENER
WOODBRIDGE
LONDON
KINGSTON
BARRIE
BURLINGTON

28 175 ZOO PARK ROAD URBAN DESIGN BRIEF