Streetscape Character Manual A Streetscape Character Analysis is a scoped Neighbourhood Character Statement & Compatibility Report for Low-Rise Residential Infill & Intensification How to use this manual: 1 2 The first section of this manual provides instruction and guidance for completing a Streetscape Character Analysis. The second section of this manual includes four (4) fillable pages that should be submitted with your planning or development application. When to submit a Streetscape Character Analysis: You are proposing a new low-rise residential building or major addition (single detached, semi-detached, duplex, triplex, fourplex) AND It is located in an existing residential neighbourhood (Zone R1, R2, R3) AND You require one of the following applications: Site Plan Application Consent to Sever Application Committee of Adjustment Applications Streetscape Character Manual 1
How to use CityMap Digital interactive mapping for London is available at: http://maps.london.ca/citymap/ CityMap will show the following layers: Properties/Parcels Buildings Streets and Street Names Address Numbers Aerial Photography With CityMap you will be able to: Search for your property address Zoom and pan around to see the surrounding properties Turn on and off various layers This online tool can help you select the appropriate buildings for your Streetscape Character Analysis. 2
Determining your Streetscape The NCS will look at the predominant characteristic of the streetscape based on 6 categories. The predominant characteristic for each is determined by the most frequent characteristic of the 17 closest buildings to the subject property. Select your streetscape in this way: 1. Select 4 properties on both sides of the subject site and 9 directly across the street. 3. If there are less than 9 properties on either side of the street within the same block segment: Continue your selection onto the adjacent blocks until you reach 17 properties total. 2. If there are less than 4 properties on one side of the site: Select the 8 closest properties on the same side of the street and 9 directly across the street, staying within the same block segment. 4. If the site is near a dead end or non-residential property (school, commercial area, etc.): Select the 17 buildings in closest distance proximity by wrapping around the block onto intersecting streets. Streetscape Character Manual 3
A. Front Yard Condition Landscape includes grass, plants, walkways and patio areas. Landscape does not include any paved surface meant for parking cars. A.1 Landscape across the entire property width There is no space for vehicles visible from the street. Parking must be provided from a rear laneway. A.2 Landscape across the entire building width Parking and driveways are located only in the side and rear yard. A.3 Landscape across a portion of the building A parking space is located fully or partially in front of the building, either as a legal front yard parking space or as a driveway leading to a garage. 4
B. Building Height For the purpose of this analysis, a storey can be considered to have usable space if there is a full sized window on that floor. B.1 1 storey If there does not appear to be any usable rooms above the first floor. B.3 2 stories If the second storey of the house appears to have the same amount of usable floor space as the main storey. B.2 1.5 stories If there is usable floor space on the second storey, but it apears smaller than the first storey because of roof pitch. Also, if there is a backsplit or sidesplit building where a portion of the building is raised half a storey above the other. B.4 2+ stories If there is usable space above the second storey. Streetscape Character Manual 5
C. First Floor Elevation First floor elevation should be measured from the ground counting the number of steps up to any porch or stoop. Include the level of the porch or landing as one step. C.1 0 to 2 steps above grade C.3 6 or more steps above grade C.2 3 to 5 steps above grade 6
D. Garage Location Garage location will fall into one of the following categories. D.1 Attached garage Attached garages are connected to the building, with or without living space above. An attached garage may be only attached through a roof structure. D.2 Detached garage or no garage Detached garages can be located in the side yard, slightly set back from the main building or in the rear yard, not visible from the street. Streetscape Character Manual 7
E. Porches and Stoops Whether a porch is provided, and the characteristics of that porch or stoop will fit into one of the following categories. E.1 Porch across entire width of building A covered or uncovered porch across the entire front of the main building E.3 Stoop or landing A small landing, covered or uncovered where there is no room to place a chair. E.2 Porch across a portion of building A covered or uncovered porch across a portion of the main building, large enough to place a chair. E.4 No porch or stoop Front door exits directly to stairs or at grade. Also includes porches that have been entirely enclosed and do not include a stoop. 8
F. Materials The main cladding material(s) on the building should be recorded. Most buildings consist of only 1 or 2 main materials. Materials used for detailing, porches or rear additions, etc. should not be included. F.1 Brick F.3 Stone F.2 Siding F.4 Other (eg. Stucco) Streetscape Character Manual 9
10
PART 1: Draw Your Streetscape Step 1: Find your property on CityMap and draw the general lot pattern of the surrounding properties. Or print a map and attach it. Step 2: Label the streets and address numbers on the surrounding properties. Identify your property. Step 3: Select the closest 17 properties and label them 1 to 17. Highlight or circle the assigned numbers to differentiate them from the addresses. These number will relate to the numbers along the top of the tables on the following pages. Example Streetscape Drawing Streetscape Character Manual 11
PART 2: Streetscape Character Step 1: In person or on Google Streetview, go property by property checking off the most fitting characteristic for each of the categories below. Check off only one characteristic per property for A, B and C. Step 2: Tally up the total number of properties that fit into each characteristic. Write the sum under the TOTAL column. A. Front Yard Condition 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 TOTAL A.1 A.2 A.3 Landscape across entire property Landscape across entire building Landscape across portion of building B. Building Height 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 TOTAL B.1 B.2 B.3 B.4 1 storey 1.5 storeys 2 storeys 2+ storeys C. First Floor Elevation 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 TOTAL C.1 C.2 C.3 0 to 2 steps above grade 3 to 5 steps above grade 6 or more steps above grade 12
PART 2: Streetscape Character Step 1: In person or on Google Streetview, go property by property checking off the more fitting characteristic for each of the categories below. Check off only one characteristic per property for D and E. Check off all materials that apply for F. Step 2: Tally up the total number of properties that fit into each characteristic. Write the sum under the TOTAL column. D. Garage Location D.1 Rear detached garage or no garage D.2 Attached garage 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 TOTAL E. Porches and Stoops E.1 Porch across entire building E.2 Porch across portion of building E.3 Stoop or landing E.4 No porch or stoop 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 TOTAL F. Materials F.1 Brick F.2 Siding F.3 Stone F.4 Other 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 TOTAL Streetscape Character Manual 13
PART 3: Compatibility Step 1: Write the most frequent characteristic for each category from the Streetscape Character tables on the previous pages (eg. A.3). Step 2: Identify whether you intend to incorporate that dominant characteristic into your design by circling YES or NO. Step 3: Where the answer is NO, provide your reasoning and justification. RESULT FROM A: Are you incorporating this category into your design? YES / NO If No, please provide justification: RESULT FROM D: Are you incorporating this category into your design? YES / NO If No, please provide justification: RESULT FROM B: Are you incorporating this category into your design? YES / NO If No, please provide justification: RESULT FROM E: Are you incorporating this category into your design? YES / NO If No, please provide justification: RESULT FROM C: Are you incorporating this category into your design? YES / NO If No, please provide justification: RESULT FROM F: Are you incorporating this category into your design? YES / NO If No, please provide justification: 14