Windmill Road Corridor Zoning

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Windmill Road
Windmill Road Corridor Case Study
The case study below compares the existing build form context with the allowable full build-out under current regulations and the possible full build-out under proposed
regulations. The specific site was chosen, as it highlights key attributes of the proposed regulations for its respective corridor.
Existing Build Form Context
Full Build-out Under Current Regulations
Current zoning regulations focus on controlling and separating uses, i.e. commercial, residential and institutional
uses. These regulations may include maximum heights, maximum lot coverage, and minimum requirements for
parking and building setbacks to property lines. However, the existing regulations do little to encourage good
design and only minimally reflect adjacent properties. The lack of design guidelines can result in a building that
overwhelms its site, that does not positively contribute to the pedestrian experience, and which overshadows its
adjacent neighbourhood.
Possible Full Build-out Under Proposed Regulations
The regulations under consideration will encourage mixed use residential and commercial developments along
corridors, which will contribute to the concept of complete and walkable neighbourhoods. In some cases,
maximum proposed heights will be greater than what is allowed under existing regulations. In other cases,
the maximum proposed heights will be less than what is currently allowed. In both cases, however, the proposed
height framework will better reflect the build form context of the existing neighbourhoods, all the while allowing
for economically viable building heights. The maximum height and massing controls which will be applied to each
site will preserve sky views, will ensure a minimum amount of sunlight on sidewalks, and will mitigate against
adverse wind conditions. New design guidelines will result in an aesthetically pleasing architecture and will
ensure a positive pedestrian experience.