Automotive Service Centres Guidelines Part 6, Section 3 Of . - Brampton
Automotive Service CentresGuidelinesPart 6, Section 3 of the Development Design GuidelinesMarch 2010
DEVELOPMENT DESIGN GUIDELINESPART VI - COMMERCIAL AREAS: AUTOMOTIVE SERVICE CENTRE GUIDELINESPrepared for the City of Brampton by:Joseph Bogdan Associates Inc.,Architects and Urban Design ConsultantsFebruary 2010Acknowledgement:The City of Brampton would like to thank all thestakeholders who participated in the various workshopsand meetings which led to the production of thisdocument.ACKNOWLEDGEMENT
AUTOMOTIVE SERVICE CENTRE GUIDELINESTABLE OF CONTENTSSECTION 1.0 - INTRODUCTION1.1Purpose of the Guidelines1.2Background - Current Trends and Issues in Service Centre Design1.3Application of City of Brampton’s Vision to Service Centre DesignSECTION 2.0 - DESIGN PRINCIPLES AND OBJECTIVESExplanatory Notes: These guidelines have been prepared in consultationwith the Petroleum Industry and the City staff.The images provided in this document are for guidanceonly and are intended to illustrate specific principles.They are a combination of images produced by staff,consultants, and City renderings, as well as imagesprovided by colleagues from across the country.2.1Design Principles2.2Design Objectives2.3General Design RecommendationsSECTION 3.0 - SITE PLANNING AND BUILT FORM GUIDELINES3.1Site Planning Guidelines3.1.13.1.23.1.33.1.43.2Site Layout and Building LocationsSetbacksVehicular Access and ManagementPedestrian Access and MovementBuilt Form Guidelines3.2.13.2.23.2.33.2.4Building Massing and FormCanopies, Pumps, and IslandsAncillary Buildings and StructuresSignage and LightingSECTION 4.0 - STREETSCAPING AND LANDSCAPING GUIDELINES4.1Public Domain Landscaping4.2Private Domain LandscapingAPPENDIXA.Conceptual Site LayoutsA.1A.2A.3B.At Corner Sites With No Drive-Through or Car Wash FunctionAs Part of Larger Site ComplexAt Corner LocationExisting Automotive Service Centres in Brampton
AUTOMOTIVE SERVICE CENTRE GUIDELINES1.0INTRODUCTION1.1Purpose of the GuidelinesThe City of Brampton has developed a number of policy documents to assist in the realization of their visionfor a city that achieves a high standard of civic design.That vision is described in the Six Pillars Strategic Planand the Flower City Strategy.The Official Plan in Sections 4.2.13 and 4.10.3.6 statesspecific policies regarding the broad location, siting,and design of automotive service centres. The purpose of these guidelines is to ensure that these policyrequirements are adhered to, and to further elaborateon them.The Brampton Development Design Guidelines reiterate the vision, list the urban design objectives and principles, and contain design guidelines for implementingthose objectives in new developments. Brampton’sTransportation and Transit Master Plan, GatewayBeautification Program, and another study titled ‘TheStreet Corridor Master Plan’ may be referenced forfurther guidance on the vision for the City’s roads andstreetscapes.SECTION 1 - INTRODUCTION Address how the function and design of servicecentres at important locations relates to the City’svision for these areas. Ensure that residential zones are protected fromnoise, traffic, odours, bright lighting and otherimpacts of automotive service centres. Guide developers, the petroleum industry andautomotive service centre owners and their consultants in the location, planning, and design ofservice stations. Establish planning criteria and design guidelinesfor the siting and design of automotive servicecentres. Through those criteria, familiarize developers andowners at the earliest stages of development withthe City’s expectations for the development ofautomotive service centres. Ensure a high level of quality in the design ofautomotive service centres.Automotive service centres are unique commercialuses because of their combination of vehicular functions and convenience commercial functions. Theyoften occupy prominent and highly visible locations.The guidelines in this document have been developedto integrate into the Development Design Guidelinesand assist in achieving the City’s urban design objectives with respect to this unique building type. Thepurpose of this document is to:The guidelines, which form a detailed section withinthe City of Brampton’s Development Design Guidelines, define the criteria for a high level of planning anddetailed design of service centres under the followingsections: Design Objectives and Principles Site Planning and Built Form Streetscaping and LandscapingEnsure that the planning and design of servicecentres and their associated facilities is consistentwith and promotes the City of Brampton’s visionand civic design objectives, while still meetingfunctional needs of these unique uses.This document is to be used in conjunction with theother official documents mentioned above, and withthe Official Plan, Secondary Plans, Zoning By-laws,and Community Block Plans.Note: It should be noted that several importantlocations in the City are already taken up byservice stations. Any new proposals for servicestations in the City should conform to theseguidelines whether it is a new development or aredevelopment of an existing site.Ensuring a high quality of landscapingPromoting the City of Brampton’s design objectivesPURPOSE OF THE GUIDELINES1
AUTOMOTIVE SERVICE CENTRE GUIDELINES1.2SECTION 1 - INTRODUCTIONBackground - Current Trends and Issues inAutomotive Service Centre DesignThe planning and design of automotive service centreshas evolved over the past number of decades. Service centres originally contained fuel pumps and otherautomotive services and were often combined withneighbourhood convenience and food retail services.Facilities were commonly at a small neighbourhoodscale except at major highway locations. Service centres then evolved into the provision of mainly automotive functions such as gas sales and automotive repairswith only minor convenience retail provisions. Larger facilities which can include: conveniencestore retail, food retail, and automated banking inaddition to gas sales and automated car washes Drive-through facilities with car stacking lanesresulting in larger lot sizes with a very high proportion of asphalt paving Location of new stations at major arterial intersections for maximum exposure and convenienceIn recent decades, automotive service centres havecome full circle and evolved to provide a much widerrange of services including sizable convenience storeand food inventory, coffee and fast food services, aswell as other automotive functions such as automatedcar washes. Automotive repairs are now rarely a component of new automotive service and fueling centres.In addition to vehicle refueling, modern automotivesevice centres are mostly open 24 hours a day andoften contain a multitude of ancillary convenienceservices such as public washrooms, pay phones, bankmachines, convenience products, etc., providing theseservices in times of emergency not only to residentsbut also to taxi cabs, and commercial and police vehicles. Standard prototype designs often in combinationwith vivid colour schemes and graphics Large and high canopies Numerous signs within the same facility, many ofthem can be quite large High levels of lighting to fulfil orientation preferences and security provisionsDevelopments in marketing over recent decades hasalso brought prototype design of built form to automotive service centre design and led to the corporatebranding of built form, signage, materials, and colours.The combination of these factors leads to a numberof current trends affecting today’s design of servicecentres:BACKGROUNDEarly gas stationSome of these trends are positive in nature, while others are presenting conflicts with Brampton’s vision forexcellence in streetscape design, creation of landmarkdevelopment at major gateway intersections in thecity, and the achievement of integrated communitycharacter through a high quality of architecture. However, some recent service centre developments haveachieved a high level of site planning, landscaping, andbuilt form design, fulfilling both civic design excellenceobjectives and functional and retailing needs.Large station with multiple uses2
AUTOMOTIVE SERVICE CENTRE GUIDELINES1.3Application of City’s Vision to AutomotiveService Centre DesignThe primary objectives of the City’s vision regarding thebuilt environment as detailed in the City’s official planningpolicy documents noted in section 1.1 are: “Achieving a high standard of civic design for thewhole city” “Sustaining a high quality of physical environment” “Aspiring to high quality architecture and landscape architecture”SECTION 1 - INTRODUCTION Achieving the Official Plan goal of allowing diversity in development by allowing a range of designexpression Aesthetically and visually attractive interfacesbetween land uses and at community edges andgateways Clear points of community entry with a pleasurableexperience for all users including motorists, pedestrians, and transit users Physical development that balances the vehicularfunctionality of automotive service centres withpedestrian scale orientationThese objectives are also applicable to the developmentof automotive service centres. The guidelines areintended to promote the essential elements of that visionand respond to the changing needs of service centredevelopment. These include: Community design excellence and innovation A visually attractive built environment Celebration of Brampton’s unique floral heritage inall aspects of city building Environmentally sustainable and healthy ecosystems A sense of identity and arrival A distinct community character Coherent physical development that contributes tothe hierarchy of districts, nodes, and corridors andenhances the specific character of its immediateneighbourhoodAPPLICATION OF CITY’S VISION Design that provides efficient and safe circulationfor both vehicles and pedestrians A human scale of building architecture Development that responds to the principles of theCity’s Street Corridor Master Plan Gateway Beautification Program and Flower CityStrategy Development that fulfils marketing and functionalneeds of service centres while incorporating,whenever possible, design strategies that respectthese objectivesCommunity design excellence and innovation through diversity3
AUTOMOTIVE SERVICE CENTRE GUIDELINES2.0DESIGN PRINCIPLES AND OBJECTIVES2.1Design PrinciplesThe design principles for the development of automotive service centres are: To ensure that their location, design, and planning are consistent with the City’s vision and civicdesign objectives. To promote a high quality of development and facilitate effective functionality of automotive servicecentres for their primary vehicular and automotiverelated commercial uses, and to achieve pedestrian friendly design that responds to the changingnature of other commercial uses and activitiesadjacent to service centres. To respect areas that are distinctive in character,through architectural quality that complements thesurrounding community, whether residential, commercial, or industrial. To balance the goals of the industry with other Citypolicies with respect to sustainability.2.2 Enhance the visual experience. Create viewsand view corridors throughout the community andenhance those that already exist. Encourage development of automotive service centres that contribute to high qualitystreetscapes, achieve a high quality of built form,and help to realize the City’s vision for its community edges, street corridors and gateways. Reinforce community character within the privatedomain through excellence in architectural designachieved by design for the human scale, integration of building forms and architectural detailing,and a high quality of architectural materials andcomponents. Design for pedestrian scale and comfort for thosecomponents of service centres for which thesemeasures are applicable and especially thosethat connect to pedestrian access from adjacentstreetscapes. Mitigate the potential negative environmental,noise, and visual effects of automotive servicecentres on neighbouring uses and streetscapes. Respond to context and provide a balance of thecorporate standards with City and area needs. Balance the need for form and identity of particularuses with the need to complement and enlivencontiguous streetscapes. Balance the demand for design that fulfils thespeed of vehicular traffic with the need for designthat responds to pedestrian scaled streetscapeswithin developing urban environments.Design ObjectivesDesign objectives and strategies that support theseprinciples have been listed in the Development DesignGuidelines and in other City documents. Those thatare appropriate to the development of automotiveservice centres are: SECTION 2 - D E S I G N P R I N C I P L E S A N D O B J E C T I V E SDevelop a strong community image and character. Enhance the visual appeal of the communityfrom inside and outside. Create a strong sense ofplace through development of visual character andidentity at all levels.Service centre development at a highly visible cornerHigh quality landscape design with integrated architectural formHigh quality landscaping and coordinated design of service centre componentsDESIGN GOALS & OBJECTIVES4
AUTOMOTIVE SERVICE CENTRE GUIDELINES2.3General Design RecommendationsThe City’s design objectives and principles generategeneral recommendations for the design of automotive services centres that form the basis for the moredetailed guidelines in later sections of this document.These general recommendations are: The location, site planning and detailed design ofservice centres shall reinforce the City of Brampton’s hierarchy of roadways and gateways asdescribed in the Street Corridor Master Plan andthe Gateways Beautification Program. The design of all aspects of automotive servicecentres shall respond to the character of theneighbourhoods and corridors in which they arelocated. This response to context may includespecific site planning and architectural treatmentto relate to and complement the surroundingbuilt form; or, it may be an expression of diversityof design elements that contrast with that localcontext. In all cases, their design shall enhancethe local context.SECTION 2 - D E S I G N P R I N C I P L E S A N D O B J E C T I V E S Automotive service centres will be designed toreinforce street edges and contribute to highquality streetscapes through a combination oftheir site planning, building and canopy locations, and built form architectural quality. Automotive service centres will be designed toachieve superior landscaping that contributesto high quality streetscapes and mitigates thenegative impacts of vehicular functions througha high quality of soft landscape design, hardlandscaping elements, and the use of other elements such as berming or freestanding architectural features. It should also provide superiorinterface at conflicting landuses, with the use oflandscaping and masonry walls. Architectural treatment that relates to surrounding built formThe design of service centres shall provideconvenient, comfortable, and safe pedestrianmovement to elements which will be accessedby pedestrians from within the site, from streetsidewalks, and from transit stops. The designof service centres shall achieve a safe and efficient level of vehicular traffic functions.Architectural features that contribute to high quality streetscapeEmphasis on landscaping along street edgeGENERAL DESIGN RECOMMENDATIONSDesign that reinforces the street edge5
AUTOMOTIVE SERVICE CENTRE GUIDELINES3.0SECTION 3 - S I T E P L A N N I N G A N D B U I LT F O R M G U I D E L I N E SSITE PLANNING AND BUILT FORMGUIDELINESThe vehicular functions of automotive service centresand their gas station bars generate a great deal of traffic and numerous vehicle movements both at accesspoints and within their sites. Multifunctional servicecentres typically have large areas of asphalt paving toaccommodate traffic movements and stacking. Buildings occupy a relatively low proportion of the site area.Site planning and built form design strategies can mitigate many of these impacts through careful placementof buildings and their component parts, the creation ofwell landscaped boulevards and buffers and the introduction of high quality architecture.The detailed design guidelines in this section deal with: Site planningBuilt formGuidelines for landscaping and streetscaping follow inSection 4.03.1Site Planning GuidelinesEnhanced visual experience and higher quality of streetscapeThe design principles for site planning for automotiveservice centres are based on: Developing a strong community characterEnhancing the visual experienceCreating an enriched public domainCreating a high quality of streetscapesDesigning for pedestrian comfortSite planning guidelines are organized under the following headings: Site layout and building locationsSetbacksVehicular access and movementPedestrian access and movementSITE PLANNING GUIDELINES6
AUTOMOTIVE SERVICE CENTRE GUIDELINES3.1.1Site Layout and Building LocationsGeneral Guidelines for Principal Buildings1.2.3.4.Lot size shall be appropriate to the number ofdifferent automotive functions or uses located onthe site.Site planning shall ensure that component elements are properly sited in a compatible mannerwith the existing and proposed context. For example, in an area where surrounding buildings aresited close to or at the street line, service centresite planning should also locate the principal building near the street line.SECTION 3 - S I T E P L A N N I N G A N D B U I LT F O R M G U I D E L I N E SMid-block Sites:1.In large commercial developments, it is recommended that automotive service centres be placedaway from corner locations.2.Principal buildings may be located at the street,with the long façade along the street frontage,or along the side lot line, with the short façadelocated close to the street.Corner Sites:1.Siting of buildings and landscaping shall considerCrime Prevention Through Environmental Design(CPTED) issues.As a basis for developing all site plans, the sitingof the principal buildings at or near the street lineis preferred.Principal buildings may be sited in a number ofways:i.Parallel to side property lines with shortfaçades facing the street to allow visibility ofmain façades and gas bars from other streetsii.At the corner of the lot with gas bars locateddiagonally behind the buildingiii.Towards the centre of site, with canopiesextending towards the streetline5.Siting of payment kiosks and convenience commercial store functions is encouraged to allow theirmain glass facades or entrances to be visible fromthe street.2.Where automotive service centers are permitted atsignificant intersections, the site plan layout shalllocate the principal building at the street line. Sidelot locations are preferred.6.Where possible, commercial elements of principalbuildings should be planned so that they can bedirectly accessed from the adjacent pedestriansidewalk or retail areas. Concentration of visionglass should be at entrances.3.Corner locations are permitted, provided that thestreet-related façade contains a proportion of glassincluding vision glass where feasible, and incorporates an entrance where possible.4.7.Site planning of principal building elements shallbe coordinated with building design to preventblank walls at the street edge.Siting of the principal building towards the centre of the lot will also be acceptable if the use offreestanding architectural and landscape elementssuch as pergolas are employed to reinforce thestreet edge, and that the canopy is of an innovative design to provide visual interest from thestreet view.Principal buildings may be sited in a number of ways,depending on whether the site is a mid-block or cornersite:SITE LAYOUT & BUILDING LOCATIONSPrincipal building site at cornerStreet-related facade containing good proportion of glass as well as an entrance7
AUTOMOTIVE SERVICE CENTRE GUIDELINES5.6.Where automotive service centres are located atcorner intersections within business employmentareas, site plan layouts that locate the principalbuilding at the street line are preferred.Within Heritage Areas, special requirements maybe introduced to ensure that service centers aresensitive to the existing context and make a positive impact on the streetscape. Specific designcriteria and detailing requirements that are appropriate to the historic context will be applied.SECTION 3 - S I T E P L A N N I N G A N D B U I LT F O R M G U I D E L I N E SHowever, care should be taken in their siting sothat they are not adjacent to residential uses.3.1.2Setbacks for buildings and landscaping are intended toreinforce street edges, encourage architectural interestalong pedestrian sidewalks, and create landscapedareas that are visually pleasing and provide somescreening of vehicular site activities.1.Car Washes:1.2.Car wash elements shall be located to the rear orto the back portion of sideyards of service centresto mitigate the impact of traffic. Where they areadjacent to residential zones or other sensitiveuses, their siting and design shall also minimizenoise and lighting impacts.2.Where primary street frontage is not occupied bya building face, a 4.5 meter landscape strip is alsorequired.3.In Heritage areas, the front yard setback forprincipal buildings will be generated by adjoiningsetbacks within the existing context and setbackrequirements specific to the neighbourhood orcommercial area. These shall be reviewed on acase-by-case basis. Principal buildings will belocated to reinforce the existing street edge inkeeping with the pattern of existing setbacks.4.Where automotive service centres are locatedwithin or adjoining commercial centres or neighbourhood centres, their principal building shouldbe sited towards the street to align with those elements of the commercial or neighbourhood centrethat reinforce the street edge.5.Where service centres are located at cornerintersections of arterial roads, at intersections ofarterial roads and collector roads, or at commercial nodes or neighbourhood centres, the setbackof their principal building façade facing the streetshall be a maximum of 6.0 metres.Car wash exits must face away from abuttingresidential properties or be fully screened fromneighbouring residential views.2.3.It is recommended that storage for garbage containers that can be accessed for garbage pickupbe incorporated into the principal building design.Food wastes shall always be stored in climatecontrolled rooms.Where garbage storage accessory buildings andloading areas are separate from the principalbuilding, they shall be enclosed by structures/wallsconstructed of the same materials as the mainbuilding in order to mitigate their visibility fromadjoining streetscapes and adjacent site areas.Garbage, service, and loading areas shall be located to the rear or side yards, away from arterialroads and primary roads, to reduce their visibility.SETBACKSGenerally, a minimum front yard setback of 4.5metres for principal buildings will be required tocreate a landscape strip for quality landscaping.Service centre integrated with commercial plazaGarbage and Loading / Service Areas:1.SetbacksIntegrated site, building, and signage designBuilt form of ancillary buildings integrated with principal building8
AUTOMOTIVE SERVICE CENTRE GUIDELINES6.7.Where exterior amenity spaces, such as outdoorseating areas, are located between the buildingand the street, building setbacks can be increasedto accommodate these areas. This will be addressed on a case-by-case basis.The minimum side yard setback for all structuresto side lot lines (other than flanking streets) shallbe 3.0 metres.8.The minimum rear yard setback shall be 3.0metres.9.Where automotive service centres abut residential,institutional, or prestige employment areas the rearand/or side yard setback abutting the adjacent useshall contain a landscape strip with a minimumwidth of 3.0 metres, for soft landscaping free ofpaved vehicular surfaces.3.1.3Vehicular Access and MovementSECTION 3 - S I T E P L A N N I N G A N D B U I LT F O R M G U I D E L I N E Sminimize disruption of street traffic flow.Stacking Lanes:5.Site planning of service centres shall minimizecurb cuts and crossing of sidewalks to reducedisruption of public streetscapes and pedestrianzones.1.6.Entrances and exits for vehicles should bedesigned with the minimum width that will allow proper vehicular function including for largerdelivery vehicles, and minimize the interruption onstreetscapes and pedestrian comfort.In general, views of stacking lanes from the streetshould be minimized. Stacking and drive-throughlanes should be located at rear or sideyards andnot between the building and the street as per theOfficial Plan (Section 4.10.3.6.2). In certain locations, such as at residential areas, further setbacksor upgraded landscaping/screening measures maybe required.2.Stacking and drive-through lanes, where permitted, shall be screened by buildings, walls, verticalscreens or fencing, landscaping, berms, or combinations of the above in order to minimize viewsfrom adjacent streetscapes.3.The end of stacking lane should not be located tooclose to the access. Entries and exits of stacking and drive-through lanes shall be set back aminimum of 3 meters from front or flanking lot linesto allow landscaping and lessen the impact on thestreetscape.7.For mid-block service station locations, it is preferable to have one access to the service stationrather than two access points.8.For service centres at corner locations, access toarterial roads will be restricted (right-in/right-out).Depending on the location, the access to collectorroads may be restricted (right-in/right-out) as well.Automotive service centres generate traffic by theirfunction, yet they serve pedestrians and passengers.Planning for vehicular site access and routes shouldaccommodate functional traffic requirements and pedestrian safety, and minimize noise and other negativeimpacts of their traffic on adjacent uses and streets.Minimizing disruption of existing street traffic and safetyshould be of high priority.1.All access shall be designed as per City standards.2.Access without islands is preferred.3.Drive-through locations, internal traffic circulation,parking layout, and all other transportation aspectswill be commented on a case-by-case basis.4.Entrances and exits for vehicles should be locatedas far from corner intersections as possible toVEHICULAR ACCESS & MOVEMENTUpgraded landscape strip at pedestrian sidewalkClearly visible entry drive9
AUTOMOTIVE SERVICE CENTRE GUIDELINES3.1.4SECTION 3 - S I T E P L A N N I N G A N D B U I LT F O R M G U I D E L I N E SPedestrian Access and Movement1.Pedestrian access routes and walkways shall beclearly defined.2.Facilitate direct and continuous pedestrian connections from the street, from public sidewalks andfrom transit stops to pedestrian oriented functions,such as convenience commercial uses and payment counters within principal buildings.3.Main pedestrian routes between the city sidewalkand the principal buildings shall be clearly demarcated by walkways or continuous pedestrianpaving or markings. Main entrances to principalbuilding should be clearly delineated, properlyaccessible by pedestrians, and kept free fromobstructive parking.4.Pedestrian routes shall be designed to maximizecomfort and safety.5.Pedestrian access and connections shall conformto barrier-free principles of design and relatedrequirements of the Ontario Building Code.6.Barrier-free accessible parking spaces and relatedcurb cut design shall be provided as per the Ontario Building Code.7.Pedestrian routes must not be obstructed by anykind of product or display and shall be at least 1.5meters wide.PEDESTRIAN ACCESS & MOVEMENTDefined pedestrian routes around service centre sitePedestrian access that maximizes comfort and safetyPedestrian access to principal building from street sidewalkEntrance to principal building delineated and kept free from obstructive parking10
AUTOMOTIVE SERVICE CENTRE GUIDELINES3.2SECTION 3 - S I T E P L A N N I N G A N D B U I LT F O R M G U I D E L I N E SBuilt Form Guidelines2.The architectural design of the building componentsof automotive service centres shall reflect the City ofBrampton’s design principles for developing a strongcommunity character through high quality architecturaldesign and materials, and shall respond to the character of the neighbourhoods and corridors in which theyare located. Built form guidelines are organized underthe following headings: - major glazed areas; reflective glass shouldbe minimized- changes in wall plane and materials- roof overhangs- cornice lines- prominent entrance areas- varied building volume or accent elements- varied yet complementary building materialsBuilding massing and formCanopies, pumps and islandsAncillary buildings and structuresSignage and lighting3.2.1Building Massing and FormThe design of built form within automotive servicecentre sites should ensure that it is compatible with thelocal context. Scale, massing, and detailing should becomplementary to the surrounding uses, building form,and relationship to streetscapes.For example, in office/employment areas, servicecentre design could employ extensive building glazingand larger canopy and signage elements, in keepingwith the larger scale of the surrounding office buildings.Conversely, in residential areas, building size andmaterial selection could be of a more intimate scale, inkeeping with pedestrian-oriented streets and smallerscaled buildings.Principal buildings should be oriented so that theirentrances and major windows are visible andrelate to the streetscape or relate to direct pedestrian connections from public streets.Articulated massing and elevations, high quality varied material and glazingArchitectural detailing and m
The guidelines, which form a detailed section within the City of Brampton's Development Design Guide-lines, defi ne the criteria for a high level of planning and detailed design of service centres under the following sections: Design Objectives and Principles Site Planning and Built Form Streetscaping and Landscaping
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