Central Area Design Study

Town of Tillsonburg Central AreaDesignStudy

August, 2012

Brook McIlroy Inc. / McCormick Rankin Co.

Table of Contents

EXECUTIVE SUMMARY

1.0 INTRODUCTION

1.1

Study Purpose

1.2

Study Process & Application

1.3

Document Structure

1.4

The Study Area

1.5

Physical & Historic Context

1.6

Policy Context

1.7

Consultation

2.0 CENTRALAREA VISION

2.1

Introduction

2.2

Character Areas

2.3

Building Heights

2.4

Gateways & Landmarks

2.5

Parks & Open Spaces

2.6

Urban Circulation

2.7

Opportunity Sites

3.1

Main Street Area Principles

3.2

Secondary Commercial Areas Principles

3.3

Large Format Area Principles

3.4

Residential Areas Principles

3.0 PRIVATE REALM&ARCHITECTURALCONTROLGUIDELINES

3.1

Renovations/ Additions to Heritage Character Buildings

3.2

New Buildings & Renovations/ Additions to Contemporary Buildings

3.3

Signage

3.4

Vehicular Parking & Site Access

3.5

Sustainability

4.0 PUBLIC REALMGUIDELINES

4.1

Vehicular & Pedestrian Circulation

4.2

Open Spaces, Natural Heritage Features & Green Streets

4.3

Streetscape Amenities

5.0 DEMONSTRATION SITES

5.1

Clock Tower / Plaza Site

5.2

Tillsonburg Town Centre Mall Site

5.3

Civic Sculpture / Parkette Site

6.0 IMPLEMENTATIONRECOMMENDATIONS

6.1

Introduction

6.2

Policy & Process Amendments

6.3

Community Improvement Strategies

103

6.4

Central Area Promotional Tools

104

APPENDIXA:

GLOSSARYOFTERMS

APPENDIXB:

SUMMARYOF POLICYFRAMEWORK

APPENDIXC:

URBAN STRUCTUREMAPPING

APPENDIXD:

DEMONSTRATION SITES

APPENDIX E:

HERITAGE RESOURCE INVENTORY

APPENDIX F:

SUMMARYOFTRANSPORTATION ANALYSIS

EXECUTIVE SUMMARY

i Purpose of the Study

3. Create an urban design vision that highlights the diverse character of Central Area of Tillsonburg, while prioritizing inherently sustainable approaches. 4. Identify the unique character areas within the Central Area and prepare area specific visions and urban design guidelines for each. 5. Improve connections within the Central Area as well as between the downtown and the surrounding community. 6. Transform Broadway Street into a weekday, evening and weekend destination with a mix of uses and activities. iii The Study Area The study area is comprised of the Central Area of the Town of Tillsonburg, which is generally bounded by Concession and 3rd Streets to the north, Tillson Avenue, Bloomers Street, and John Pound Road to the east, the Tillsonburg Golf and Country Club to the south, and Kinsmen Participark and its associated ravine system to the west. The study area, which includes a Central Business District as well as adjacent Entrepreneurial Districts, is the most diverse area of the Town with a mix of retail, office, institutional, employment, and residential uses. The Central Business District, centred on Broadway Street, is a significant destination with a variety of retail and restaurants that attract residents and visitors. It contains many cultural and natural amenities including the Public Library, the Station Arts Centre, the Farmer’s Market, and branches of the local ravine system. The Central Area is also close to several other significant cultural and natural amenities, including the Livingston Centre and Fanshawe College satellite campus, Lake Lisgar and the Tillsonburg Golf and Country Club.

The purpose of the Central Area Design Study is to establish urban design recommendations which recognize the importance of the Central Area of the Town of Tillsonburg. Furthermore, the purpose of the Central Area Design Study is to assist in the development of appropriate policies for the Central Area, which can be incorporated into the Official Plan as part of the five year review, as well as to provide a “building block” for future development with Tillsonburg’s Central Area. The Central Area Design Study will also provide a foundation for similar projects in other urban settlements within Oxford County, particularly with respect to research regarding modern urban design initiatives, such as placemaking, planning for healthy communities, and sustainability. ii Study Objectives 1. The Urban design guidelines have five main objectives: 2. Elevate and promote the cultural heritage and built form of Broadway Street.

Tillsonburg Central Library.

Tillsonburg Central Area Design Study

iv Analysis &Consultation An in-depth site analysis was undertaken to examine the existing conditions within the Central Area. The analysis focused on vehicular, pedestrian and cyclist circulation; significant nodes, views and vistas; opportunity sites and parking; character areas; parks and open spaces; street edges and facades; and building heights. The analysis also examined the area for targeted redevelopment opportunities to revitalize the Central Area, and identified corridors targeted for green street treatments. The results of the analysis were brought to the public through a three phased consultation process, which included a public open house / workshop session, a stakeholder workshop session, and an information booth. v Central AreaVision The Town of Tillsonburg has a strong built form character and a well established network of streets. The guidelines and vision look to strengthen the overall character of Broadway Street and to create a more integrated vision for the design of natural areas, open spaces, circulation routes, streetscape design, and the mix of character areas. Three demonstration sites, on sites which are targeted for redevelopment, are used to illustrate the potential implementation of the vision and associated guidelines. vi Guidelines This document contains private realm and architectural control guidelines as well as public realm guidelines. The private realm and architectural control guidelines include recommendations specific to Broadway Street; heritage buildings; new buildings and renovations to contemporary buildings; signage; vehicular parking; bicycle parking; pedestrian and vehicular entrances and exits; and sustainability. Public realm guidelines include

recommendations specific to the vehicular realm; the pedestrian realm; open spaces and green streets; and streetscape amenities.

vii Implementation The vision for Tillsonburg’s Central Area will need to be implemented in three ways, through policy and process amendments, including the application of provincial policy tools, integrated and collaborative design review processes, and Town and local leadership that is committed to the vision and its phasing plan, which guides redevelopment. Since some of the guidelines recommend a change in current practices and services, the cost and operational implications of these changes should be monitored as part of the implementation process. In the event that the cost of operational changes are not endorsed through budget approval, some recommendations may not be implemented.

Demonstration site at clock tower plaza.

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Tillsonburg Central Area Design Study

Introduction 1.0/

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1.1 STUDYPURPOSE

Furthermore, the purpose of the Central Area Design Study is to assist in the development of appropriate policies for the Central Area, which can be incorporated into the Official Plan as part of the five year review, as well as to provide a “building block” for future development with Tillsonburg’s Central Area. The Central Area Design Study will also provide a foundation for similar projects in other urban settlements within Oxford County, particularly with respect to research regarding modern urban design initiatives, such as placemaking, planning for healthy communities, and sustainability.

The purpose of the Central Area Design Study is to establish urban design recommendations which recognize the importance of the Central Area of the Town of Tillsonburg. The document addresses private realm and architectural control guidelines as well as public realm guidelines. The private realm and architectural control guidelines include recommendations for renovations and additions to heritage character buildings; new buildings and renovations to contemporary buildings; signage; vehicular parking and site access; and sustainability. Public realm guidelines include recommendations specific to vehicular and pedestrian circulation; open spaces, natural heritage features and green streets; and streetscape amenities.

Tillsonburg Station Arts Centre.

The recommendations of this report were developed in consultation with members of the public as well as a variety of local stakeholders.

Tillsonburg Central Area Design Study

1.2 STUDYPROCESS&APPLICATION

This document outlines best urban design practices, and includes guidelines that will be implemented through future revisions to the Official Plan and the Town of Tillsonburg Zoning By-Law. As the best practices outlined in this document become common practice, they will evolve. The examples shown in this document provide one example of how the guidelines can be applied, and are not intended to exclude other solutions that meet their intent.

This document is intended to assist the Town of Tillsonburg as well as land owners, developers and the public with clear tools to guide the design of development and redevelopment in the Central Area. The recommendations in this document address the existing and future character of the built environment, streetscaping, landscaping, and open spaces. They also address the scale and continuity of development, existing heritage elements, the use of materials, and dealing with parking and transportation-related issues.

Tillsonburg’s Entrepreneurial Districts include former and existing industrial uses.

Like much of Southwestern Ontario, Tillsonburg’s Central Area contains an abundance of historic yellow brick buildings.

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1.3 DOCUMENTSTRUCTURE

7. Appendices: includes a glossary of terms, a summary of the policy framework, urban structure mapping, demonstration site illustrations, a heritage resource inventory, and a summary of the transportation analysis.

This document consists of seven sections: 1. Introduction: introduces the study including the study purpose, the study process and application, the document structure, an overview of the study area, a summary of the physical and historic context, a summary of the policy context, and a summary of the public consultation process. 2. Central Area Vision: outlines the vision for the Central Area, including unique vision statements and general design principles for each of the identified Character Areas, including the Main Street Area, Secondary Commercial Areas, the Large Format Area, and Residential Areas. 3. Private Realm and Architectural Control Guidelines: provides a set of private realm and architectural control recommendations pertaining to heritage buildings, new buildings and renovations to existing contemporary buildings, and signage both specifically along Broadway Street and throughout the Central Area. 4. Public Realm Guidelines: provides a set of site design recommendations pertaining to parking, open space, entrances and exists, bicycle parking, and sustainability. 5. Demonstration Sites: Establishes demonstration scenarios for three key development sites within the Central Area, addressing matters of built form and massing, land use and programming, site layout and design, landscaping, parking, etc. 6. Implementation Recommendations: provides an implementation framework, which achieves the goals and objectives of the study, outlining policy and process amendments, community improvement strategies, Central Area promotional tools, monitoring and updating processes, future studies, and policy amendments.

Gateway signage mark significant entrances to Tillsonburg’s Central Area.

Broadway Street is characterized by its generous right-of-way width and abundance of angled on-street parking.

Tillsonburg Central Area Design Study

1.4 THE STUDYAREA

The study area is generally bounded by Concession and 3rd Streets to the north, Tillson Avenue, Bloomers Street, and John Pound Road to the east, the Tillsonburg Golf and Country Club to the south, and Kinsmen Participark and its associated ravine system to the west. The study area, which includes the Central Business District as well as adjacent Entrepreneurial Districts, is the most diverse area of the Town with a mix of retail, office, institutional, employment, and residential uses. The Central Business District, centred on Broadway Street, is a significant destination with a variety of retail and restaurants that attract residents and visitors. It contains many cultural and natural amenities including the Public Library, the Station Arts Centre, the Farmer’s Market, and branches of the local ravine system. The Central Area is also close to several other significant cultural and natural amenities, including the Livingston Centre and Fanshawe College satellite campus, Lake Lisgar, and the Tillsonburg Golf and Country Club.

The block housing Coffee Culture, along the west side of Broadway Street, south of Brock Street, represents a significant inventory of valuable heritage buildings.

Legend Study Area Boundary

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1.5 PHYSICAL&HISTORIC CONTEXT

1.5.2 History&Heritage History: The area was settled in 1825 by George Tillson, for whom the Town is named. The Town was incorporated in 1872. By the beginning of the 20th Century, major enterprises were established including milk production,shoe manufacturing, tractor manufacturing, textile manufacturing, and tobacco production. The hospital, which is a significant employer within the Central Area, was constructed in the 1950s. The Town’s Centennial Year, 1972, saw the opening of the Tillsonburg Museum. The Tillsonburg Library was completed in 1975. In 1979, the hospital built an addition, and a new fire hall was constructed in 1979, replacing the old building which was demolished to make way for the Tillsonburg Town Centre Mall, which opened in 1980. Annandale House and the Hale Street Railway Station became public buildings in 1983. Shortly thereafter, Annandale House was restored and converted into a museum, while the Hale Street Railway Station was restored and converted into the Station Arts Gallery.

1.5.1 Location The Town of Tillsonburg is located in the heart of Southwestern Ontario, at the southern end of Oxford County, and serves as a regional centre for industry, commerce, health care, and recreation. The Town is conveniently situated at the junction of Highway 3 and Highway 19, approximately 50 kilometers southeast of London, Ontario. The Town of Tillsonburg has a population of approximately 15,301 according to the 2011 Canadian Census, and occupies a land area of approximately 22 square kilometers, with a population density of approximately 663 persons per square kilometer.

The Town of Tillsonburg is characterized by a radial network of arterial roadways and intersecting ravine systems.

Tillsonburg Central Area Design Study

The majority of residential development within the Central Area was constructed prior to 1977. However, recent residential developments include 3 townhouse units and 23 single detached residential dwellings. Recent commercial retail developments include the Canadian Tire, Shoppers Drug Mart and Staples developmentsin 2004 and the more recent (2009) redevelopment of the Home Hardware on Tilson Avenue. Wal-Mart Canada has assumed the lease of the former Zellers space in the Tillsonburg Town Centre Mall and it is anticipated that Wal-Mart’s relocation from the Norfolk Mall to the Town Centre Mall will occur in 2012. Heritage: The Central Area of Tillsonburg is home to a number of significant heritage resources, including 10 Places of Worship; 2 Educational Institutions; 3 Cultural Resources; 1 Natural Area and Park; and 3 Plaques and Monuments. A complete Heritage Resource Inventory for Tillsonburg can be found in Appendix E.

A number of major residential development projects have been initiated in Tillsonburg over the past 40 years, including several which cater to a growing seniors population (Hickory Hills - 1985; Baldwin Place – 2001). Throughout the 1990s, local efforts led to the revitalization of Lake Lisgar, with the construction of a gazebo, water fountain and walkways into the lake. In 1994, the Central Area was significantly enhanced with the construction of the Rotary Club Clock Tower, which incorporated a clock from the Town’s former Post Office, and a bell from the demolished Town Hall. The Livingston Centre opened in 1998. Named after notable resident Gerry Livingston, the centre provides a wide range of services to residents of the Town and surrounding area. The Community Centre was refurbished in 2004 with renovations and enlargements of the main ice surface. Future developments include a recently approved retirement home complex, which is planned for construction in late 2012.

E.D. Tillson was elected the first mayor of Tillsonburg in 1872. His father, George Tillson, founded the settlement in 1825.

Annandale House is a national historic site, and the home of the Annandale House Museum.

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1.6 POLICYCONTEXT

Throughout the study process, the consultant team reviewed a number of key documents which influence development within the Town of Tillsonburg, and specifically within the Central Area. Many of these documents are study-oriented and will be used to assist in the formulation of policies, while others, including the Tillsonburg Zoning By-Law and Tillsonburg Site Plan Guidelines, will be used as implementation tools. Referenced documents include: • Provincial Policy Statement (2005) , which recognizes the complex inter-relationship among economic, environmental and social factors in planning and embodies good planning principles; • Oxford County Official Plan (2010) , which contains the goals, objectives and policies established primarily to manage and direct physical change and effects on the social, economic and natural environment of the Town of Tillsonburg, and includings a vision and strategy for the Central Area as well as relevant sub- districts; • Tillsonburg Zoning By-Law (2011) , which controls the use of land by dividing the municipality into different land use zones with detailed maps, specifying the uses permitted in each zone, specifying where buildings and other structures can be located, stating the types of buildings that are permitted and how they are used, and specifying lot sizes and dimensions, parking requirements, building heights and setbacks from the street; • Tillsonburg Site Plan Guidelines (2011) , which inform potential developers and the public about the use of Site Plan Control, the requirements for Site Plan approval, and to provide guidelines for site plan preparation and review;

• Tillsonburg Recreation Master Plan (On-Going) , which provides a comprehensive framework articulating the needs and priorities for recreation programs, facilities, culture, parks, sports fields, trails and open space; • Tillsonburg Trails Master Plan (2008) , which provides a guide for the future of our trail system whereby non-motorized, multi-user trails are systematically linked in an effort to connect people and places while enjoying our beautiful town and the natural beauty of the Town’s trails.; • Tillsonburg Downtown Streetscape Master Plan (1996) , the goal of which is to strengthen the aesthetics and function of the downtown; and • Oxford County Commercial Policy Review (2009) , which contains a series of directive that guide proper planning and the structure of urban areas. A detailed summary of the Policy Framework can be viewed in Appendix B: Summary of Policy Framework.

Study Area boundary for the Tillsonburg Downtown Streetscape Master Plan.

Tillsonburg Central Area Design Study

1.7 CONSULTATION

1.7.1 Steering CommitteeMeetings The Town of Tillsonburg appointed a Steering Committee to assist the consultant team in the preparation of this document. The Steering Committee included a broad range of groups and stakeholders representing a variety of interests within the study area. 1.7.2 Public OpenHouse / Workshop In January 2012, the consultant team attended and facilitated a public open house / workshop session, which allowed a broad group of individuals including the consultant team, Town Staff, key stakeholders and members of the local community, to gather information and focus on developing a vision for the Central Area. The open house / work shop was structured around group- based exercises, where participants engaged in focused discussions and provided feedback on a variety of issues, including public realm improvements, promoting active transportation, establishing building design standards as well as standards for signage and other urban design elements. Each group-based exercise was facilitated by a team member with a view to answering questions and supporting group discussions. Interactive tools for gathering feedback were employed, including annotated maps which were marked-up by participants, and precedent surveys that allowed participants to choose between different urban design elements pertaining to built form and the public realm. 1.7.3 Stakeholder Workshop In February 2012, the consultant team attended and facilitated a workshop session with a variety of local stakeholders, including developers, as well as property and business owners. Valuable input was received, which influenced the study process.

1.7.4 Public Information Booth In February 2012, the consultant team operated a public information booth at both the TIllsonburg Town Centre Mall and the Tillsonburg Community Centre. The booth included three display boards, which informed the public of the study process. It also included a worksheet exercise and questionnaire, which allowed the public to provide feedback.

1.7.5 ProjectWebsite

Throughout the study process, the consultant team worked with Town staff to provides updates on the project website. This gave the public an opportunity to download materials and access links to completed work.

Public information booth at the Tillsonburg Town Centre Mall, February 2012.

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Tillsonburg Central Area Design Study

Central AreaVision 2.0/

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2.1 INTRODUCTION

The Town of Tillsonburg has a strong built form character and a well established network of streets. The guidelines and vision contained within this document look to strengthen the overall character of Broadway Street and to create a more integrated vision for the design of natural areas, open spaces, circulation routes, streetscape design, and the mix of character areas. The intent of the following section is to define the unique character of the urban environment that makes up the Central Area, and to provide direction on how urban design guidelines can strengthen the character of Broadway Street and support the overall connectivity of the Central Area.

Broadway Street is characterized by generous sidewalk widths on either side.

Legend Study Area Boundary

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Tillsonburg Central Area Design Study

2.2 CHARACTERAREAS

Tillsonburg’s Central Area is comprised of several character areas. Mixed-use main street development lines the Broadway Street corridor, flanked to the east and west by large format retail, secondary commercial and office uses, which are surrounded by residential areas in all directions. Through future development, opportunities exist to improve and extend the main street condition along Broadway Street throughout the Central Area. Opportunities also exist to improve the transition between the core area and surrounding residential areas, through infill development and improving street edge conditions within surface parking areas. Refer to Appendix C: Urban Structure Mapping for larger versions of all urban structure maps.

Residential areas are characterized primarily of single family detached dwellings, many with some degree of heritage character.

Legend Main Street Area Large Format Area Secondary Commercial Area Residential Area Institutional Buildings Improved Edge Condition Study Area Boundary

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2.2.1Main Street Area (Broadway Street)

2.2.2 Large Format Area (East of Broadway Street)

The length of Broadway Street, between Bridge and London Streets, is lined primarily with mixed-use main street development. However, one exception includes the Broadway Street facade of the Tillsonburg Town Centre Mall, which incorporates large blank wall segments and a rhythm and proportion of retail facades which is not in keeping with the main street character of Broadway Street. Through future development, opportunities exist to improve and extend the main street condition along Broadway Street. This can be accomplished by reconstructing the facade of the Tillsonburg Town Centre Mall to incorporate materials and proportions which are in keeping with the main street character of Broadway Street. The main street treatment is also proposed to be extended along Broadway Street north to Venison Street and south to Prospect Street, as well as along intersecting streets, wrapping the corner of Broadway Street and extending into adjacent secondary commercial and large format areas. Establishing quality landmark street oriented gateway buildings at the north and south ends of the study is recommended in Section 2.4 Gateways and is a central focus of this document.

The large format area is generally bounded by Broadway and Harvey Streets to the west, Venison Street and the adjacent ravine system to the north, Lisgar Avenue to the east, and Brock Street to the south. This area contains primarily large format retail development, either in the form of standalone buildings or as part of the Tillsonburg Town Centre Mall, as well as a few utility and service buildings, and vast expanses of surface parking. Through future development, the guidelines focus on recommendations to improve street edge conditions in surface parking areas and to create an improved transition between the large format retail area and adjacent areas including the main street, secondary commercial and residential areas. Such improvements can be achieved by greening the surface and edges of parking areas, providing street furnishings, seeking opportunities for limited development adjacent to the street edge, and by strengthening pedestrian connections throughout the area.

Opportunities exist to improve and extend the main street condition along Broadway Street.

Opportunities exist to improve street edge conditions in surface parking areas and to create an improved transition to adjacent uses.

Tillsonburg Central Area Design Study

2.2.3 Secondary Commercial Areas (Flanking Broadway Street)

2.2.4 Other Areas (Residential,

Institutional, Industrial &Service Commercial)

Tillsonburg’s secondary commercial areas generally surround the main street area of Broadway Street, between Venison and Prospect Streets, occupying sites on either side of Bidwell Street. They also generally run along the length of Brock Street between Cat Alley and the ravine, as well as the length of Oxford Street between Cat Alley and Bloomers Street. Secondary commercial areas generally incorporate neighbourhood-related office uses or convenience-related retail uses. Through future development, the main street treatment along Broadway Street will be extended north to Venison Street and south to Prospect Street. This will result in the conversion of some of the Broadway Street secondary commercial areas into main street areas. Broadway Street development is recommended to wrap the corners of intersecting streets. The intention is that the main street character will begin to transition into adjacent secondary commercial areas and influence the character of the adjacent streets. It is also recommended that a consolidated way-finding program along Broadway Street provide directional signage to the Secondary Commercial Areas to the east and west, making Broadway Street the organizing and destination spine of the downtown.

A diversity of areas surrounds Tillsonburg’s main street, large format, and secondary retail areas. The residential areas are characterized by single family detached dwellings, semi-detached dwellings, seniors housings, and other multi-unit residential buildings. These areas also incorporate a number of institutional buildings including the Tillsonburg Hospital, long term care facilities, nursing / seniors homes, places of worship, a school, and other facilities. The residential areas have a potential to accommodate additional residential redevelopment in more compact building forms. Through future development, residential areas are anticipated to remain stable and are not expected to accommodate significant development. However, opportunities may exist to expand the Tillsonburg Hospital site, and redevelopment opportunities may exist within the former industrial lands located north of Concession Street on the west side of Tillson Avenue. Expansion and redevelopment of these areas is recommended to reflect and respond to the character of the adjacent neighborhoods. For example, any future hospital redevelopment should respond to the natural areas to the west and to the existing surrounding residential context.

There is an opportunity to transition the main street character of Broadway Street into the adjacent secondary commercial areas.

There is a desire to maintain stability throughout existing residential areas.

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2.3 BUILDINGHEIGHTS

The buildings, which line either side of Broadway Street, between Concession and Bloomer Streets, range in height between 1 and 3 storeys. The majority of these buildings are between 2 and 3 storeys. These are intermixed with several single storey buildings. Through future development, priority should be given to the redevelopment of single storey buildings to 2 or 3 storeys. This will help to intensify Broadway Street, as well as provide greater consistency in the streetwall condition along its length, producing a tighter- knit and more intimate urban environment. Recommendations for future building heights include: • It is recommended that new development along Broadway Street and in the Entrepreneurial District be between 2 to 5 storeys, and that the maximum height be achieved only if the development meets the setback and height recommendation outlined in the guidelines. • Outside of the Central Business District, appropriate building height and massing should be determined in reference to the adjacent context (for low and mid-rise buildings) and through an analysis of any shadow impacts on the surrounding residential areas (for taller apartment buildings). Generally, building heights should be no less than 7 metres, where bungalows are desirable, or 2 storeys. Refer to Appendix C: Urban Structure Mapping for larger versions of all urban structure maps.

Some segments of Broadway Street contain a continuous streetwall condition, while others do not.

• Legend 1 Storey 2 Storeys 2.5 Storeys 3 Storeys Study Area Boundary

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Tillsonburg Central Area Design Study

2.4 GATEWAYS&LANDMARKS

Tillsonburg’s Central Area is characterized by a series of significant nodes, gateways, views and vistas which, combined, provide structure and definition to the urban area. Through future development, opportunities exist to focus development within and surrounding these nodes and gateways in a manner which frames and enhances significant views and vistas. Recommendations for redevelopment or development in proximity to Major and Minor Gateway sites include: • When new development is proposed adjacent to a landmark building or structure the design, scale, massing use of materials within the new development should be reviewed within the context of the adjacent landmark structure, and should be sympathetic, without emulating or mimicking its design. Such buildings and structures provide a unique opportunity to give further definition to the urban area through the use of architectural qualities. Many such buildings exist within the Central Area, including the Tillsonburg Town Centre (1); the Station Arts Centre & Tillsonburg Farmers Market (2); the Tillsonburg Public Library (3); the Tillsonburg District Memorial

Hospital (4); the Tillsonburg Information Centre & Customer Service Centre (5); St. Paul’s United Church (6); Rolph Street School (7); Avondale Zion United Church (8); and St. Mary’s Roman Catholic Church (9). • It is not intended that gateways be signage locations, however, future development and/or landscaping would represent the character of the area beyond. Gateway sites, both major and minor, need to act as entrance features into the downtown area and should be defined by their high quality built character. Refer to Appendix C: Urban Structure Mapping for larger versions of all urban structure maps.

Legend Major Node / Gateway Minor Node / Gateway Significant View / Vista Park / Open Space Key Buildings Study Area Boundary

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2.5 PARKS&OPENSPACES

spaces for business, spill out spaces for retail events and potentially Town programmed areas. Improvements to the existing public space network include: • Expansion and enhancement of the Tillsonburg Clock Tower plaza (located at southwest corner of the intersection of Broadway and Bridge Streets). • Expansion and enhancement of the Civic Sculpture parkette (located at the southeast corner of the intersection of Broadway and Oxford Streets). • Bookending the central area with outdoor spaces to sit, relax, eat, chat, etc. • Opening up the World War One Memorial Plaza (located in front of the Tillsonburg Town Centre Mall) to create usable space for pedestrians to sit, relax, eat, chat, etc., by removing the fencing which surrounds the memorial and, where possible, incorporating

Tillsonburg’s Central Area is defined, and bounded, by an extensive and inter-connected system of natural open spaces. This system provides the area with an enviable asset of natural amenities. Through future development, opportunities exist to capitalize on this asset. The Central Area contains four small urban parkettes and plazas. These spaces contain landmark structures, monuments, and public art features. Opportunities exist to create additional urban parkettes and plazas, and to transform these spaces into significant anchors or nodes, creating points of interest and activity along the Broadway Street Corridor. The “potential” urban parkettes, plazas, and public spaces (identified on the facing page) represent potential gathering and programmable spaces within the downtown. Establishing usable open spaces along Broadway Street is particularly important as they would provide amenity

World War One Memorial at the Tillsonburg Town Centre.

Tillsonburg Clock Tower.

Tillsonburg Central Area Design Study

grade changes to make the space more easily accessible. • Sidewalk activities / spillout spaces along Broadway Street and wrapping corners into adjacent streets. • sidewalk sales, restaurant and cafe patios, etc. Refer to Appendix C: Urban Structure Mapping for larger versions of all urban structure maps.

The urban parkette located at the intersection of Broadway and Oxford Streets is the most significant park space within the Central Area.

Lake Lisgar

Parkette

WWI Memorial Plaza

ClockTower / Plaza

Civic Sculpture / Parkette

Legend Natural Open Space System Lake Lisgar Tillsonburg Golf Club Urban Parkette / Plaza (Existing) Urban Parkette / Plaza (Potential) Study Area Boundary

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Tillsonburg Golf&CountryClub

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2.6 URBANCIRCULATION

2.6.1 Pedestrians &Cyslists

Tillsonburg’s Central Area is well serviced by bicycle routes and multi-use trail systems, which take advantage of the Town’s well established compact street grid and natural open space networks to enhance connectivity and active transportation circulation between the Central Area and the surrounding Town. Through future development and capital road improvement programs, opportunities exist to expand this network to create additional linkages, and to provide bicycle storage facilities at key nodes / locations to encourage active transportation. Through the consultation process and detailed review of the study area it was determined that Broadway Street should not accommodate cycling but that connections from Broadway to the adjacent areas including the ravines should be enhanced for pedestrians and cyclists. The typical challenges to pedestrians within the study

Tillsonburg’s Central Area has a well connected and compact structure of streets and blocks which contributes to the overall connectivity of the community. While vehicular circulation is well served with good access, parking and a strong rear lane system, both pedestrian and cycling amenities can be improved. Recommendations to the existing downtown circulation network include: • Expansion of existing multi-use trail system (through ravine system connecting to Lake Lisgar to the north, through ravine system south of Brock Street connecting Brock and Oxford Streets, through ravine system east of the Central Area) • Expansion of existing bicycle circulation (along Rolph Street between Concession and Baldwin Streets, along Bridge Street between Rolph Street and Lisgar Avenue, and along Lisgar Avenue between Concession and Brock Streets) moving in the future to a network of dedicated cycling paths. • Improved pedestrian connections (through Canadian Tire Site between Bridge and Durham Streets, through the Tillsonburg Town Centre Mall and associated surface parking lot between Broadway Street and Lisgar Avenue, and through surface parking area south of Ridout Street between Harvey Street and Lisgar Avenue) • Improved connections between Central Area, surrounding areas, ravines, Lake Lisgar, and other open / natural spaces

The Central Area is characterized by short blocks and a continuous grid system, with regular pedestrian crossings.

Tillsonburg Central Area Design Study

area include the width and number of curb cuts and pedestrian visibility at intersections at side streets and rear alleyways. Given the compact and walkable nature of the downtown it is recommended that key challenge areas are individually addressed and improved to encourage walking downtown. The improved pedestrian and cyclist connections identified on the adjacent map represent one possible approach, and have been illustrated for the purpose of future implementation. Primary pedestrian and cyclist routes should be coordinated with the design of green street as described in Section 2.6.3, and through the completion of a comprehensive Cycling Master plan in order to determine preferred routes and phasing strategies. Refer to Appendix C: Urban Structure Mapping for larger versions of all urban structure maps.

An existing multi-use trail connection at the western termination of Bridge Street.

Legend Bicycle Lock Location (Potential)

Bicycle Route (Existing) Bicycle Route (Potential) Multi-Use Trail (Existing) Multi-Use Trail (Potential)

Mid-Block Connection (Potential) 5 Minute Walking Circle (400m) Study Area Boundary

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2.6.2 Streetscape Design

Within the Central Area, three different types of streetscape design have been identified, through an analysis of the urban structure. These include Primary Street, Secondary Street and Tertiary Streets. As capital improvement projects occur, the design and treatment of these street types should maintain similar characteristics and design principles. Outlined below are the design principles by street type. Primary Street: These are the organizing streets for the community and are expected to be the central access roads to and from the downtown area. The design of the streetscapes should be focused on vehicular travel and pedestrian circulation. Where possible sidewalks should be no less than 1.8 metres wide and be buffered from the road with a minimum 1.5 metre boulevard. Tree planting should be continuous along the length of the street to provide shade to pedestrians and frame the edges of the road way. Secondary Street: Secondary Streets are identified as streets that define the edges of the core area, and support key destinations within the downtown such as the hospital. The design of streetscapes should be focused on pedestrian and cyclist travel while

accommodating vehicles. Where possible the sidewalks should be no less than 2 metres wide and be buffered from moving vehicles with on-street parking lanes and, if possible, a widened travel lane to safely accommodate cyclists. Cyclist routes around the downtown should be marked by signage. Tertiary Street: Tertiary or local streets are the less traveled streets that complement the overall circulation of the downtown with a fine grain block structure. These streets are primarily pedestrian streets and should be designed with a focus on pedestrian comfort and the encouragement of slow moving vehicular traffic. Please refer to Appendix F: Summary of Transportation Analysis, for more information.

Legend Primary Street (Existing) Secondary Street (Existing) Tertiary Street (Existing) Tertiary Connection (Potential) Intersection (Signalized) Study Area Boundary

North

Tillsonburg Central Area Design Study

2.6.3 Green Streets

Layering on top of the proposed street design hierarchy are also the recommendations for creating green streets. Green Streets provide connections between existing open spaces, new open spaces, nearby multi-use trails and the surrounding Central Area. Green street treatments are recommended to be tree- lined corridors. These corridors are intended to create important visual links and enhance pedestrian and cyclist experiences travelling within and surrounding the Central Area.

Green streets provide connections between existing open spaces, new open spaces, nearby multi-use trails and the surrounding Central Area.

Lake Lisgar

Parkette

Legend Bicycle Route (Existing) Bicycle Route (Potential) Multi-Use Trail (Existing) Multi-Use Trail (Potential) Mid-Block Connection (Potential) Green Streets (Potential) Natural Open Space System Urban Parkette / Plaza (Existing) Urban Parkette / Plaza (Potential)

WWI Memorial Plaza

ClockTower / Plaza

Civic Sculpture / Parkette

North

Tillsonburg Golf&CountryClub

Study Area Boundary

Brook McIlroy Inc. / McCormick Rankin Co.

2.7 OPPORTUNITYSITES

Tillsonburg’s Central Area contains a rich inventory of buildings, which frame its streetscapes, promoting a sense of vitality and creating animation. However, portions of its streetscape frontages are lined with large surface parking lots, which detract from the quality of the built environment. Through future development, opportunities exist to transform these spaces into new buildings with active streetscape frontages. Opportunity Sites are prominent vacant sites with significant potential to provide positive contributions to the built environment. Soft sites are under-utilized sites which have the potential to accommodate a more appropriate use. For example, with respect to the Canadian Tire site on the north side of Bridge Street between Broadway Street and Lisgar Avenue, an opportunity exists to improve pedestrian connections through the site, easing accessibility between the Central Business District to the west and residential areas to the north and east by mitigating the impacts of significant grade changes along both Bridge Street and Lisgar Avenue. Refer to Appendix C: Urban Structure Mapping for larger versions of all urban structure maps.

The pedestrian arcade adjacent to the Tillsonburg Central Library provides a mic-block connection between Broadway and Bidwell Streets.

Legend Opportunity Site Soft Site Public Parking Study Area Boundary

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Tillsonburg Central Area Design Study

2.7.1 Demonstration Sites

Section 5: Demonstration Sites incorporates development scenarios for three key development sites. These sites have been identified by various stakeholders throughout the study process as being key to the long- term revitalization of the Central Area. The first demonstration site is located on the southwest corner of the intersection of Broadway and Bridge Streets. This site is currently occupied by the Tillsonburg Clock Tower, a small plaza and is surrounded by surface parking lots. The second demonstration site is located between Broadway Street and Lisgar Avenue, south of Bridge Street. The site is currently occupied by large surface parking areas, and the north and east facade of their associated Tillsonburg Town Centre Mall. The third demonstration site is located on the southeast corner of the intersection of Broadway and Oxford Streets. The site is currently occupied by a small parkette as well as a 2 storey commercial building and associated surface parking lots. Please refer to Section 5.0: Demonstration Sites for more information.

The Tillsonburg Town Centre has been identified as one of three demonstration sites.

Legend Demonstration Sites Study Area Boundary

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Brook McIlroy Inc. / McCormick Rankin Co.

2.8 MAIN STREETAREA PRINCIPLES

The following principles outline priority recommendations that have been developed to guide the evolution of Broadway Street’s architectural character, regardless of period or style. The Vision for the Main Street Area (Broadway Street) is located in Section 2.2.1. Additional information can be found in Section 3.1 Renovations/ Additions to Heritage Character Buildings, Section 3.2 New Buildings & Renovations/ Additions to Contemporary Buildings, Section 3.3 Signage, 3.4 Vehicular Parking & Site Access, Section 3.5 Sustainability, Section 4.1 Vehicular & Pedestrian Circulation, Section 4.2 Open Spaces, Natural Heritage Features & Green Streets and Section 4.3 Streetscape Amenities.

Maintain Consistent StreetWall In order to create a continuous and unified pedestrian experience, buildings should maintain a regular alignment and should avoid setbacks at street level from the front property line. The heights and massing of buildings should complement neighboring properties to create a continuous and cohesive urban fabric.

Create Active Edges and aVibrant Streetscape In order to encourage an active and well-used pedestrian streetscape, businesses should consider various strategies that will bring life to the street-edge. Strategies for this could include: locating regularly-used business activities to the front of the building where they are most visible, maximizing transparent glazing, and providing well-lit interiors and appealing visual displays. Professional services are particularly encouraged to implement these strategies. Maximize Glazing at Street Level All buildings should emphasize the street-level experience by maximizing the amount of glazing in this area. This will optimize views into and out of each building; create a strong connection between interior and exterior spaces, provide visual intrigue, and allow for window shopping.

Ensure Building Entrances Address Broadway Street The primary entrance for each business on Broadway Street should face the street. This results in a more continuous shopping experience, increased pedestrian traffic, and a livelier streetscape.

Tillsonburg Central Area Design Study

Legend Main Street Area

Institutional Buildings Study Area Boundary

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Encourage Sidewalk Useswhen Appropriate Sidewalk uses such as café’s and dining terraces can successfully bring life to a street by increasing the diversity of activities at street level, providing outdoor dining options, and increasing opportunity for chance encounters, casual surveillance and people watching. Broadway’s extremely generous right-of-way width could allow for a widened sidewalk, creating enhanced opportunity for street- side dining. Respect and Complement theHeritage Character of the Downtown Broadway Street has a wealth of heritage buildings that contribute to its overall character and visual beauty. All new buildings, infill projects and renovations should respect, complement and strengthen the heritage fabric of Tillsonburg’s Central Area, by using complimentary materials and proportions. Heritage elements should always be retained and/or refurbished when necessary. Maintain a Consistent Proportion and Sense of Rhythm In order to ensure a visually consistent streetscape, buildings should maintain a consistent proportion and regular sense of rhythm. This includes regularizing the general patterns of building heights, setback and stepbacks, first storey heights, glazing patterns, and signage patterns. Address Side Streets,Corner Sites, andBack Alleys Corner lots should address not only Broadway Street, but also any intersecting side streets by providing glazing, signage and secondary entrances where appropriate. Long expanses of blank wall should be avoided. Rear alley’s should have secondary entrances when appropriate, adequate lighting, screened outdoor storage areas and reasonable quality finishes.

Brook McIlroy Inc. / McCormick Rankin Co.

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