2418 khalsa gate, oakville urban design brief planning/da-143116-udb.pdf · the podium is...

NOVEMBER 2015

Prepared for:Golden Arch Tech Investment Corporation

2418 KHALSA GATE, OAKVILLEU R B A N D E S I G N B R I E F

APPLICATION FOR ZONING BY-LAW AMENDMENT

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I TABLE OF CONTENTS

INTRODUCTION ....................................................................................................................................................... 1

SECTION 1 ............................................................................................................................................................... 2Contextual Analysis ...................................................................................................................................................... 2 OakvilleOfficialPlan....................................................................................................................................... 5 OldBronteRoad/KhalsaGateStreetscapePlan.........................................................................................6 LivablebyDesignManual&ObjectivesofProposal...................................................................................7

SECTION 2 ............................................................................................................................................................... 8DescriptionofProposedDevelopment.......................................................................................................................8 SitePlan..........................................................................................................................................................8 SiteCirculation...............................................................................................................................................9 BuildingElevations.........................................................................................................................................9 ConceptLandscapeandStreetscapePlan..................................................................................................11 Sustainability..................................................................................................................................................11 PublicRealmConnections..............................................................................................................................11 PublicArt.....................................................................................................................................................12 ShadowStudies..........................................................................................................................................12

SUMMARY ASSESSMENT & CONCLUSION ........................................................................................................... 13

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II LIST OF FIGURES

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Fig1.RenderingofProposedDevelopmentfromPineGlenRoadandBronteRoad...................................................................................................1Fig2.RenderingofProposedDevelopmentfromPineGlenRoadandKhalsaGate.................................................................................................1Fig3.RenderingofProposedDevelopmentfromKhalsaGate....................................................................................................................................1Fig4.AerialofSubjectSite&SurroundingArea...........................................................................................................................................................2Fig5.ExistingResidenceonSubjectLands...................................................................................................................................................................2Fig6.BallantryHomesLands..........................................................................................................................................................................................3Fig7.BallantryHomesConceptPlan..............................................................................................................................................................................3Fig8.SingleDetachedDwellingEastofSubjectSite....................................................................................................................................................3Fig9.TownhousesUnderConstruction(EastofSubjectSite)......................................................................................................................................3Fig10.AmbulanceStation...............................................................................................................................................................................................3Fig11.ExistingSingleDetachedDwellingNorthofSubjectLands..............................................................................................................................3Fig12.ExistingSubdivisiononWestSideofBronteRoad............................................................................................................................................4Fig13.PalermoSchool....................................................................................................................................................................................................4Fig14.PalermoVillageLandUsePlan...........................................................................................................................................................................5Fig15.StreetCross-sectionofthePromenade..............................................................................................................................................................6Fig16.KhalsaGateandPineGlenRoadIntersection...................................................................................................................................................7Fig17.KhalsaGate&BronteRoadIntersection............................................................................................................................................................7Fig18.ProposedSitePlan...............................................................................................................................................................................................8Fig19.ProposedGroundFloorPlan...............................................................................................................................................................................8Fig20.NorthElevation....................................................................................................................................................................................................9Fig21.SouthElevation...................................................................................................................................................................................................10Fig22.EastElevation....................................................................................................................................................................................................10Fig23.WestElevation...................................................................................................................................................................................................10Fig24.ConceptLandscapePlan...................................................................................................................................................................................11Fig25.March21@10am.............................................................................................................................................................................................12Fig26.March21@2pm...............................................................................................................................................................................................12Fig27.Sep21@10am..................................................................................................................................................................................................12Fig28.Sep21@2pm...................................................................................................................................................................................................12

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INTRODUCTION

Figure1-RenderingofProposedDevelopmentfromPineGlenRoadandBronteRoad

M.BeharPlanningandDesignInc.(MBPD)hasbeenretainedbyGoldenArchTechInvestmentCorporationtoprovideurbandesignconsultingservicesfortheredevelopmentofaparceloflandatBronteRoadandPineGlenRoadinOakville.ThisUrbanDesignBriefhasbeenpreparedtoaddresstheTownofOakville’sapprovalsprocessrequirements.

Thisbriefprovidestheurbandesignjustificationinsupportoftheproposedmixed-usedevelopmentat2418KhalsaGateintheemergingPalermoVillageneighbourhood.ThestructureofthisreportfollowstherecommendedguidelinessetoutbytheTownofOakvilleinits‘TermsofReferenceUrbanDesignBrief”.

ThisBriefshouldbereadinconjunctionwiththePlanningJustificationReportpreparedbyRuthVictorandAssociates.

Figure2-RenderingofProposedDevelopmentatPineGlenRoadandKhalsaGate

Figure3-RenderingofProposedDevelopmentalongKhalsaGate

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Figure4-AerialofSubjectsiteandSurroundingArea

Figure5-ExistingResidenceonSubjectLands

SUBJECTSITE

Khalsa Gate

Bronte Road

Pine G

len Roa

d

SECTION 1 - CONTEXTUAL ANALYSIS

Thesubjectsiteislocatedatthesouth-westcornerofKhalsaGateandPineGlenRoadandmeasuresapproximately5,148m2or0.51hectares.Thesiteisgenerallyrectangularinshapeandmaintainsfrontageonthreestreets:43moffrontagealongBronteRoad;68moffrontagealongPineGlenRoad;and51moffrontagealongKhalsaGate.

The site currently contains an older detached dwelling, with its original landscaping, which will be removed as part of theredevelopment.ThesitehasnosignificanttopographicfeaturesandslightlyslopesfromKhalsaGatetoBronteRoad.

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SECTION 1 - CONTEXTUAL ANALYSIS

Immediately to the south of the subject site, the land has been cleared in anticipation of a proposed stacked townhousedevelopmentbyBallantryHomesat2390KhalsaGate(Phase1)anda10storeyapartmentbuilding(Phase2).

AdetacheddwellingislocatedacrossfromthesubjectpropertyontheeastsideofKhalsaGate.ASikhTempleislocatedfurthersouthalongwithatownhousedevelopmentthatiscurrentlyunder-construction.

Figure6-BallantryHomesLands Figure7-BallantryHomesConceptPlan

Figure8-SingleDetachedDwellingEastofSubjectSite Figure9-TownhousesUnderConstruction(EastofSubjectSite)

AnewAmbulanceStationandexistingsingledetacheddwellingislocatedonthenorthsideofPineGlenRoad.

Figure10-AmbulanceStationNorthofSubjectLands Figure11-ExistingSIngleDetachedDwellingNorthofSubjectLands

SUBJECTSITE

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Figure12-ExistingSubdivisiononWestSideofBronteRoad

SECTION 1 - CONTEXTUAL ANALYSIS

OnthewestsideofBronteRoad,thereisadetachedresidentialsubdivisionseparatedfromBronteRoadbyanoisereductionfence.Withinashortdistance,therearenewneighbourhoods,schools,parksandreligious/culturalfacilities.

Figure13-LocalSchool-PalermoPublicSchool

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SECTION 1 - OAKVILLE OFFICIAL PLAN

Oakville’sOfficialPlan,“LivableOakville”,setsthetoneforthedevelopmentofnewcommunities intheTown’sGrowthAreas.SignificantUrbanDesignPoliciesincludedetailedobjectivesfor:

• ThePublicRealm–comfortable,walkableandaccessiblestreetsandpublicspaces.• CompleteStreets–multi-modal,pedestrianfriendly,barrier-freeandsafe• Streetscapes-whichcreateasenseofidentity,whicharewelllandscapedandwelllit.• Gateways–creatingasenseofentryatprominentlocations.• UrbanSquares–topromoteformalandinformalinteraction.• PublicArt–locatedinpubliclyaccessibleareas,suchasplazasandgateways.• BuiltForminGrowthAreas–positionedalongintensificationcorridorstoprovideinterestatgrade,withmainentrances

orientedtothepublicsidewalk• Landscaping-tocreateanattractivecomfortableenvironmentforpedestrianmovement.• PedestrianandVehicularCirculation–walkwayswhichextendfromcurbtobuildingface,safedirectvehicularaccess

andcirculation,• Parking–undergroundasmuchaspossibleororganizedinappropriatelysizedandscaledparkingcourts,• ServicingandLoading–accessible,butnotvisiblefromthepublicrealm

PalermoVillageOPPolicies

TheOakvilleOPPoliciesforPalermoVillage,ingeneral,andforthesubjectsiteinparticular,arewelldefined.PalermoVillagewillbecomeatransitsupportive,pedestrian-orientedmixed-usecommunity.ItisanticipatedthattheintersectionofKhalsaGateandPineGlenRoadwillbeananchorforaPalermoVillagemainstreet.

ThePalermoVillagePlancallsforthedevelopmentofthesubjectsitetobeatamaximumof10storeyswithamaximumFSIof4.0.

Figure14-PalermoVillageLandUsePlan

SubjectLands

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SECTION 1 - OLD BRONTE ROAD / KHALSA GATE STREETSCAPE PLAN

TheTownofOakvilleissuedaCouncilEndorsedstreetscapeplanfortheOldBronteRoad/KhalsaGateareainMarch2012.Thedocumentprovidesdetailedguidelinesfortheurbandesignnatureofdevelopmentalongthiscentralartery.

ThePlan’saimistoresurrectOakville’sfirstsettlement(Palermo)inamoderniteration.IntheoriginalPalermo,BronteRoadwasitsmainstreet.Inthemodernversion,Highway25willberesponsibleforcarryingmajorthroughtrafficwhileOldBronteRoad/KhalsaGatewillbecomeadestinationandfocalpointforpedestrian,cycling,commercialandresidentialactivityinanemerging‘NewPalermo’.LocaltrafficwillbeaccommodatedonOldBronte/KhalsaGateina27.5metreright-ofwaywithconvenientlay-byparking.Thereducedright-of-waywillpermitwidesidewalks,bicyclelanes,streettreesandafullrangeofpedestrian-friendlyamenities.Excessmunicipalright-of-waywillbetransferredtoadjacentlandownerssothatnewdevelopmentcanimplementthePlan as part of their site plans.

2418KhalsaGateiswithinthesectionofthePlancalled“ThePromenade”.InthissectionofKhalsaGate,buildingswillhaveFirstFloorceilingheightsof4.5metres,withgenerousamountsofclearglazing. ThePlanrecognizes the importanceof theKhalsaGate/PineGlenRoadintersectionasagatewayintothenewmainstreet.TheproposedlandscapeplanfortheKhalsaGatefrontageoftheprojectadherestotherecommendationoftheCouncilendorsedOldBronte/KhalsaGateStreetscapePlan.

Figure15-StreetCrossSectionofthePromenade

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Livable By Design Manual

TheLivableByDesignManualoutlinesthebasicurbandesignprincipleswhichallnewdevelopmentsarerequiredtoadhereto.Ofrelevancetotheproposalfor2418KhalsaGatearethefollowing:

• Sense of Identity

Theprinciplerequiresthatdevelopmentcreatesbuildings,streetscapes,infrastructureandspacesthatarepermanent andenduring,memorable,andbeautiful,adaptableandflexibleandhighlyvalued.

• Connectivity Thepromotionofchoicesformobilitythroughsiteplanningandstreetscapedesign.

• Sustainability

Compactdevelopmentwhichsupportsvarioustransitmodesandwhichsupportsliving,workingandplayinginclose proximity.

• Creativity

Theprincipleencouragesthedesignanddevelopmentcommunitytoproduceappropriatelydesignedbuildings, pedestrian-focusedplacesandattractivestreetscapes.

GoalsandObjectivesfortheProposal

ThePalermoVillage LandUsePlan indicates that2418KhalsaGate lies at the heart of theGrowth Area. Two of themostsignificantintersectionsinPalermoVillage(BronteRoad/PineGlenRoadandKhalsaGate/PineGlenRoad)formthenortheastandnorthwestcornersof2418KhalsaGate.

Thislocationpresentsanopportunitytocreateadevelopmentwithasignificantpresence,whichanchorsthispartofPalermoVillageandbringstothetwointersectionsagoodamountofpedestrianactivityalongitsmainstreet.

AswillbeelaboratedinSection2,theproposeddevelopmentrespondstotheapplicableTownofOakville’sdevelopmentandurbandesignpolicies.TheproposeddevelopmentfullyimplementsthePalermoVillagePlanandaddressestherecommendationsofLivableOakville,OldBronte/KhalsaGateStreetscapePlan,andLivableByDesignManual.Itbringsamixofuses,activityandbuiltform,whichisanappropriatefitforthissite.

SECTION 1 - LIVABLE BY DESIGN MANUAL & OBJECTIVES OF PROPOSAL

Figure16-KhalsaGate&PineGlenRoadIntersection Figure17-KhalsaGate&BronteRoadIntersection

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SECTION 2 - DESCRIPTION OF PROPOSED DEVELOPMENT

Site Plan

Theproposedbuildingconsistsoftwoparts.Atgradethereisaresidentialcomponentandaretailwing,bothofwhichsurroundacentralcourtyardina‘U’shapedbuilding.Abovethefirstlevel,thebuildingconsistsof274residentialunits.Belowgrade,therearetwolevelsofundergroundparkingproviding279parkingspaces.Atgrade,theproposeddevelopmentmaintainsanadditional28spacestosupporttheproposedretailuses,foratotalof307parkingspaces.Theoverallheightofthebuildingis10storeys.

Figure18-ProposedSItePlan

Figure19-ProposedGroundFloorPlan

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Figure20-NorthElevation

SECTION 2 - DESCRIPTION OF PROPOSED DEVELOPMENT

SiteCirculation

Twovehicular entrances/exits service the site–oneonPineGlenRoadandoneonKhalsaGate. Themajority of parking isunderground, with some surface parking located in a central courtyard. Pedestrian movement is accommodated throughconvenient,clearlydefinedandwell-litroutesthroughoutthesite.

Building Elevations

Theproposalisatenstorey,integratedresidentialandcommercialbuilding.Athreestoreybasedefinesthethreestreetedges,andestablishesastrongpedestrianscale.Thepodiumisemphasizedthroughtheuseofa2mstepbackatthe4thstorey.Abovethebasearesevenstoreysofresidentialunits. Thestructureispoured-in-placeconcretewithmetalandglasscladding.Theproposedmaterialpaletteincludes:

- extensiveglazingonalltenfloors- glassbalconyrails- aluminumaccentpanels- stoneandpre-castconcreteaccentfeatures

Roof-topmechanicalequipmentisintegratedwiththeoverallarchitectureofthebuilding.Theroofofthebuildingalsocontainsresidentialoutdooramenityspace.

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Figure21-SouthElevation

SECTION 2 - DESCRIPTION OF PROPOSED DEVELOPMENT

Figure 22 - East Elevation Figure 23 - West Elevation

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Sustainability

AstheprojectmovesfromaRe-zoningApplicationtoaSitePlanControlApplication,thefollowingsustainabilitymeasureswillbeconsideredfortheproject:

• Roughed-inconduitsforelectricvehicles• Dedicatedpriorityparkingspaces• Secure,weather-protectedbicycleparkingforresidents• Highalbedosurfacematerials• Shadetreesplantedinthesurfaceparkingareas• Green roof on portion of the available roof area• Water-efficientplantingformorethan80%ofthelandscapedareas• Theuseofnative(andnon-invasive)speciesforplantedareas• Retentionofon-sitesoilorreplacementwithsoilofequal,orbetter,quality• Glazingtreatedupto12mabovegradewithbird-friendlymeasures• Groundlevelgrateswithaporosityoflessthan20mmx20mm• Shieldedexteriorlightingfixtures

PublicRealmConnections

Allentrances(commercialandresidential)havedirectconnectionstothepublicsidewalksalongKhalsaGate,PineGlenRoadandBronteRoad.TheprimarybuildingentrancehasbeenprovidedatthecornerofBronteRoadandPineGlenRoad,therebyprovidingdirectpedestrianaccesstothesidewalk.AsimilartreatmenthasbeenprovidedatKhalsaGateandPineGlenRoad.Theproposalcallsforunobstructed,clearglazingatgrade,whichwillallowviewsintoandoutofthedevelopment,thusprovidingadditional visual interest along the streets.

SECTION 2 - DESCRIPTION OF PROPOSED DEVELOPMENT

RAMP TO UNDERGROUND GARAGE

COMMERCIAL

RESIDENTIAL

MAIN ENTRANCE

RESIDENTIALSECONDARYENTRANCE

MOVINGROOM

OUTDOORAMENITY

18 B

ICYC

LE R

ACKS

LANDSCAPE AREA

12 BICYCLE RACKS

BICYCLESTORAGE

MECH/ELECROOM

GARBAGEROOM

EXIT

EXIT

EXIT

CO

MM

ER

CIA

L

COMMERCIAL

COMMERCIAL

2418 KHALSA GATE

PROPOSED 10 STOREYRESIDENTIAL BUILDING

CO

MM

ERC

IAL

CO

MM

ER

CIA

LC

OM

ME

RC

IAL

CO

MM

ERC

IAL

19.35m@15% 4m@7.5%

LOADING

167.3 m21800.6 ft2

28 PARKINGSPOTS

RA

MP

north03

1:200

8421

(m)

PINE GLEN ROAD

KHA

LSA

GA

TE

BRO

NTE

RO

AD

LAWN

conc

ept

MINORGATEWAY

ENTRY PLAZA

SIDEWALKZONE

TREE ZONE{with street furniture}

TREE ZONE{with street furniture}

RESIDENTIALENTRY PLAZA

AMENITYSPACE

TREES INCLUDEDIN PARKING

ISLANDS

SIDEWALKZONE

PUBLIC ART SPACE

PROPOSED BIKE RACKS

PROPOSED GARBAGERECEPTACLE

PROPOSED CLUSTERSEATING

PROPOSED BENCHES

PROPOSED BIKE RACKS

project

Town of Oakville2418 Khalsa Gate adesso design inc.

landscape architecture

Hamilton, ON L8P 4B4t. 905.526.8876

218 Locke Street South, 2nd Floor

www.adessodesigninc.ca

Figure24-LandscapeConceptPlan

ConceptLandscapeandStreetscapePlan

AlandscapeconceptplanhasbeenpreparedtoprovidethebasisforadetailedplanattheSitePlanApprovalstage.Theplanindicateshardandsoftlandscaping,includingtrees,andstreetfurnitureinthepublicrightofwaysalongKhalsaGate,PineGlenRoadandBronteRoad.Thedecorativepavingpatternvisuallylinksthepublicandprivaterealms.Softlandscapingisshownonthesitetoframetheentrancestothebuilding,intheparkinglot,andasbufferplantingalongthesouthpropertyline.

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SECTION 2 - DESCRIPTION OF PROPOSED DEVELOPMENT

Figure25-March21@10:00AM Figure26-March21@2pm

Figure27-September21@10am Figure28-September21@2pm

OakvilleTransitcurrentlyrunstworegularandonerush-hourbusservicealongBronteRoad.(5–Dundasand33–Palermo)Theproposeddevelopmentof2418KhalsaGate,willsupporttransit-friendlyfeaturessuchasashelter,benches,garbagebins,newspaperboxes,shadetreesetc.

PublicArt

Section6.8of‘LivableOakville’encouragesPublicArt“especiallyinareaswithculturalsignificance”.FurtherguidancefortheinstallationofPublicArtisgiveninSection2.6ofthe‘LivablebyDesignManual’.

ThePalermoVillagePlan,aspreviouslynoted,seekstoresurrectOakville’soriginalsettlement.Thenew‘village’,therefore,hasdeepculturalroots.Intheproposedsiteplan,provisionhasbeenmadeforaPublicArtinstallationattheintersectionofPineGlenandKhalsaGatebyrecessingthegroundfloorforthispurpose.ThisintersectionisalsoidentifiedinthePalermoVillagePlanasa“minorgateway”.TheproposedPublicArtworkwillsimultaneouslymeetamajorurbandesignobjectiveandalsoprovideacontribution,bythedevelopment,tothecreationofaminorgateway.

Shadow Studies

TheproposeddevelopmenthasbeendesignedtoconformwiththePalermoVillagePlan,whichallowsforatenstoreybuildingonthesubjectsite,asperSection22.5.1(c)ofthePlan.InkeepingwiththeTownofOakville’spolicies,thebuildinghasbeenlocatedclosetotheadjacentstreet,toframethepublicrealmandcreateasenseofenclosure.

IntheShadowStudypreparedbyICONArchitects,wehavenotedthatthereareinstanceswherethereisasignificantamountofsunlightaccessonpublicsidewalks–higherthanfivehours–andinsomeinstancesslightlylowerthanfivehours.Asnoted,theproposeddevelopmentachievesanappropriatetypeofurbanism,withthedesirablebuildingformatthislocationand,onbalance,doesnotcauseadverseshadowimpacts.

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SUMMARY & CONCLUSIONS

The Oakville Official Plan and its Palermo Village Policies clearly definewhat is expected on the subject site. The proposeddevelopmentimplementsthepoliciesinamanner,whichwillcreateasignificantmixedusefocusfortheintersectionsofKhalsaGate/PineGlenRoadandPineGlenRoad/BronteRoad,withintheemergingmainstreetofPalermoVillage.

InkeepingwithTownofOakville’spolicyrequirements,theproposalfor2418KhalsaGateprovides:

• amixed–useresidential/commercialdevelopment;• a10storeybuildingwithdynamicmassing;• 7storeysofbuildingmasssteppedbackfroma3storeypodium;• ahighqualityarchitecturalmaterialspalette;• themajorityofparkingislocatedunderground,withconvenientsurfaceparkinginaparkingcourt;• servicingandloadingarescreenedfrompublicviewandcontainedwithinthesite;• clearpedestrianandvehicularcirculation;• highlevelsofpedestrianactivityatgradeonallstreetfrontages;• buildingentranceswhichaddressandareaccessiblefromthepublicrealmandtheadjacentintersections;• atransitsupportivedevelopment;and• adevelopment,which implements theOldBronte/KhalsaGateStreetscapePlanandsetsahighquality tone for the

futuredevelopmentofthePalermoVillage“Promenade”asaCompleteStreet.

Theproposeddevelopmentwillcontributeto,andmakeasignificanthighqualityurbandesigncontributiontowardsthecreationofanexcitingnewcommunityinoneofOakville’sGrowthAreas.

Respectfullysubmitted,

MoizBehar,OAA,MRAIC,MCIP,RPP