Context and Compability
Compatibility with the surrounding neighbourhoods is critical for all new development, adaptive reuses, or building retrofits. Some of the biggest considerations for ensuring that any new project constructed in the core of the city are compatible include density, character, height, traffic, and parking, and how these areas are potentially impacted by the project.
As each site has a specific context, it is not appropriate to simply copy a building design used elsewhere, something that has become more common with national chains adopting a corporate architecture approach to development. For this reason the site features and the surrounding context should always be considered when creating a new development. In order for a project to be truly compatible, it must be result in a design that is informed by the neighbouring buildings, as well as, the built form and streetscape of the wider neighbourhood or district. The pattern of local streets, building styles and materials, and area-specific attributes and history all help to determine the context to which all developments should strive to fit in with.
The compatibility of projects with the surrounding neighbourhood is of the utmost importance. Compatibility does not necessarily mean having development that is the same as what is surrounding it. Compatibility with the surrounding neighbourhood means that it will fit in with the surrounding neighbourhood and buildings with respect to the prevailing architectural styles and building materials; building height and scale; building setbacks; and, other all of the other ways that the building relates to its surroundings.
Planning Tools to Implement Good Design
The Provincial Policy Statement (PPS) is the statement of the government’s policies on land use planning. It applies province-wide and provides clear policy direction on land use planning to promote strong communities, a strong economy, and a clean and healthy environment. One of the most recent additions to PPS relates to the quality of design for the built environment. Specifically, the PPS promotes a built form that “is well-designed; encourages a sense of place; and, provides for public spaces that are of high quality, safe, accessible, attractive and vibrant.”
There are a number of the tools provided by the Planning Act and other legislation (e.g. the Municipal Act, Heritage Act, etc) that will prove useful in ensuring that new development meets this Provincial standard and is compatible to downtown Windsor, including:
Site Plan Review – Site Plan Review is the process used by the City of Windsor to implement Section 41- Site Plan Control of the Ontario Planning Act. The Planning Act enables municipalities to exercise their authority to examine the technical and design aspects of a proposed development;
Architectural Design – through the City’s Official Plan policies, it is permissible to consider the exterior design of buildings. This would allow for careful consideration of the character, scale and appearance of proposed buildings in relation to the rest of downtown Windsor. These items would be considered as part of the Site Plan Review Process;
Design Guidelines – are a set of discretionary statements that communicate the design expectations for a particular area. They also function to preserve and enhance the desired character of existing neighborhoods and improve the aesthetic and functional quality of new development projects, including implementing some of the important architectural elements and design details that result in a compatible development.
Each of these tools is either currently being used by the City of Windsor, or is being recommended for consideration by this plan to maintain a high level of design that is compatible with the study area.
Improvements to Existing Buildings
The overall appearance of corridors is influenced the appearance of each individual building and property along the corridor.
RECOMMENDATION: Offer financial incentives for commercial/ mixed use building facade improvements within the vibrant commercial districts and existing commercial buildings with proposals for façade improvements.
RECOMMENDATION: Offer financial incentives for commercial/ mixed use building facade improvements for vacant buildings with proposals for adaptive reuse.