URBAN DESIGN BRIEF planning/da... · 2020-05-22 · urban design brief proposed residential...
Transcript of URBAN DESIGN BRIEF planning/da... · 2020-05-22 · urban design brief proposed residential...
URBAN DESIGN BRIEFPROPOSED RESIDENTIAL DEVELOPMENT PCL PLAN-1, SECTION M172, BLOCK E, OAKVILLE, ONTARIO
JANUARY 15, 2018 - PROJECT NO - 16087
CONTENTS INTRODUCTION
The Project
The Client
The Team
The Purpose of the Urban Design Brief
Planning & Urban Design Documents
CONTEXTUAL ANALYSIS
Town Vision
Subject Site
Goals and Objectives
Immediate Context
Transportation Network
POLICY CONTEXT (Livable Oakville)
High Density Residential
Urban Design Guidelines
DESIGN CONTEXT
General Guiding Design Principles
Public Realm & Complete Streets
Streetscape
Design Guidelines for Built Form
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Building Placement & Compatibility
Frontage & Setbacks
Tower Spacing & Orientation
Building Technologies
Building Interface & Scale
Entranceways
Amenity Areas
Building Design
Tall & Mid-Rise Buildings
Building Base & Ground Floor Treatment Building Middle/Top Section
Building Materials
Design Guidelines for Site Organization
Landscaping
Pedastrian Circulation
Vehicular Circulation
Parking
Lighting & Signage
Service, Loading & Storage Areas
CONCLUSION
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1.1
1.2
1.3
1.4
1.5
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2.1
2.2
2.3
2.4
2.5
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3.1
3.2
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4.1
4.1.1
4.1.2
4.2
4.2.1
4.2.1.1
4.2.1.2
4.2.1.3
4.2.2
4.2.2.1
4.2.2.2
4.2.3
4.2.3.1
4.2.3.2
4.2.3.3
4.3.3.4
4.3
4.3.1
4.3.2
4.3.3
4.3.4
4.3.5
4.3.6
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1INTRODUCTION
The Project
The Client
The Team
The Purpose of the Urban Design Brief
Planning & Urban Design Documents
1.1
1.2
1.3
1.4
1.5
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JANUARY 15, 2018 2
URBAN DESIGN BRIEF
20 McCraney Street Proposed Residential Development20 McCraney St., Oakville, Ontario
Branthaven Homes has over 45 years experience as a master builder of custom estate homes, and has grown into one of Canada’s premier homebuilders and developers of stunning single-family homes, executive townhomes, condominiums and master-planned communities in some of the most desirable residential areas of GTA West and Southern Ontario.
Branthaven McCraney Inc. is proposing a new residential development in the Central Area of the Town of Oakville. The proposed development consists of a 10-storey apartment building with a 5-storey section, a total of 219 units and 320 vehicle parking spaces. The site is legally known as PCL Plan-1, Section M172, Block E — herein referred to as the “subject site” or “subject proposal”. Site Plan Approval is required as well as a subsequent minor variance application to increase the number of units on the property to 219 units.
This Urban Design Brief has been prepared by Ruth Victor & Associates and Kirkor Architects on behalf of Branthaven McCraney Inc. in support of the site plan application for the new residential apartment building. The purpose of this report is to illustrate the project design principles and rationales, and to demonstrate that the proposed development implements good urban design principles and conforms to the relevant Town urban design policies.
This Urban Design Brief is comprised of two main sections: Policy Context and Design Context. The fi rst section discusses the existing context of the site and its’ current conditions which then set out the initial design parameters for the proposed development, while the second section summarizes the relevant Town urban design policies and describes how the proposed development addresses these guidelines and implements the Town’s vision and strategies for this Central Area of Oakville.
1.2 The Client
1.1 The Project 1.4 Objective1.3 The Team
RUTH VICTOR & ASSOCIATES
The team at Ruth Victor & Associates have over 30 years of urban planning experience in creating sustainable, livable, and thriving communities.
KIRKOR ARCHITECTS
The team at Kirkor Architects has over 38 years of undertaking large-site, urban intensifi cation projects comprising complex, mixed-use programs on major urban projects in Vancouver to masterplans for municipalities in the Greater Toronto Area.
ADESSO DESIGN INC
The award-winning landscape architecture team at Adesso Design Inc. off ers expertise in public and park spaces, urban design, green roofs, visual impact assessments, and stormwater management.
INTRODUCTION
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20 McCraney Street Proposed Residential Development20 McCraney St., Oakville, Ontario
INTRODUCTION
The Livable by Design Manual (“LbDM”) provides comprehensive and detailed design direction for development and capital projects to ensure designed and built elements are integrated with their surroundings and result in projects that not only provide function, but are aesthetically pleasing, support community vitality, and improve the overall livability of Oakville.
The purpose of the LbDM is to visually articulate the design objective of the Livable Oakville Plan, to set clear expectation for preferred design and development proposals, and to provide guiding principles and urban design directions for the creation of detailed design documents through the following principles:
1.5.2 Livable by Design
1.5.1 Livable Oakville
The purpose of the Livable Oakville Plan (“OP”) is to establish a framework and policy context for the Town of Oakville that coordinates land use and infrastructure requirements to ensure that the anticipated growth can be accommodated.
General Design Principles Tall and Mid-Rise Building Design Principles
○ Building Base, Middle, & Top ○ Building Base, Middle, & Top ○ Entranceways ○ Frontage & Setbacks ○ Tower Spacing & Orientation ○ Transition to Adjacent Surroundings ○ Building Details & Materials ○ Amenity Areas
Design Directions for Site Organization ○ Landscaping ○ Pedestrian Connections ○ Parking, Vehicular Access & Circulation ○ Lighting & Signage
This Urban Design Brief addresses the following:
Oakville Offi cial Plan (Livable Oakville) Oakville Urban Design Guidelines (Livable by Design)
Fig. 1.5.2 Livable by Design Manual Cover Fig. 1.5.1. Livable by Oakville Offi cial Plan
1.5 Planning & Urban Design Documents
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2 CONTEXTUAL ANALYSIS5
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TOWN VISION
SUBJECT SITE
GOALS & OBJECTIVES
IMMEDIATE CONTEXT
TRANSPORTATION NETWORK
2.1
2.2
2.3
2.4
2.5
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20 McCraney Street Proposed Residential Development20 McCraney St., Oakville, Ontario
SUBJECT LANDS
SUBJECT LANDS
Fig. 2.1.1. Schedule A1 Urban Structure from Offi cial Livable Oakville Plan
2.1 Town’s Vision
The proposed development is located within Central Oakville. This area is a designated “Residential Area” under Schedule A1 (Urban Structure) (Fig. 2.1.1) of Livable Oakville and thus the proposed development represents an important residential infi ll project in an area easily accessible by public transit and located in close proximity to a Sheridan College.
CONTEXTUAL ANALYSIS
127.40m
152.
69 m
2.2 Subject Site
The subject site is located on McCraney Street East. The subject lands are a total of 1.420 ha (3.51 acres) and is located on the north side of McCraney Street East, west of Trafalgar Road and east of Sixth Line, with frontage onto McCraney Street East.
10M DRIPLINE7.5M SETBACK LINE
Fig. 2.2.2. Topo Survey of the Subject Site
SUBJECT LANDS
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20 McCraney Street Proposed Residential Development20 McCraney St., Oakville, Ontario
CONTEXTUAL ANALYSIS2.3.2 Proposal Objectives
The Region of Halton is expected to accommodate 820,000 people and 390,000 jobs by the year 2031, and 1,000,000 people and 470,000 jobs by the year 2041. Of this, Oakville’s population is expected to grow to 255,000 people and 127,000 jobs by the year 2031, and while the majority of this growth is expected to take place within the designated growth areas of North Oakville East, a portion of this expected growth is to be accommodated through the development of the Residential and Employment Areas within the existing built boundary - within which the subject lands are located. The Town’s Offi cial Plan states that growth within the built-boundary and established neighbourhoods are expected to provide for an additional 14,390 units through intensifi cation, provided that the respective land is appropriate and said redevelopment is compatible with the general character of the surrounding area. The proposed development aims to assist with the targeted residential growth of the Town on a piece of land that is designated in the local Offi cial Plan and zoned for High Density Residential use.
2.3.1 Development Summary
2.3 Goals & Objectives
The proposed development consists of a 10-storey residential apartment building divided into two ‘wings’ or sections: a 5-storey wing located at the front portion of the subject site, and a 10-storey wing located at the rear portion of the property. The proposal provides a total of 320 vehicle parking spaces; 254 of which are located underground, while the remaining 66 parking spaces are located at surface level. The proposed development provides indoor amenity function with fronting onto McCraney Street, surface parking spaces located at the western portion of the site, and landscaped areas to the east and north.
The proposed development consists of a total of 219 residential units comprised of the following breakdown:
SUBJECT SITE
UNIT TYPE # UNITS1 BEDROOM 1442 BEDROOM 75
SUBJECT SITE
CONSEIL SCOLAIRE VIAMONDE
SHERIDAN COLLEGE
OAKVILLE TRANSIT BUS ROUTE 19 to OAKVILLE GO AND UPTOWN CORE
SHERIDAN COLLEGE
Conseil Scolaire Viamonde
WHITE OAKS SCHOOL
McCraney St East
Montclair Dr
Fig. 2.3.1 Aerial View of the Subject Site showing the Surrounding & the Views to the Site
2.4 Immediate Context
The proposed development is located on McCraney Street East, west of Trafalgar Road and east of Sixth Line. The lands to the west are Conseil Scolaire Viamonde, the lands to the south are the South Campus of White Oaks Secondary School and the lands to the east are comprised of townhouse dwellings built in the 1970s. This particular parcel of land (to the east of the subject lands) is accessed via a vehicular driveway directly abutting the subject property to the east, and a number of the townhouse dwellings back onto the subject lands.
The larger Central Oakville Area is a neighbourhood generally undergoing numerous infi ll developments including private residential single-family renovations and is thus a neighbourhood in transition. There is a mix of housing types from townhouses to larger, newly constructed single-family dwellings. White Oaks Secondary School is located directly on the opposite side of McCraney Street East, while the northern campus is, located to the west of the subject site and currently undergoing construction and is designed in a contemporary style. The subject site is bordered to the north by natural heritage and trails, and is adjacent to Sheridan College’s Oakville Campus which has two vehicular access points from Trafalgar Road.
B A
B
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20 McCraney Street Proposed Residential Development20 McCraney St., Oakville, Ontario
MONTCLAIR DR
MCCRANEY STREET EAST
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Fig. 2.4.1. Views of the Site
CONTEXTUAL ANALYSIS
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20 McCraney Street Proposed Residential Development20 McCraney St., Oakville, Ontario
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SUBJECT LANDS
SUBJECT LANDS
2.5 Transportation Network
The subject site is located along McCraney Street and is serviced by bus route #19. This route operates between the River Oaks community to the north, Sheridan College in the center, and the Oakville GO Station to the south. The proposed development is also located within walking distance to Trafalgar Road, which is also serviced by a number of bus routes, including #13, #20, #24, #26, #120, and #190 (Fig. 2.5.1). As per Schedule C of the Offi cial Plan (Fig. 2.5.2), McCraney is a designated Major Collector,
and connects development is also located within walking distance to Trafalgar Road, which is also serviced by a number of bus routes, including #13, #20, #24, #26, #120, and #190 (Fig. 2.5.1). As per Schedule C of the Offi cial Plan (Fig. 2.5.2), McCraney Street is a designated Major Collector, and connects Trafalgar Road (a Major Arterial road) with Sixth Line (a Minor Arterial road). The Queen Elizabeth Way (a Provincial Highway) is located just south of the proposed development. In addition, McCraney Street is a proposed
bike lane (Fig. 2.5.3), and thus the subject lands are well situated with regard to accessibility from both public transit and private vehicle. The proposed development is also located adjacent to a walkway that connects directly to Sheridan College on the northern side of the McCraney Valley.
Fig. 2.5.2. Schedule ‘C’ (Transportation Plan) with the location of the Subject Lands highlightedFig. 2.5.1. Map showing the Existing Bus Routes within the Vicinity of the Subject Lands (identifi ed)
SUBJECT LAND
CONTEXTUAL ANALYSIS
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20 McCraney Street Proposed Residential Development20 McCraney St., Oakville, Ontario
Fig. 2.5.3. Schedule ‘D’ (Active Transportation Master Plan) with the location of the Subject Lands highlighted
SUBJECT LANDS
SUBJECT LANDS
CONTEXTUAL ANALYSIS
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POLICY CONTEXT
HIGH DENSITY RESIDENTIAL
URBAN DESIGN GUIDELINES
3 POLICY CONTEXT — Livable Oakville (Offi cial Plan)11
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3.0
3.1
3.2
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20 McCraney Street Proposed Residential Development20 McCraney St., Oakville, Ontario
SUBJECT LANDS
Fig 3.0.1. Schedule E (Land Use Schedule Boundaries) with the location of the Subject Lands highlighted.
3.0 POLICY CONTEXT — Livable Oakville (Offi cial Plan)
The lands that are subject to the policies of Livable Oakville Plan are shown in Fig. 3.0.1 with the location of the subject lands circled, while the specifi c designation of the subject land within the Central Oakville Area is shown in Fig. 3.0.2:
SUBJECT LANDS
SUBJECT LANDS
Fig. 3.0.2 Schedule I (Central Land Use) showing the Location of the Subject Lands
POLICY CONTEXT
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20 McCraney Street Proposed Residential Development20 McCraney St., Oakville, Ontario
3.1 High Density Residential 3.2 Urban Design
The proposed development is designated as High Density Residential as per Schedule I (Fig. 3.0.2) of Oakville’s Offi cial Plan (“OP”). Section 11 supports residential infi ll development within High Density Residential areas, and encourages redevelopment to: maintain, protect and enhance the character of existing residential areas; encourage an appropriate mix of housing types, densities, design, and tenure throughout the town; promote housing initiatives to facilitate revitalization, compact urban form, and an increased variety of housing types; and promote innovative housing types and forms to ensure accessible, aff ordable, adequate, and appropriate housing for all socio-economic groups.
Section 11.1.8 states that intensifi cation on lands designated Medium and High Density Residential are appropriate where lands are underutilized, and that such development are to follow the following policies:
• The built form is compatible with the surrounding neighbourhood;• Gradation in building height shall be used to achieve transition in
height from adjacent development;
• Surface parking shall be minimized on site;• Impacts on the adjacent properties shall be minimized in relation to
grading, drainage, circulation, and privacy;• Transportation system should adequately accommodate anticipated
traffi c volumes; • Utilities shall be adequate to provide an appropriate level of service
for new and existing residents.
The proposed development has been designed to mitigate negative impacts to the adjacent existing residences to the east, as well as stepping the building back in order that it meets, and in some cases, exceeds, the 45-degree angular plane test from that property line. The proposed building is of modern architectural style (Fig. 3.1.1) to refl ect both the under-construction institutional building to the west, as well as to meet and address various urban design guidelines laid out in section 6.0 of the Offi cial Plan and the entirety of the Livable by Design Manual discussed in Section 4.0 of this Brief.
Livable Oakville lays out guidelines for urban design within the built boundary. Section 6.0 highlights the importance of good urban design as an integral part of the planning process and enables the creation of stimulating, vibrant, and livable places while being a key component in creating a defi nable sense of identity. It promotes redevelopment opportunities within the built boundary to achieve a high standard of urban design and architectural quality to provide an innovative and diverse urban form that promotes a sustainable, dynamic, and livable environment. The general objectives for urban design are to provide for:
• Diversity, comfort, safety, and compatibility with the existing community;• Attractive, barrier-free, and safe public spaces;• Innovative and diverse urban form and excellence in architectural design; • The creation of distinctive places and locales.
While it is the purpose of the Oakville Offi cial Plan to set out the policies for urban design, it is the purpose of the Livable by Design Manual to implement these policies at a detailed level. Thus, each of the urban design aspects of the project will be discussed as they relate to both the Offi cial Plan (Livable Oakville) and the Livable by Design Manual in order to mitigate repetition and to streamline the important guideline principles that are laid out in both offi cial documents.
POLICY CONTEXT
Fig. 3.1.1. Side Perspective of the Proposed Building
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General Guiding Design Principles:
Public Realm & Complete Streets
Streetscape
Design Guidelines for Built Form:
Building Placement & Compatibility
Building Interface & Scale
Building Design
Design Guidelines for Site Organization:
Landscaping
Pedestrian Circulation
Vehicular Circulation
Parking
Lighting & Signage
Service, Loading & Storage Areas
4 DESIGN CONTEXT — Livable by Design Manual
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4.0 DESIGN CONTEXT - Livable by Design Manual
4.1 General Design Principles
The Livable by Design Manual (“LbDM”) provides comprehensive and detailed design directions for development within the built boundary of Oakville to ensure designed and built elements are integrated with their surroundings and result in projects that not only function, but are aesthetically pleasing, support community vitality, and improve the overall livability of Oakville.
The purpose of the Livable by Design Manual is to:
Visually articulate the design objectives of the Livable Oakville Plan; Set clear expectations for preferred design and development
outcomes; Establish an assessment for preferred designs for the review of
development proposals; , Provide guiding principles and urban design directions for the
creation of detailed documents.
The Livable by Design Manual lays out a number of Guiding Design Principles that are to be implement for new development within the build boundary of Oakville. These principles are as follows:
Creating distinct and vibrant communities by developing buildings streetscapes, and spaces that are permanent and enduring, memorable and adaptable;
Fostering compatibility and context-specifi c design by ensuring massing, height, rhythm, street presence, and materials can co-exist with established surroundings;
Enhancing connectivity and accessibility by promoting choices for mobility and improved accessibility via walking, driving, cycling, or taking transit;
Integrating sustainability and resiliency through compact development supported by alternative transportation modes, promoting green building design and incorporating alternative energy sources;
Preserving built heritage, cultural, and natural resources that are of legacy;
Inspiring creativity and innovation through a range of innovative design solutions that positively respond to the scale and materiality of the local context
As stated already, this section will encompass urban design policies and guidelines set out in the Town’s Offi cial Plan and Livable by Design Manual, and will make the distinction if one is specifi cally being referred to.
This section of the Urban Design Brief will be broken into the following categories:
Public Realm & Complete Streets Streetscape
Built Form ○Building Design
• Massing, Setbacks & Building Sections ○Entranceways ○Building Materials
Landscaping Pedestrian Circulation Vehicle Circulation Parking Lighting & Signage Service, Loading, & Storage Area
Fig. 4.0.1 Ground Floor Plan
DESIGN CONTEXT
8
NL
132.73
40
NL
132.56
1859
IB 131.96
SIB
IP
132.61
IB
SIB
132.31
132.31
133.19
133.19
133.19
133.19
87
SIB
7505
7512
SIB
89
NL
7516
IB
7521
SIB
90
NL
7527
SIB
91
NL
7531
SIB
92
NL
754
SI
SCR
5"E
N76°34'50"E
34.90
N55°48'00"E
21.924
7.5m SETBACK
7.500
7.500
CB
131.49
CB
131.52
131.72
131.60
131.74
SIGN
131.93132.10
132.36
132.47
132.50
132.51
132.51
132.50
132.32
132.43
132.39
131.97
131.77
131.64 131.76
131.82
MH
131.79
131.66
131.80
132.45
132.30
132.25
LS132.07
132.07
132.25
132.28
132.42
132.38
132.24
132.30
132.28
132.27
SIGN
131.86
131.86
131.72 13
1.85
131.76
CB
131.69
131.90
131.91 131.90
MH
131.90
132.37
WV
132.34
132.52
132.54
132.39
132.36
132.30
132.30
132.23
SIGN
132.27
132.26
132.21
WV
SIGN
131.98 84
132.00
131.91
21319
132.19
132.14
13
11
132.07
SIGN
132.4
1
NL
132.32 132.44
132.29
132.35
132.64
30
NL
132.28
132.38
BH?
132.42
132.20
2143C
HK 90
132.27
132.25
132.19
132.18
SIGN
131.35
131.28
130.50
130.47
129.28
129.28
128.88
31
NL
132.19
32
NL
132.39
132.19
132.19
132.29
132.33
132.60
33
NL
132.07
132.35
132.53
132.69
132.71
2
132.32
132.33
132.33
132.4
2
ZBRIDGE
ZBRIDGE1
RIDGE1
RIDGE MW
132.6512
129.12
12
128.16
36
NL
132.19
132.22
132.50
132.53
132.55
132.55
132.36
132.65
31.58
132.55
132.13
75
2227C
HK 33
132.24
132.17
132.04
132.06
131.94
128.87
128.04
12128
129.00
129.32
128.77
131.81
2248C
HK 31
131.91
131.55
132.03
132.00
38
SCR
130.58
131.89
131.57130.30
128.0
127
127.91
128.26
127.77
127.80
128.28
129.04
127.77
127.69
129.35
129.06
ZBRIDGE
129.02
ZBRIDGE
128.92
ZBRIDGE
128.95
BRIDGE
128.99
128.00
39
NL
131.42
131.20
131.64
131.43
131.46
130.84
131.18
131.60
41
NL
131.64
127.63
128.57
128.09
127.80
127.34
127.30
127.74
127.97
127.62
127.05
42
NL
127.27
43
NL
127.30
128.60
128.54
128.39
127.87
128.05
128.44
127.83
127.8212
7.17
127.22
127.74
131.55
131.63 131.63
131.53
131.17
131.60
130.88
132.05
131
131.80
132.28
132.03
131.78
131.84
HV
CBOX
U/G HV
U/G HYDRO
132.31
FH
TRAIL
TRAIL
BRIDGE
DGE
WATERS EDGE
ASPHALT
CRW
BOREHOLE
REGIONAL FLOOD
ELEVATION = 128.5
CC
NL
NL
133.03 Top Nut
DL8
DL8
DL9
DL11
DL12
DL13
DL14
DL
DL10+-
SCR
132.52
CB
SIGN
13132.13
132.49
132.50
132.48
132.43
132.49
132.41
132.48
132.42
132.40
132.45
132.38
132
132.1
9
132.28
11W
132.51
W132.54
W
132.64
Z13
133.34
133.17
132.48
132.37
132.05
132.26
SIGN
SIGN
133.28
132.38
132.53
132.65
2784
CB
132.12132.60
132.61
132.55
132.57
2789
CB
132.08
132.47
132.58
2792C
B132.13
132.46
132.43
132.51
FENCE
BOARD FENCE
FENCE
FENCE
FENCE
(P1 & Msd)
(N56°44'10"E P1)
NORTHEAST CORNER OF
BLOCK E, PLAN 20M-172
BF BFCLFWIFBFWIFBFBF
FENCE
0.17 WEST
FENCE
FENCE
FENCE
FENCE
132.31
G1
R1
S1
R3
S5S4S3
R1
G1
S2
G2
R4
R2
S1
S4
S3
S2
G2
R3
R2
Oakville
Garbage
Truck
Custom
Oakville
Garba
ge Tru
ck
Custom
Oakville
Garbage
Truck
Custom
1049 ft²
97.50 m²
654 ft²
60.78 m²
995 ft²
92.45 m²1415 ft²
131.46 m²
1504 ft²
139.75 m²1504 ft²
139.75 m²
1504 ft²
139.75 m²
1504 ft²
139.75 m²
1504 ft²
139.75 m²
1500 ft²
139.35 m²
585 ft²
54.32 m²639 ft²
59.35 m²
684 ft²
63.56 m²
684 ft²
63.56 m²
684 ft²
63.56 m²
2256 ft²
209.58 m²
1613 ft²
149.81 m²
578 ft²
53.71 m²842 ft²
78.19 m²
573 ft²
53.19 m²
546 ft²
50.74 m²
690 ft²
64.10 m²
195 ft²
18.09 m²
258 ft²
23.95 m²732 ft²
68.02 m²
Plot Date: File Path:1/8/2018 11:16:49 AM C:\Users\bsong\Documents\REVIT 2015 WORKING FILES\16087 - 20 McCraney - exterior loading 2017.12.07_bsong.rvt
Scale: 1 : 250
JANUARY 15, 2018 15
URBAN DESIGN BRIEF
20 McCraney Street Proposed Residential Development20 McCraney St., Oakville, Ontario
7 7(P2 7
(7. 7
(P2
(P(7 7(P2 7
(P2
8
NL
132.73
40
NL
132.56
1859
IB 131.96
SIB
IP
132.61
IB
SIB
132.31
132.31
133.19
133.19
133.19
133.19
87
SIB
7505
7512
SIB
89
NL
7516
IB
7521
SIB
90
NL
7527
SIB
91
NL
7531
SIB
92
NL
7540
SIB
SCR
E
N76°34'50"E
34.90
N55°48'00"E
21.924
7.5m SETBACK
7.500
7.500
CB
131.49
CB
131.52
131.72
131.60
131.74
SIGN
131.93132.10
132.36
132.47
132.50
132.51
132.51
132.50
132.32
132.43
132.39
131.97
131.77
131.64 131.76
131.82
MH
131.79
131.66
131.80
132.45
132.30
132.25
LS132.07
132.07
132.25
132.28
132.42
132.38
132.24
132.30
132.28
132.27
SIGN
131.86
131.86
131.72 13
1.85
131.76
CB
131.69
131.90
131.91 131.90
MH
131.90
132.37
WV
132.34
132.52
132.54
132.39
132.36
132.30
132.30
132.23
SIGN
132.27
132.26
132.21
WV
SIGN
131.98 84
132.00
131.91
2131.93
132.19
132.14
131.99
132.04
132.1
132.07
SIGN
132.4
1
NL
132.32 132.44
132.29
132.35
132.64
30
NL
132.28
132.38
BH?
132.42
132.20
2143C
HK 90
132.27
132.25
132.19
132.18
SIGN
131.35
131.28
130.50
130.47
129.28
129.28
128.88
31
NL
132.19
32
NL
132.39
132.19
132.19
132.29
132.33
132.60
33
NL
132.07
132.35
132.53
132.69
132.71
132.32
132.33
132.33
132.4
2
ZBRIDGE
ZBRIDGE1
RIDGE1
RIDGE MW
132.651
129.12
1
128.16
36
NL
132.19
132.22
132.50
132.53
132.55
132.55
132.3
132.65
.58
132.55
132.13
75
2227C
HK 33
132.24
132.17
132.04
132.06
131.94
128.87
128.04
112
129.00
129.32
128.77
131.81
2248C
HK 31
131.91
131.55
132.03
132.00
38
SCR
130.58
131.89
131.57130.30
128.
12
127.91
128.26
127.77
127.80
128.28
129.04
127.77
127.69
129.35
129.06
ZBRIDGE
129.02
ZBRIDGE
128.92
ZBRIDGE
128.95
BRIDGE
128.99
128.00
39
NL
131.42
131.20
131.64
131.43
131.46
130.84
131.18
131.60
41
NL
131.64
127.63
128.57
128.09
127.80
127.34
127.30
127.74
127.97
127.62
127.05
42
NL
127.27
43
NL
127.30
128.60
128.54
128.39
127.87
128.05
128.44
127.83
127.8212
7.17
127.22
127.74
12
131.55
131.63 131.63
131.53
131.17
131.60
130.88
12 13
132.05
131.99
131.80
132.28
132.03
131.78
131.84
HV
CBOX
U/G HV
U/G HYDRO
132.31
FH
TRAIL
TRAIL
BRIDGE
GE
WATERS EDGE
ASPHALT
CRW
BOREHOLE
REGIONAL FLOOD
ELEVATION = 128.56
CC
NL
NL
133.03 Top Nut
DL8
DL8
DL9
DL11
DL12
DL13
DL14
DL15
DL10+-
SCR
132.52
CB
132.
132
13
132
SIGN
132 1
SIGN
132.13
R 2450
CB132.13
132.49
132.50
132.48
132.43
132.49
132.41
132.48
132.42
132.40
132.45
132.38
132.17
132.1
9
132.28
132.6
Z-C
132.7
132
WIF
132.51
WIFWIF
132.54
WIF
132.64
Z-W
WIF 13
132.93
133.34
133.17
132.48
132.37
132.05
132.26
13133
SIGN
SIGN
133.28
133.3
3 131
132.38
132.53
132.65
2784
CB
132.12132.60
132.61
132.55
132.57
2789
CB
132.08
132.47
132.58
2792C
B132.13
132.46
132.43
132.51
FE
0.3
FENCE
BOARD FENCE
0
FENCE
F 0
FENCE
FEN
0.18
FENCE
(P1 & Msd)
(N56°44'10"E P1)
NORTHEAST CORNER OF
BLOCK E, PLAN 20M-172
BF BFCLFWIFBFWIFBFBF
CHAIN LINK FENCE
FENCE
0.17 WEST
FENCE
FENCE
FENCE
FENCE
132.31
Oakville
Garbage
Truck
Custom
Oakville
Garba
ge Tru
ck
Custom
Oakville
Garbage
Truck
Custom
Plot Date: File Path:1/8/2018 11:15:53 AM C:\Users\bsong\Documents\REVIT 2015 WORKING FILES\16087 - 20 McCraney - exterior loading 2017.12.07_bsong.rvt
NTS
Scale: 1 : 300
NTS
NTS
NTS
Fig. 4.0.2 Site Plan
4.1.2 Streetscapes
4.1.1 Public Realm & Complete Streets
Section 2.2 of the Livable by Design Manual and section 6.4 of Livable Oakville speak to streetscapes, stating that they will enhance the local context and create a sense of identity, promote a pedestrian-oriented environment that is safe, attractive, and barrier-free, and provide cohesion and seamless and transitions between the public and private realms. In addition, Section 6.4.2 of Livable Oakville mandates that new development should contribute to the creation of a cohesive streetscape by placing the principal building entrances towards the street and street intersections and to frame the street and provide a sense of enclosure. The proposed building is oriented towards McCraney Street in order to enhance the public realm and streetscape along said frontage. As mentioned in Section 3.2.1 of this Brief, the proposed development incorporates increased architectural treatment around this entranceway in order to distinguish it as an entrance. This main entrance is located near the intersection of McCraney Street and Montclair Drive, and adjacent to the existing bus stop; thus promoting public transit. The proposed building is setback 8.55m from the property line, therefore facilitating easy pedestrian movement (Fig. 4.0.2). Section 6.2.4(c) of Livable Oakville highlights the importance of variation in facade articulation and details, including the incorporation of trees, plantings, furnishings, and lighting, while providing appropriate setbacks to create transitions from the public to private realms. The proposed building is located close to the street in order to provide a visually interesting and interactive street experience for the public.
Continuous sidewalk lead into and out of the proposed site with pedestrian inviting paving and texture for ease of access. The pedestrian network within site would be fully illuminated with appropriate landscape screening and buff ering to identify public versus private spaces. Bike parking and bike
Sections 6.2 & 6.3 of Livable Oakville speak to the importance of the public realm and complete streets, stating that redevelopments will include comfortable and accessible public spaces, furnishings, trees and landscaping, and enhance the quality of spaces for public life. The proposed development has frontage onto McCraney Street East, which includes an enhanced architectural treatment of the building in order to enhance the public realm. The proposed amenity area is located at the front of the proposed building; opposite the intersection of McCraney Street East and Montclair Drive. The amenity area fronting onto McCraney with a highly visible glazed facade includes an exercise room and a yoga area. The exercise rooms are intended to be occupied by residents throughout the day into the evening. Together with an animated street lobby sheltered by an articulated featured canopy with downlights, the McCraney facade treatment will be animated with appropriate paving patterns, benches and planters to support a secure friendly walkable environment for pedestrians. (Fig. 4.0.1 & 4.0.2)
storage has been located in safe, secure areas for use by residents and visitors. Drop-off areas will be surfaced appropriately to facilitate barrier free access to the building from the sidewalks and parking area. Services and above ground utilities will be screened with fences or plant material.
DESIGN CONTEXT
JANUARY 15, 2018 16
URBAN DESIGN BRIEF
20 McCraney Street Proposed Residential Development20 McCraney St., Oakville, Ontario
4.2 Design Directions for the Built Form
This section highlights the design directions and principles that new developments within the built boundary of Oakville are to adhere to. Generally, new development is to:
Contribute to dynamic, distinct, and complete communities; Create visually attractive and innovative buildings and spaces; Create a strong sense of enclosure by locating buildings near the
street line and providing continuous street walls Support a desirable and barrier-free pedestrian environment at
ground level Balance building height, massing and form to reinforce the structure
and character of the area
Facilitate street activity and active transportation with facades oriented to the street and public places
Respect adjacent natural and built heritage features and places Minimize impacts of height and massing on public spaces and
surrounding buildings Minimize impacts of parking facilities and site service areas
The proposed building has been designed to respect the subject site’s location adjacent to both residential land uses to the east and natural heritage to the north and the institutional use of the west, and thus has been divided into two distinct ‘wings’; 5 and 10-storey respectively (Fig. 4.2.0). Subsequently, this report will outline how the proposed building addressed the urban design
guidelines for mid-rise and tall buildings as laid out in the LbDM. The Design Directions for Built Form have been broken down into the following sections:
Placement & Compatibility ○ Setbacks, Spacing, and Orientation
Interface & Scale ○ Entranceways and Amenity Areas
Building Design ○ Base/Mid/Top, Technology, and Building Detailing & Materials
Fig. 4.2.0. West Side Perspective
DESIGN CONTEXT
JANUARY 15, 2018 17
URBAN DESIGN BRIEF
20 McCraney Street Proposed Residential Development20 McCraney St., Oakville, Ontario
4.2.1 Building Placement & Compatibility
This section will discuss the placement and compatibility of the proposed building in relation to its abutting land uses, dwellings, and general character of the surrounding area.
Section 6.9 of Livable Oakville provides guidelines regarding Built Form, highlighting the importance that buildings be designed to create a sense of identity through massing, form, placement, orientation, scale, architectural features, landscaping, and signage. Sections 6.9.2-3 & 6.9.9 states that building design and placement should be compatible with the existing and planned surrounding context, while also achieving an appropriate transition between diff erent land uses including setbacks and/or facade stepbacks or terracing. As previously mentioned, the proposed development consists of a building
with two distinct ‘wings’ or sections: a 5-storey section located at the front of the subject lands (complete with a portico) that is generally positioned north-south on the property; and a 10-storey section located at the rear of the subject lands that is positioned generally east-west on the property (Fig. 4.2.0, Fig. 4.2.1). The proposed building has been designed in this manner in order to scale massing to the rear of the property and to provide an appropriate transition from the adjacent existing residential land uses to the east. The placement of the building on the subject site makes use of it’s irregular shape and respects it’s location abutting natural heritage and trails. The placement of the proposed building also ensures that the location of the surface parking area and loading/service areas are hidden away from aforementioned residential dwellings to the east and largely from the public realm. The proposed building is positioned with a 23.1m sideyard setback
from the eastern lot line, and this side of the building has been stepped-back in order to respect the 45-degree angular plane test from said lot line. Thus, the proposed building has been designed in order to protect and respect the existing abutting residential uses to the east while providing an appropriate transition to the increased height to the rear. Balconies on the east side adjacent to existing townhouses are recessed into the building envelope in a restricted manner. A heavy line of treescape and a 1.8m high fence will be placed on the east side of the site to mitigate perceivable impact of the development which may be visible from the backyard of the existing townhouses. (Fig. 4.2.1)
Fig. 4.2.1. East Elevation Perspective
DESIGN CONTEXT
2 Storey High Tree Line1.8 m High Wooden Fence
JANUARY 15, 2018 18
URBAN DESIGN BRIEF
20 McCraney Street Proposed Residential Development20 McCraney St., Oakville, Ontario
4.2.1.1 Frontage & Setbacks
The LbDM encourages the facade of the building base to run parallel along the street frontage and public realm in order to create a sense of enclosure and to establish a consistent scale at the street level by incorporating human-scaled built form and architectural features along the facade. The proposed building is located 8.55m from the front lot line. The section of the building located along the frontage of McCraney Street incorporates a primary
due to perspective: The design and setback of the building from the street means that when viewed from the road, (the public realm), the 10-storey section at the rear of the property appears in the same relation as the 5-storey section. This is important for compatibility and streetscape.
Fig. 4.2.1.1. Street Frontage for the Proposed Development
entrance, street lobby, and indoor amenity area. This section of the building is predominantly glass, with an outdoor area covered by a swooping porch with a wooden underside (Fig. 4.2.1.1). Behind this, the 5-storey section of the building is setback a further 4.5m and is stepped as it approaches the western side of the site. It is important to note that this portion of the building (when viewed from the street) comprises the entirety of the building
DESIGN CONTEXT
JANUARY 15, 2018 19
URBAN DESIGN BRIEF
20 McCraney Street Proposed Residential Development20 McCraney St., Oakville, Ontario
4.2.1.2 Tower Spacing, Orientation, and Transition
The LbDM mandates that towers be positioned on the building base to minimize the shadows cast across public open spaces, urban squares, and private amenity areas. The proposed building’s ‘tower’ (the 10-storey component at the rear of the subject site) has been designed in such a way that it does not create any adverse impact when viewed from the public realm, and has been stepped-back appropriately on the eastern side of the side in respect of the abutting residential townhomes located on the adjacent property. Similarly, the building is setback 16.5m from the western lot line to mitigate any negative impact of the 10-storey portion anywhere adjacent to the school yard. As has been stated in Section 4.2.1.1 of this Brief, this stepback mitigates the massing of the proposed building from the public realm.
The location of the proposed building highly respects its surrounding building: North to the site is the McCraney Valley Ravine adjacent to the Sheridan
campus; west is the White Oak Secondary School North Campus; across the street to its south is the main campus of White Oaks Secondary School; and to the east are existing townhouses. Due to the narrow street front and widespread rear yard, the main 10-storey building component is oriented to maximize the advantage of the ravine view and minimize its shadow impact onto the various school campus yards. The remaining 5-storey component stretching along the east side is setback 23.1m, which is 2.5 times more than the zoning required setback, in an attempt to respect a 45-degree angular plane from the existing townhouse backyard mitigating shadow impact onto their backyards (Fig. 4.2.1.2). The 23.1m sideyard on its east consists of quiet patios and mainly soft landscape area to preserve the privacy and views from the townhouse.
4.2.1.3 Building Technology
Section 6.9.15 of Livable Oakville speaks to building design and location regarding sustainability; encouraging placement to ensure sunlight and sky views, minimize wind conditions on pedestrian spaces and adjacent properties, and avoid excessive shadows. The proposed building’s north-south/east-west design of the individual sections make use of the subject lands’ pie-shape, while also allowing for an abundance of natural light into the both the amenity areas on the ground fl oor as well as the private residential units on the upper fl oors of the building. This is further enhanced with the inclusion of larger glass sections along the McCraney Street frontage and fl oor-to-ceiling windows on the upper fl oors. In addition, the fi rst fl oor of the building has been designed with increased ceiling heights in order to enhance the airiness of the building while providing human-scale elements to maximize the experience when viewed from the street. The proposed building conforms to the policies and meets the urban design guidelines regarding building placement and compatibility as laid out in the Livable by Design Manual and Livable Oakville.
Plot Date: File Path:1/8/2018 12:59:25 PM C:\Users\vsingh\Documents\REVIT 2015 WORKING FILES\16087 - 20 McCraney - exterior loading 2017.12.07_vsingh.rvt
Scale: 1 : 250
Scale: 1 : 250
Fig. 4.2.1.2. Section of the Building showing Terraced Building above 5th level respecting the 45 deg Angular plane
DESIGN CONTEXT
Tree Zone
4.2.2 Building Interface & Scale
This section will discuss the interface and pedestrian experience of the propose building with relation to scale and amenity areas.
Sections 6.9.5-10 of Livable Oakville discuss interface, architectural variety, and human-scaled and pedestrian-oriented elements. The proposed building has been designed so that it has maximum frontage along McCraney Street, with a consolidated driveway entrance and extensive building interface with enhanced architectural treatment, and dedicated indoor and outdoor public areas. The portion of the building with direct frontage onto McCraney Street consists of a street entrance and active amenity rooms. The front façade facing McCraney has been designed with an aluminum featured canopy, decorated with high wood fi nish on the underside with ample potlights, creating a secure shelter for pedestrians and visitors alike. The 5-storey section of the building located behind the entrance section has been designed with large, fl oor-to-ceiling windows, precast bands and high-quality metal panels demarcating the building proportion, and a fl oorplan that corresponds to and follows the lot line in order to appropriately frame the street and subsequently create both a welcoming and interactive streetscape. Regarding building mass, as aforementioned, the building has been stepped from both the front and right side of the site in order to create an appropriate transition and setback from the public realm to the 10-storey section of the proposed building at the rear of the property. Section 6.7.10 specifi cally discourages continuous streetwalls of identical building height, and the proposed building provides a visually interesting and interactive streetwall with a variety of angles, heights, and building materials. (Fig. 4.2.2)
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4.2.2.1 Entranceways 4.2.2.2 Amenity Areas
The LbDM encourages principal entrances to be highly visible and accessible from the public realm and located at the same level/plane with the sidewalk as well as encouraging the inclusion of architectural treatments, canopies, awnings, and landscaping. In addition, it encourages entranceways associated with passenger loading areas at the rear or side of the building. Both primary entranceways are easily accessible from the public realm and are highlighted by architectural accenting such as featured canopies, stone piers and decorative wall lights. The location of the proposed loading entryway is at the furthermost section of the building to the western side of the subject site and is not situated near or within close proximity to the second pedestrian entryway. Thus, while pedestrian connections will be discussed in section 4.3.2 of this Brief, both entranceways are easily accessed from both the public realm and surface parking area.
The inclusion of private outdoor amenity space in a form of roof terrace or balcony for each unit is encourage by the LbDM and has been addressed by the proposed building, which does provide a private terrace for each of the units. In addition, there are various outdoor amenity spaces at the rear of the subject site in order to make good use of its location adjacent to natural heritage. A landscape outdoor amenity area is dedicated to the adjacent multipurpose room overlooking the ravine, featuring both hard and soft pattern landscape design. The outdoor amenity space includes an outdoor seating area, planters and bollards for seasonal uses by the residents.
Fig. 4.2.2. Section of the Building through the 5 Storey section
4.2.3 Building Design
4.2.3.1 Tall and Mid-Rise Buildings
This section will discuss the overall design of the building (addressing the three sections as laid out in the LbDM) as well as architectural detailing and building materials used.
Section 3.1 of the LbDM introduces the concept of design directions for successful tall and mid-rise buildings, stating that they are generally architecturally interesting and create a cohesive design composition through their proportion, scale, massing, building materials, and architectural character. The Manual states that building forms typically features a defi ned base that can emphasize human scale and create pedestrianized environment, a middle section that reduces the potential appearance of bulk, and a top section that can create an interesting skyline. The proposed building is a maximum of 10-storeys in height, and thus this Urban Design Brief will classify the building as mid-rise due to this contrast and in order to fairly assess its’ architectural design, form, and impact when taken in context with said surrounding and character which is predominantly 2 & 3-storey residential dwellings.
Building Base/Ground Floor: The ground fl oor, canopy, and public realm along the McCraney Street frontage;
Building Middle: The 5-storey component at the front/mid-section of the subject lands; and,
Building Top: The 10-storey component at the rear of the subject lands.
DESIGN CONTEXT
4.2.3.2 Building Base/Ground Floor Treatment
This section discusses the base/ground fl oor of the building, stating that a stepback of the main exterior wall facing the public realm is encouraged once 12.0m above grade. At the section of the building with frontage onto McCraney Street, the proposed building is stepped back at 4.7m above grade (the 2nd fl oor level) (Fig. 4.2.3.2), and for the portion of the building located adjacent to the residential townhouses to the east, there is a stepback of the buildings’ facade at the 7th, 8th, 9th, and 10th fl oors respectively; each stepback lowering the massing and scaling of the building when viewed from said residential dwellings (Fig. 4.2.2).
Tree Zone
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NTS
Fig. 4.2.3.2 North South Section of the Building
4.2.3.3 Building Middle/Top
Regarding the ground fl oor treatment, Section 3.2.4 encourages enhancement of the building facade along the street edge by incorporating creative building elements as well as incorporating weather protection elements on the building base. The proposed building incorporates an eye-catching storm porch along the exterior wall with direct frontage onto McCraney Street that acts as both an architectural feature and a weather-protection building element for residents and the general public.
This section also speaks to ground fl oor usage, stating the importance of a minimum fi rst-storey fl oor-to-ceiling height of 4.5m and 75% glazing on facades to achieve visual interest and access to natural lighting. The proposed building incorporates 75% glazing on the facade facing McCraney Street and achieves a ceiling height of 4.5m (Fig. 4.2.3.2).
This section encourages the articulation of the upper-most fl oors of the building by varying the massing and stepbacks and other architectural treatments to create a visually attractive skyline profi le as well as incorporating penthouses, stair and elevator towers, and mechanical equipment within built form or a minimum of 4.0m from all edges of the roof in order to reduce their visibility from the public realm. As has been stated, the design of the building incorporates numerous setbacks on both the eastern and southern portions; both of which create a ‘raked’ appearance of the building and lower its overall massing when viewed from the public realm and adjacent lands. The middle portion of the building is composed of a variety of materials thus resulting in an interesting and non-monotone exterior. The frequent use of horizontal precast bands and vertical feature elements along the 5-storey
portion attempts to break down the 5-storey linear massing down to pedestrian scale. The alternate use of stone wall and metal and glass panel at grade, together with a modern canopy at drop-off area, further provides a warm feel to the pedestrians approaching the building.
Similarly, the 10 storey component, visible mostly from the north across from Sheridan Campus, has a strong base alternate with stone piers and pattern glazed walls delineating the amenity area, a main body featured with precast bands, aluminum panels with punched windows, and a top which feature terracing on the east side integrated with a light window wall penthouse level look and a mechanical penthouse setback form the edge of the building.
DESIGN CONTEXT
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4.2.3.4 Building Detailing & Materials :
The majority of the building is comprised of pre-cast, masonry, aluminum panels, glass and metal panels, punched windows and window wall vision glazing.
Fig. 4.2.3.4.1 North elevation
PRECAST
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WINDOWWALL
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MASONRY
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DESIGN CONTEXT
Fig. 4.2.3.4.2 East elevation
WINDOW WALL
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PRECAST
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Fig. 4.2.3.4.3 South Elevation
Fig. 4.2.3.4.4 West Elevation
DESIGN CONTEXT
WINDOW WALL
WINDOW WALL
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Fig. 4.3.1.1.1 Landscape Site Plan
DESIGN CONTEXT4.3 Design Directions for Site Organization Elements
4.3.1 Landscaping
Section 4.0 of the Livable by Design Manual outlines that a successful site contains the following elements:
• An organized layout of buildings and spaces, connected by routes providing barrier-free access, orientation and navigation for pedestrians, cyclists and drivers;
• A clear hierarchy of public, semi-public and private spaces;• A defi ned street edge with buildings sited to create a street wall with
active frontages to enhance the pedestrian experience and create a sense of enclosure; and,
• Service functions that are concealed from the public realm
The LbDM encourages the incorporation of a diversity of plant species and landscaping along the lot frontage, perimeter, and building foundation, as well as using landscaping to enhance the surface parking areas and to screen appropriately. The Manual directs special attention to incorporating landscape buff ers, islands, and screening adjacent to major drive aisles, pedestrian circulation routes, site entrances, and continuous lengths of parking rows. The proposed development incorporates a range of landscape buff ers within the surface parking lot area. There are additional landscaped areas surrounding the proposed building itself to buff er the grade related residential units from said surface parking area.
In addition, Section 6.10 of Livable Oakville states that landscape design and treatments should enhance the visual appeal and human scale of development while increasing tree canopy coverage and integrating a diverse mix of native plant species.
4.3.1.1 Landscape Strategy
The proposed streetscape and landscape design will complement the established forms within the surrounding neighbourhood. The municipal sidewalk will remain and is now shaded with large canopy deciduous street trees planted 6.0m O.C. Sidewalks to the building’s entrances connect to the municipal sidewalk to improve pedestrian circulation. Foundation planting has been provided around the front façade of the building to ground the building to the landscape and highlight the entrance (Fig. 4.3.1.1.1).Overall, the proposed landscape components adhere to the design guidelines for Urban Core Areas and will complement the existing surrounding uses.
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Fig. 4.3.1.3.1 Benches with Wooden Components Fig. 4.3.1.3.2 Bike Racks & Waste Receptacles
Fig. 4.3.1.3.3 Bollard Design to Compliment the Building Fig. 4.3.1.4.2 Trellises - Steel Posts, Wooden Slats
Fig. 4.3.1.4.1 Wooden Screens between Patios
Fig. 4.3.1.5.1 Precast Pavers Paving Patterns
Fig. 4.3.1.6.1 Linear Planting
4.3.1.3 Site Furnishings
4.3.1.2 Buff ers and Trails 4.3.1.5 Outdoor Amenity Area
4.3.1.5 Plant Material
Coordinated benches, bike racks, and bollards ( Fig. 4.3.1.3.2 and Fig. 4.3.1.3.2) have been selected to compliment the modern, clean lines of the building. They also tie in wooden elements of the building into the landscape design.
A large outdoor amenity area has been proposed on the north side of the building off of the indoor amenity space. The location takes advantage of views towards the natural area to the north. The layout of coloured concrete bands and unit pavers compliments the modern clean lines of the building facade. An additional steel and wood trellis has been proposed in this space to tie into the private trellises and ample space has been allotted for various seating options (Fig. 4.3.1.5.1).
Surrounding the building plant material is used to screen patios, highlight the outdoor amenity area, provide shade and add to the existing wooded area to the north. All plant material will be native species and none invasive (Fig. 4.3.1.6.1).
DESIGN CONTEXT4.3.1.4 Garden Suites
The buff er planting along the east property line will feature both deciduous and coniferous trees to create separation between this development and the existing adjacent homes.Pedestrian circulation to and from Sheridan College has been reorganized as a purposeful limestone trail on the west side of the site. This direct walkway will formalize a previous path that leads to the College. The trail will be shaded with large canopy deciduous street trees and separated from the subject property with fencing that is coordinated with the wood elements on the proposed building.
Garden suites on the east side of the building feature spacious fi fty-fi ve square meter outdoor patios complete with custom steel and wood trellises. The trellises have been designed to maximize privacy while still allowing sunlight to reach at grade windows (Fig. 4.3.1.4.1 and Fig. 4.3.1.4.2)
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4.3.2 Pedestrian Access & Circulation:
4.3.3 Vehicular Access & Circulation
4.3.4 Parking:
Regarding vehicular access and circulation, the LbDM and Livable Oakville state that developments should incorporate safe and direct vehicular access and circulation routes as well as consolidating driveway accesses, encouraging minimum driveway widths, and continuous walkways in order to maximizes the area available for landscaping and to minimize the disruption of the public sidewalk. Vehicular access to the subject site has been consolidated to one entry/exit point, which is located to the left of the propose building. This entryway is 6.00m in width, and leads to the ramp for the underground parking garage from which the surface-level parking spaces are located. Thus, vehicular movement is limited to the western portion of the subject site, and is angled in such a way that traffi c is directed away from the residential units
and towards the service/loading areas and underground ramp at the rear of the propose building.
In addition, the LbDM states that passenger pick-up and drop-off are to be located conveniently to the main building entrances. The proposed pick-up and drop-off area for the building is located at the midpoint of a semi-circular vehicle driveway located off of the main driveway that leads to the underground parking garage ramp. The second primary entrance to the building is located roughly 6.0m from this pick-up/drop-off point, and thus is easily accessible from a motor vehicle.
structured parking facilities to accommodate higher density of parking coverage. The proposed building contains a total of 254 underground parking spaces, with a further 66 spaces located at surface level. As has been discussed in previous sections of this Brief, the ramp to the underground parking garage is located at the rear of the proposed building, beyond the two principal entrances and thus removed from the public realm. As was noted in Section 4.3.2 of this Brief, there are numerous pedestrian connection points within the surface parking area that facilitate easy movement and appropriately break-up the area. The proposed underground parking structure has appropriate setbacks from the neighboring properties. The underground parking garage is reached via a 6.5m (width) ramp, and the layout is generally four arterial parking aisles (6.0m in width) with vehicle parking lots located either side. There is a total of 219 lockers available.
The LbDM also mandates a 3.0m-width well-planted landscape area long the entire edge of the parking area for screening. The proposed development provides a 3.0m-wide planted landscape along the edge of the parking area for screening. In addition to vehicular parking spaces, safe and convenient bicycle parking is to be included while not impeding pedestrian movement. There is a total of 24 resident bicycle parking spaces off ered at surface level, located in a secure indoor area close to the entrance of the underground parking ramp. An additional 6 outdoor bike spaces are located in the outdoor by the drop-off area.
Section 6.13 of Livable Oakville states that in order to provide safe and attractive pedestrian environments, developments are to incorporate appropriately-sized areas that are separated by a combination of built form, landscaping, and pedestrian facilities. This section also states that parking areas should be located in the rear or side yard so as to not dominate the streetscape, but are suffi ciently visible for safety and functionality. The inclusion of a pedestrian network and streetscape via pedestrian linkages is encouraged. In addition, the LbDM encourages the inclusion of underground
Both the LbDM and Livable Oakville speak to the importance of barrier-free pedestrian walkways, accessibility, and incorporating safe and direct access through the site that connect pedestrians to principal entrances, parking spaces, and the public sidewalk and transit facilities. The LbDM also encourages the incorporation of a variation in paving material, colour, texture, as well as site furnishings to provide amenities at building entrances, gathering spaces, and transit stops. It also encourages transit stops to be located in close proximity to principal building entrances and connected by a pedestrian walkway. The proposed development incorporates a number of pedestrian connections to the building entrances from both the public realm and the surface-level parking area. The two principal entrances of the proposed building are both easily accessible via barrier-free pedestrian walkways and provide an outdoor gathering area for both entrances. The entrance with frontage onto McCraney Street is located adjacent to the existing bus stop, thus facilitating easy access from public transit to the site. There is an additional pedestrian connection from this entrance down the left side of the proposed building to meet the walkways from the surface parking area and the second principal entrance. In addition, Section 6.11.3-5 states that walkways should provide continuous routes across driveway entrances and drive aisles and parking areas to promote safety and signify priority over driving surfaces. The surface parking area consists of a 6.00m width driveway and two rows of vehicular parking spaces, and there is a mid path pedestrian connection in order to break up the surface parking area. This is further broken-up with landscaping, Due to the location of the pedestrian walkways in relation to the surface parking area and entranceways, a pedestrian can reach both principal entrances of the building without walking through surface parking area at all. This increase safety, security, and results in a pleasant pedestrian experience.
DESIGN CONTEXT
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1049 ft²
97.50 m²
654 ft²
60.78 m²
995 ft²
92.45 m²1415 ft²
131.46 m²
1504 ft²
139.75 m²1504 ft²
139.75 m²
1504 ft²
139.75 m²
1504 ft²
139.75 m²
1504 ft²
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1500 ft²
139.35 m²
585 ft²
54.32 m²639 ft²
59.35 m²
684 ft²
63.56 m²
684 ft²
63.56 m²
684 ft²
63.56 m²
2256 ft²
209.58 m²
1613 ft²
149.81 m²
578 ft²
53.71 m²842 ft²
78.19 m²
573 ft²
53.19 m²
546 ft²
50.74 m²
690 ft²
64.10 m²
195 ft²
18.09 m²
258 ft²
23.95 m²732 ft²
68.02 m²
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Fig. 4.3.2.0 Ground Floor Plan showing Pedestrian Connections & Vehicle Drop-off
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Both the LbDM (Section 4.4) and Livable Oakville highlight the importance of appropriately-scaled pedestrian lighting that should be provided at building entrances, walkways, steps and ramps, transit stops, and parking areas. It also encourages energy effi cient outdoor lighting fi xtures and their subtle incorporation onto the building to accentuate architectural design. The proposed building lighting will provide adequate night-time visibility while minimizing glare and light intrusion onto adjacent private properties, public lands and ROW. Appropriate lighting will be designed to defi ne pedestrian routes within the site and extended the usability of the outdoor amenity spaces for gathering. Lights are shined downwards to prevent light spillage onto adjacent properties. Lighting standard within the site will be coordinated with appropriate landscaping to minimize shadow eff ects and enhance the overall site aesthetic. Selected building light fi xtures which will complement the architectural expression of the built form will be placed on the building without creating light pollution.
Building signage will be oriented towards intended viewers within the subject site and will be proportional with the scale of the building and its surroundings.
Section 4.6 of the LbDM and 6.16 of Livable Oakville discusses service and loading areas, encouraging them to be: located and oriented away from the general circulation of pedestrians and motor vehicles; accessible but not visible from the public realm; and separated and buff ered from residential areas. It also mandates site and building services and utilities (such as waste storage facilities) to be located within the rear yard or away or screened from public streets or adjacent residential areas. The location of the service/loading areas is at the rear of the proposed building, located adjacent to the ramp to the underground parking garage. This location ensures that delivery trucks using this area is kept away from the main pedestrian entrances and areas, and do not cause a disturbance to the existing residential dwellings as being aforementioned in Section 3.2.3 of this Brief. In addition, this location is located away from the main vehicle circulation and drop-off area, and provides suffi cient turning/back-up space that does not interfere not hinder the few vehicle parking stalls that are located opposite the loading area.
The proposed loading bay measured 6m x 13m has a 13m turning radius on center and has a 4m deep staging area in front for ease of overhead garbage uploads. The turning/ loading area features a roll curb for ease of access. The east edge of the loading area is lined with bollards 3.0m O.C. The loading area is located remotely from the main drop-off area and will not in confl ict with pedestrian and vehicular movement in and out of the site.
4.3.5 Lighting & Signage 4.3.6 Service, Loading, & Storage AreasDESIGN CONTEXT
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CONCLUSION
The proposed 5 & 10-storey residential apartment dwelling is in conformity with the Livable Oakville policy framework and meets the urban design guidelines as set out by the Town:
Meets the residential infi ll density as set out in the land use policy framework for stable residential communities;
Provides access and visibility to open space; Encourages modern, high-quality development that provide
unique and varied housing types to the Central Oakville area; Enhances the quality of the streetscape;
Minimizes the visual impact of vehicular circulation, parking, and
services from the public realm and neighbouring residential townhouses to the east; Site design that respects the existing block pattern;
Height and scale that respects the existing built form to the east
while acting as a focal building for this important ravine location; Appropriate setbacks;
Safe and designated walkways and connections both on and
off -site; Architectural style and high-quality materials that creates a
visually interesting facade opposite the intersection; Landscape design that contributes to both useful public and
private spaces, screens areas where appropriate, and enhances the overall streetscape by providing street furniture and bicycle parking
5.0 CONCLUSION