oakville, ontario planning/da-131606-udb.pdf · project planners. 3060-3072 sixth line. global...

URBAN DESIGN BRIEF

Oakville, Ontario

Prepared by

Project Planners

3060-3072 SIXTH LINE

GLOBAL ARCHITECT INC.6 Leswyn Road

Toronto, ON M6A 1K2

RUTH VICTOR & ASSOCIATES481 North Service Road W., Unit A-33

Oakville, ON L6M 2V6

Date SEPTEMBER 17, 2015 Revised June 30, 2016

TABLE OF CONTENTS

INTRODUCTION

CONCLUSION 46

27

3

2

1.0 DESIGN CONTEXT

2.0 DESIGN CONCEPT

1.1 Community Context

1.2 Immediate Context

1.3 Transportation Network

1.4 Land Use

1.5 Subject Site

1.6 Goals and Objectives

1.7 Town Vision and Policies

2.1 Site Design

2.2 Built Form Elements and Massing

2.3 Building Articulation

2.4 Character and Image

2.5 Architectural Treatment

2.6 Lighting

2.7 Servicing and Signage

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7

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37

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44

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2 GLOBAL ARCHITECT INC.

INTRODUCTION

2457667 Ontario Inc. (Metroly Developments / Distrikt Developments) is proposing a new residential development in the North Oakville Area of the Town of Oakville. The proposed residential development consists of 4 three and a half storey stacked townhouse blocks and 2 three storey blocks consisting of single townhouse dwellings, totalling 109 units with common outdoor amenity and shared underground parking. The 0.803ha (1.98 acre) site is located on Sixth Line, north of Dundas Street West between Kaitting Trail and Lane 139. The proposed residential development requires an amendment to the Zoning By-law no. 2009-189 to permit the proposed development. Site Plan Approval will also be required, subject to these other Town approvals.

This Urban Design Brief has been prepared on behalf of 2457667 Ontario Inc. (Metroly Developments / Distrikt Developments) in support of the proposed amendments to the Town of Oakville Official Plan and Zoning By-law for the new residential development. The purpose of this report is to illustrate the project design principles and rationale, and to demonstrate that the proposed development implements good urban design practices and conforms to the relevant Town urban design policies.

This Urban Design Brief is comprised of two main sections: Design Context, and Design Concept. In the first section, the Brief outlines the existing context of the site and its current conditions which set out the primary design parameters for the proposed development. The brief also summarizes the relevant Town urban design policies and describes the proposed development’s consideration and implementation of the Town’s vision and strategies.

1.0 DESIGN CONTEXT



MISSISSAUGA

North Oakville

LAKE ONTARIO

BRAMPTON

MILTON

OAKVILLE

BURLINGTON

407

Dunda

s St W

Queen

Eliza

beth

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403

Queen

Eliza

beth

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403

Trafalgar Rd

Sixth Line

407

5


GLOBAL ARCHITECT INC.

NORTH OAKVILLEOAKVILLE

1.0 DESIGN CONTEXT

1.1 Community Context

The proposed development is located in the Glenorchy community, within the Town’s largest remaining new development known as the New Communities of Oakville which is bounded by Dundas Street to the south, 407 to the north, Tremaine Road to the west, and Ninth Line to the east. This area, also known as North Oakville Area, is located north of the urbanized area of the Town of Oakville, and consists of mainly of natural heritage areas, and farmlands that are currently being developed into ground oriented residential developments. Under the master plan being implemented by the Town, urban core areas are planned along Dundas Street West, as well as employment lands along the 407 corridor.

The North Oakville Area is regulated by its own Zoning By-law (2009-189) which is specific to the area and has its own planning framework and urban design policies under the North Oakville Secondary Plan to the Town of Oakville’s Official Plan. The North Oakville Area is planned and expected to be built over the next 20 years under the North Oakville Master Plan, with many active development applications in the approval process and new developments under construction and already occupied.



Proposed SWM Pond

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Proposed Natural Heritage

System Area

Proposed Isaac Park

Proposed Elementary

School

Proposed Natural Heritage

System Area

Neighbourhood Activity Node

Neighbourhood Activity Node

Future Neighbourhood Commerical Node

Neighbourhood Commerical NodeKAIT

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1.2 Immediate Context

The proposed development is located on Sixth Line, north of Dundas Street West between Kaitting Trail and Lane 139. The subject site is comprised of two residential properties - 3060 and 3072 Sixth Line, and is bounded by Sixth Line to the East, existing semi-detached and townhouse properties to the west and to the south, and Lane 139. The existing residential neighbourhood immediately surrounding the subject site as well as to the north is relatively new, consisting of approximately 174 units of townhouses, lane townhouses, semi-detached, and single detached dwellings that form phase 1 of the Woodland Trails development. Directly across from the subject site on the east side of Sixth Line is an existing natural watercourse, which is proposed to be maintained as Natural Heritage System Area in the future development. An existing church and associated daycare is located southeast of the subject site, at the northeast corner of the Sixth Line/Dundas intersection. The built-up area south of Dundas Street West consists of the existing low density residential River Oaks neighbourhood, as well as the Uptown Core Area east of Sixth Line.

The immediate surrounding area, particularly in the areas north of Dundas Street West, is currently undergoing significant development as part of the North Oakville master plan. These current and future developments, particularly those that have been approved, illustrate the density, scale, and character of new development that is consistent with the Town’s master plan for the area. They are as follows:

A. East Preserve – Mattamy Homes• Future Residential – General Urban 244 units,

Neighbourhood Centre 95 units, Dundas Urban Core 288 units, Neighbourhood Park 1.92ha Elementary School 1.83ha

• Status – Construction, Registered Plan 24T-12011

• Other – Mixture of 38’, 45’, and 50’ lots, single detached homes in the General Urban Area, Dundas Urban Core Area along Dundas

B. The Preserve – Mattamy Homes• Future Residential – General Urban 293 units,

Sub Urban 72 units, Neighbourhood Centre 525 units, Dundas Urban Core 5.61ha, Village Square and Neighbourhood Park 4.23ha, Elementary School 2.43ha, Natural Heritage System Area 6.99ha

• Status – Phase 1 Construction, Registered Plan 24T-05012, 24T-05013

C. Sixth Line Corporation • Future Residential and Nature Preservation

Area General Urban 436 units, Neighbourhood Centre 88 units, Dundas Urban Core 6 units, Neighbourhood Park 1.82ha, Elementary School 1.59ha, Natural Heritage System Area 5.53ha

• Status - Registered Plan 24T -12009

D. Shoppers Drug Mart + Commercial Retail Unit• Two commercial buildings – Retail/office

building and a commercial retail unit consisting of 2,118sm retail space, 2,006sm office space, and 370sm medical office space, 123 parking spaces

• Status – Site Plan Application 1316.003/01 under review

E. Viva Oakville Retirement Community• 6 storey rental retirement facility with 177 suites• Status – Development Application 1316.03 –

Zoning and OP Amendment approved



Townhouse dwellings on Kaitting Trail, south of subject site.

Stacked townhouse dwellings on Sixth Line, south of Dundas Street.

Single detached dwellings in The Preserve Development, west of subject site.

Commercial/residential in the Preserve Development, west of subject site.

Single detached dwelling in River Oaks Neighbourhood, south of Dundas Street.

Rear lane townhouse dwelling on Sixteen Mile Dr, north of subject site.

9



Munn’s United Church and Child Care Centre on Sixth Line, south east of subject site.

Oak Park, south of Dundas Street.

Commercial/retail in the Uptown Core Area, southeast of Dundas/Sixth Line intersection.

Future development, northeast of Dundas/Sixth Line intersection.

Offices and highrise residential in the Uptown Core Area, southeast of Dundas/Sixth Line intersection.

Currently active residential development in the Preserve, east of subject site north of Dundas Street.



Existing Transit Stops

Proposed Major Trail

Proposed On-road Bicycle Lanes

Proposed SignedBicycle Route

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SUBJECT SITE

1.3 Transportation Network

The subject site is located on Sixth Line, which is identified as a Minor Arterial Road and Secondary Transit Corridor in the Town’s secondary plan and transit plan for North Oakville for the portion north of Dundas Street West. The Town has approved the Environmental Study Report for the recommended improvement of Sixth Line which includes widening from the existing two lanes, addition of signalized intersections, and incorporation of cycling, pedestrian, and transit facilities. Below is the preliminary design drawing for the extent of Sixth Line adjacent to the subject site.

Dundas Street West, approximately 180m south of the subject site, is a primary east-west Regional Arterial Road and identified as a Primary Transit Corridor in the North Oakville Transit Plan. The four lane wide regional road (six lane wide west of Neyagawa Blvd.) currently facilitates the Oakville Transit Bus Route No.5, but has no pedestrian or cycling routes on the extent of Dundas Street south of the subject site. Proposed multi-use trail and pedestrian sidewalk is planned for Dundas Street as per the Town’s Active Transportation Master Plan.

Local roads around the subject site, both existing and proposed, are shown in Figure 1.3. These two lane neighbourhood oriented streets provide a network of pedestrian and vehicular routes that acts as a means of accessing and circulating within the neighbourhood, as well as connecting them to the arterial roads and transit corridors. Signed bicycle routes and off-road trails are planned for the area as per the Town’s Active Transportation Master Plan.

An on-request transit service (“Home to Hub”) provided by Oakville Transit currently services the new communities of North Oakville as there are no regular bus routes designated for that area. The shuttle service is operated by smaller capacity buses that offer residents transportation between their home and the Uptown Core terminal. It is anticipated that as the North Oakville community expand and grows, regular fixed route transit service will be introduced to the completed road network of the established community.



Low Density Residential

Uptown Core Area

SWM Pond

SWM Pond

Neighbourhood Commercial

KAITTIN

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ANDOVER ROAD

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1.4 Land Use

The Town of Oakville has separate land use policies for the North Oakville Area and the rest of Oakville. The land use plan and strategy for the subject site and immediate area is established in the planning framework of the Town’s North Oakville East Secondary Plan. The relevant various land use areas and associated policies that are in close proximity to the subject site are as follows:

The subject site is designated Neighbourhood Centre Area, as well as its immediate surrounding properties which consist of a mixture of medium density residential ranging from semi-detached dwellings to townhouse dwellings. A 177 suite senior residence is proposed to the north of the site with the same land use designation at a density of 220uph (1.92FSI).

Natural Heritage System Area• Purpose to protect, preserve and, where

appropriate enhance the natural environment.• Provides for some limited, passive recreational

needs, generally no new development permitted

Dundas Urban Core Area• Intended to allow the creation of a band of

mixed use development at medium and high densities with a clustering of retail and service commercial development and/or high density buildings at the intersections with north/south streets

• Development to be visually connected with a coherent streetscape along Dundas street

• Generally a minimum density of 0.5 FSI and a maximum density of 2.5 FSI

• Minimum height of 5m for commercial, 3 storeys at nodes, and 2 storeys for all others, maximum height of 8 storeys

General Urban Area• Intended to accommodate a range of low and

medium density residential development• Density permitted between 25 to 75 units per

net hectare with a maximum height of 3 storeys• Requires that a variety of residential building

types be developed in each neighbourhood

Neighbourhood Centre Area• Generally be used for areas located central to

each neighbourhood• Intended to accommodate a range of medium

density residential development• Allows for live/work units and limited

commercial and civic uses focused at a central neighbourhood activity node to serve neighbourhood residents

• Generally between 0.5 to 2 FSI for mixed use, and between 35 to 150 units per net hectare for residential

• Minimum height of 2 storeys and a maximum height of 5 storeys

• Requires that a variety of building types be developed in each neighbourhood

Neighbourhood Park Area• Parkland providing a variety of outdoor

recreational experiences which serve one or more neighbourhoods

• Typically contain playground, sports fields, and other recreation facilities

Elementary and Secondary School Sites• Location of publicly funded elementary and

secondary schools



Proposed Natural Heritage System Area

Retaining Wall

Retaining Wall

Retaining Wall

View

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1.5 Subject Site

The subject site is an assembly of two properties with frontages to Sixth Line. There is an existing one storey dwelling on the south property of the assembled site (no.3060), with a detached 1 storey garage that is access via a gravel driveway to Sixth Line. On the north property of the assembled site, there is an existing 2 storey dwelling with a detached 1 storey garage that is access via an asphalt driveway. Both properties are relatively flat, with a slight slope towards the front of the property to Sixth Line. There are also a number of existing trees on the subject site which will have to be removed for the proposed development.

The subject site has an area of approximately 8,026sm (0.8026ha or 1.98 acre). It is subject to a town required road widening on Sixth Line of an anticipated 5.5m to accommodate the planned road improvement as mentioned in section 1.3 (Transportation Network) of this brief. The remaining developable area of the subject site with the required road widening is approximately 7,302sm (0.7302ha or 1.08 acre), with a frontage of approximately 130m and property depth of approximately 55m.

Although the subject site is relatively flat and on-grade with Sixth Line, it is considerably lower than its adjacent properties and abutting laneway. The subject site is bounded a retaining wall on the townhouse properties to the south. The rear yards of these townhouses are approximately 0.9 to 1.5m above the subject site in elevation. There is currently board privacy fencing on a portion of the retaining wall along the south property line towards Sixth Line, with the remainder of the property line being separated with a guard height decorative fence. The subject site is bounded by a combination of retaining walls and chain link fence on the west property line. The abutting rear yards of the semi-detached and townhouse dwellings at the west property line are also relatively higher than the subject site, approximately 1.5m for the southern portion of the property line, 0.6m for the northern portion, and relatively on-grade with the subject site for the middle extent. The subject site is bounded by Lane 139 to the north, which is more than 1.5m higher in elevation than the subject site at the rear. The elevation difference is accommodated by a combination of retaining wall and grade slope outside the north property line. A chain linked fence currently exists on top of the retaining wall, and a post and wire fence separates the subject property from the laneway.

Directly from the subject site across Sixth Line is a proposed Natural Heritage System Area, part of the proposed new residential development northeast of the Sixth Line/Dundas intersection. As mentioned in section 1.4 of this brief, this area is designated as protection and preservation lands of the natural environment.



A. View into Subject Site - 3060 Sixth Line

B. View into Subject Site - 3072 Sixth Line

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1.6 Goals and Objectives

The North Oakville Area is currently undergoing a substantial amount of development. Expected to be built over the next 20 years, the area is anticipated to capture 50,000 in new population and create nearly 35,000 jobs as per the Town’s projections. The proposed development is situated in the midst of these growing residential neighbourhoods, and aims to intensify the subject site in supporting the Town’s vision as set out in the secondary plan for the North Oakville Area.

The proposed development has the following objectives that are consistent with the policy framework and urban design guidelines as set out by the Town:

• To meet the density targets as set out in the land use policy framework for Neighbourhood Centre Areas

• To establish the height of the development within the range as set out in the land use policy framework for Neighbourhood Centre Areas, respecting the scale of established context and consistent with the Town’s vision for the Sixth Line corridor as set out in the urban design guideline

• To provide diversity and variety in the mixture of housing types in the surrounding existing and planned residential areas, providing opportunities to create a diversified community and housing options

• To enhance the quality of the streetscape and complement the Town’s improvement plan for the Sixth Line corridor

• To minimize the visual impact of vehicular circulation, parking, and services from the pedestrian realm along Sixth Line as well as adjacent properties and promote a transit and pedestrian-oriented community

• To create a transition between the General Urban Area and Dundas Urban Core Area that is consistent with the ‘Transect’ planning model

• To respect the character and scale of the surrounding existing and planned neighbourhoods while providing uniqueness and diversity in setting a precedent for future developments along Sixth Line



NORTH OAKVILLE EAST SECONDARY PLAN

February, 2008

Official Plan Amendment Number 272

to theOfficial Plan

of

The Corporation of the Town of Oakville

NORTH OAKVILLE EAST SECONDARY PLAN

15u r b a n d e s i g n a n d o p e n s p a c e g u i d e l i n e s14 N o r t h O a k v i l l e

Figure 2.7: North Oakville East Master Plan

North Oakville East Master Plan

15u r b a n d e s i g n a n d o p e n s p a c e g u i d e l i n e s

T RU LY A P LAC E W H ERE YO U CA N

LI V E , WO R K A N D P L AY.

Town of Oakville - Appendix 7.3 - North Oakville East Master Plan (February 2008)

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1.7 Town Vision and Policies

The Town of Oakville established its vision and strategies for growth and development in various planning documents, designed to guide and control the development of lands within its jurisdiction. The proposed development considers and implements the relevant planning policy framework established in these documents, which are summarized below.

Official Plan – North Oakville East Secondary PlanAs mentioned in section 1.1, the North Oakville Area has its own planning framework and urban design policies. The subject site is located within the boundaries of the North Oakville East Secondary Plan, which exists as Official Plan Amendment no.272 to the Official Plan of the Town of Oakville (February 2008). The Town’s vision for the North Oakville East area as identified in section 7.2.2. of the secondary plan with regards to the subject development is as follows:

• Development as an urban community shall reflect Oakville’s distinct historical roots and small-town heritage and Trafalgar Township’s village rural heritage, with nodal development, prestige industry, and green linkages continuing to define Oakville’s unique landscape.

• Should be forward-looking, a model of smart growth and social diversity.• Design of North Oakville East will generally reflect the “Transect” (a series of zones that transition from

sparse rural farmhouses to the dense urban core)• Planned as a compact, pedestrian-oriented, urban community containing a broad range of housing

opportunities from executive housing on large lots to high rise apartment units

The subject site, identified as Neighbourhood Centre Area in the secondary plan, is located just north of the Dundas Urban Core Area as and south of the General Urban Area. The location of the subject site serves as an appropriate transition between the two areas varying in density and environment, and is consistent with the “Transect” urban planning model as identified in the secondary plan. The proposed stacked townhouse development will add variety to the existing composition of surrounding neighbourhood consisting of semi-detached and townhouse dwellings.

In the North Oakville East Secondary Plan, the Town has also set out development objectives to guide the future urban development of the area in section 7.2.3. of the secondary plan. The development objectives for residential areas relative to the subject development are as follows:

• To create residential communities which complement the existing built form elements that are intended to remain within the community, and incorporate best community planning and urban design practices

• To establish overall development densities that equal or exceed the density established by the Halton Urban Structure Plan and which are commensurate which the type and frequency of transit service planned for the area



• To minimize travel time, traffic, greenhouse gases, servicing costs and energy costs through a variety of mechanisms, and particularly by providing an efficient land use arrangement and a mix of housing forms and tenures

• To create varied and distinguishable residential neighbourhoods which provide a strong, identifiable sense of place for the residents

• To provide a variety of residential densities and unit types throughout the planning area, responding to the varied needs of the future population while directing the highest densities and intensity of use to the Trafalgar road Corridor in support of a broad range of services including high frequency transit, shopping, personal services and community facilities

The proposed 3.5 storey stacked townhouse and 3 storey single townhouse dwellings fit relatively well in the newly established community of semi-detached and townhouse dwellings surrounding the site. The proposed development is similar in scale and form to the traditional townhouse building typology that is common to the neighbourhood that immediately surrounds the subject site. The similarity in form and scale will complement the existing character of the neighbourhood, while at the same time offer a different and distinct residential product that will add to the mixture of housing forms in the area. The proposed development also achieves the maximum permitted density by providing a more efficient land use arrangement that will assist in meeting the density goals for the Town as established by the Region. The maximum density also makes sense for the subject site on Sixth Line, having a frontage and access to the arterial road that is anticipated to be widened under the Town’s improvement plan with additions of pedestrian and bicycle facilities as per section 1.3 of this brief. Furthermore, the unique architecture of the proposed stacked townhouse and single townhouse blocks creates a distinguishable residential neighbourhood which provides an identifiable sense of place for the future residents.

The secondary plan also set out development objectives for urban design in the North Oakville East Area. The objectives relevant to the subject development are as follows:

• To integrate important views and vistas of the natural heritage and open space system within community design

• To promote building forms that address the street and minimize the impact of garages and service areas on the streetscape

• To promote a variety of housing with diverse architecture

As mentioned in section 1.5 of this brief, the subject site fronts Sixth Line and is directly across from lands designated as Natural Heritage System Area. Since no development is permitted on these lands, the views and vistas towards the natural heritage and open space system from the site is preserved and will be maintained. The proposed stacked townhouse and single townhouse dwelling blocks are oriented to Sixth Line, with the front of the units facing the arterial road. The underground garage access is hidden behind the townhouse blocks, and is not visible from Sixth Line. The garbage storage area is proposed to be underground, with the garbage pick-up area located on grade at the rear of the property. The proposed dwellings add the mix of housing currently exists in the area which mainly consists of single detached, semi-detached, conventional as well as lane townhouses. The

21



unique architecture also adds diversity to the character of the neighbourhood, while maintaining the pattern and urban fabric through similarity in scale and form.

As per the North Oakville Master Plan (Appendix 7.3), the subject site is designated as Neighbourhood Centre Area. The Town has set out specific policies with regards to particular land use designations in the secondary plan. The strategy and policies that is specific to Neighbourhood Centre Area is established in section 7.6.7.1. of the secondary plan, and sections relevant to the subject development are as follows:

• Generally located central to each neighbourhood• Purpose to accommodate a range of medium density residential development including live/work

units and limited commercial and civic uses focused at a central neighbourbood activity node to serve neighbourhood residents

• Permitted uses shall be medium density residential uses and small scale convenience retail, personal service, restaurants and business activity, as well as public and institutional uses including village squares.

• Residential to permit a minimum density of 35 units per net hectare, a maximum density of 150 units per net hectare, a minimum height of 2 storeys, and a maximum height of 5 storeys

The proposed townhouse development consists of 96 two-bedroom units ranging from approximately 820sf to 1,130sf in size with four typical suite layouts. There are also 13 three-bedroom ‘traditional’ single townhouse units approximately 1,560sf in size. With the site area of 0.8023ha, the proposed density meets the maximum density of 150uph for residential development in a Neighbourhood Centre Area. Although mix-use development is permitted on the subject site, only residential use is proposed for the development. This project is generally consistent with the strategy and policies of the Neighbourhood Centre Area established by the Town for the subject site.




Photo 2.7: Residential buildings should have a strong connection with the street. Porches and windows provide opportunities for residents to have a visual connection with the activities on the street.

Photo 2.8: Mid-block connections in mixed-use or commercial areas will encourage people to walk within and between neighbourhoods.

Photo 2.9: Mixed-use and commercial areas should have wide sidewalks that allow many people to comfortably walk as well as allowing shops to provide outdoor amenity spaces.

2.2.6. Street-based Design Principles

While individual aspects of built form, architecture and street design are described in the Urban Design and Open Space Guidelines, street based design principles ensure that the individual design of streets and buildings are intricately connected, recognizing that the private and public realm should be thought of as a collective experience. Therefore, street design should incorporate the following principles:

1. Allow for a strong connection between the street and building.

2. The street provides for all modes of transportation and is a place for socializing and community events (e.g. markets, parades).

3. Provide access and views into publicly accessible building spaces.

4. Provide opportunities for strong connections between building activities and streets.

Residential Interface

In residential areas, a transitional zone between the dwelling frontage and the public right-of-way will help to create a clear distinction between the public and private realm to ensure privacy and security. This transition zone is created through a variety of treatments in the setback such as: front porches, grade separations with integrated landscape buffers, courtyards, front lawns and gardens.

Mixed-Use and Commercial Interface

A continuous street wall should be created for mixed-use and commercial areas by creating active retail at-grade. Wide sidewalks allow for amenities in the public right-of-way such as: bicycle parking, lighting and landscaping. Wide sidewalks also create opportunities for spill-out uses like cafes or merchandise and also provide a place for public art.


Porches and Building Projections

a) Building projections including porches, decks, balconies and stairs are encouraged as transitional building elements that provide weather protection, dwelling access and useable amenity spaces.

b) Porch and deck dimensions should be large enough to accommodate furnishings and ensure their active use. For useable sections of the front porch, the minimum depth should be in the range of 1.5 - 2.0 metres (5.0 - 6.5 feet).

c) The design of porch railings and columns should be integrated and use complementary materials such as wood and/or metal or other appropriate material.

d) Where the situation cannot be addressed through landscaping, � nish materials should extend to all sides of the porch and stairs. The underside of the porch should not be exposed to the street.

e) Stacked townhouses and other multi-unit dwellings should provide porches at or below the main building entrance and decks as outdoor amenity spaces for upper units.

f) Continuity of front porch design is recommended between townhouses, attached and semi-detached dwellings. Material and detail variations may occur between porches provided the scale and proportion is maintained.

g) Balconies should be designed as integral parts of the building design. Balconies should be provided for residential apartments, wherever possible, and should apply similar minimum dimension as porches.

h) Wraparound porches/verandas are encouraged on corner lot dwellings or other locations where the side yard of the dwelling is visible. Photo 3.26: High quality � nishes, landscaping and stepbacks are used to create a

buffer between the public sidewalk and private residences.

Photo 3.25: Residential off-street entrances can be buffered with plantings and enclosed terraces to enhance privacy.

1.5 to 2.0 m

RECOMMENDED RANGE

1.0 m NO

ENCROACHMENT

ZONE

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Figure 3.9: The minimum depth for the useable area of a front porch should be 1.5 to 2.0 metres.

Photo 3.27: Porches are a desirable element of house design. Collectively, they create a vital transitional place between the house interior and the street.

50 N o r t h O a k v i l l e

Townhouses

Townhouses will provide more compact, higher-density housing choices than single or semi-detached dwellings and, in some instances, may share outdoor and amenity space. Townhouses may provide the transition between low-density/low-rise housing and more intense multi-residential forms

Variations in townhouse form include back to back units, stacked units or a courtyard con� guration, but generally townhouses should comprise a continuous row along the street within a 2 to 4 storey building.

Each unit should have entrances from the street at or near grade-level or, in the case of some stacked units, below-grade entrances may be acceptable. Setbacks for townhouses should allow for private amenity space such as balconies, patios or landscape open space.

UNIT A22ND FLOOR

UNIT A1UPPER LEVEL

UNIT A1UPPER LEVEL

UNIT A1LOWER LEVEL

UNIT A1GARAGE

UNIT A1GARAGE UNIT A1

LOWER LEVEL

UNIT A32ND FLOOR

UNIT A33RD FLOOROPTION 2

UNIT A2 UPPER LEVEL

UNIT A2 LOWERLEVEL

UNIT A2 UPPER LEVEL

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3RD STOREY UNITA3 UPPER LEVEL

2ND STOREY UNITA3 UPPER LEVEL



1ST STOREY UNITA1 UPPER LEVEL

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PRIVATE ROOF TERRACES PRIVATE ROOF TERRACES

BALCONY BALCONY

DRIVING LANESHARED GARAGE

(2 CARS)SHARED GARAGE

(2 CARS)

Figures 3.18 & 3.19: Alternative multi-unit townhouse sections illustrating garage access, con� guration and location options.

Photo 3.57: Townhouses can use elements of traditional low-density residential housing, such as peaked roofs, front porches and overhangs.

50 N o r t h O a k v i l l e

Townhouses

Townhouses will provide more compact, higher-density housing choices than single or semi-detached dwellings and, in some instances, may share outdoor and amenity space. Townhouses may provide the transition between low-density/low-rise housing and more intense multi-residential forms

Variations in townhouse form include back to back units, stacked units or a courtyard con� guration, but generally townhouses should comprise a continuous row along the street within a 2 to 4 storey building.

Each unit should have entrances from the street at or near grade-level or, in the case of some stacked units, below-grade entrances may be acceptable. Setbacks for townhouses should allow for private amenity space such as balconies, patios or landscape open space.

UNIT A22ND FLOOR

UNIT A1UPPER LEVEL

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UNIT A32ND FLOOR

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UNIT A2 UPPER LEVEL

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PRIVATE ROOF TERRACES PRIVATE ROOF TERRACES

BALCONY BALCONY

DRIVING LANESHARED GARAGE

(2 CARS)SHARED GARAGE

(2 CARS)

Figures 3.18 & 3.19: Alternative multi-unit townhouse sections illustrating garage access, con� guration and location options.

Photo 3.57: Townhouses can use elements of traditional low-density residential housing, such as peaked roofs, front porches and overhangs.

UDOSG recommends strong connection between residential buildings and street. Porches and windows provide opportunities for visual connection. (Photo 2.7 of UDOSG)

One of the alternative multi-unit townhouse sections illustrating possible garage access, configuration and location options as per figure 3.18 and 3.19 of the UDOSG.

Plantings and enclosed terraces as buffers for residential off-street entrances as per photo 3.25 of the UDOSG.

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North Oakville Urban Design and Open Space Guidelines In addition to the general design directions established in the secondary plan, the Town has prepared design guidelines as part of the implementation strategy to ensure that all development applications are consistent with the vision set out by the Town for the North Oakville Area. The North Oakville Urban Design and Open Space Guidelines establishes the physical design concepts that is intended to lead to the development of a high quality, sustainable and integrated employment and residential community. The urban design objectives, illustrated recommendations and guidelines relevant to the subject development are summarized as follows:

Building Orientation and Site Layout• Buildings should be organized to define the public realm and frame abutting streets, internal drive aisles,

sidewalks, parking areas and amenity spaces• Passive solar design should be incorporated into the design of block layouts, buildings, transportation

corridors and open spaces• Main building entrances should face public streets and be directly accessible from public sidewalks.

Houses fronting on to parks and open space can also create a positive relationship between housing and parkland.

Building Articulation and Detailing• Covered main entrance is encouraged, features include front porches, porticos, verandas, recessed entries• Blank facades that extend entire length of the building parallel to a public street should not be permitted• All low rise residential buildings should incorporate design measures to increase natural surveillance

opportunities between private dwelling and the street, such as useable front porches, grade level windows. Active living space such as family/living rooms, studies, dens, and kitchens facing the street.

• The front façade of buildings should provide a high standard of design, detail and variety of materials. Wall facing material should be combined to create front building facades with a distinct, well-balanced street presence.

• New developments should achieve a unique identity that is respectful of context. Building variety and architectural detail may be achieved by period/historic architecture, however an emphasis on a contemporary architectural vocabulary is encouraged

• For residential units on ground floor with direct access from the street, privacy should be enhanced through the creation of a private and/or semi-private outdoor amenity space

• Building projections including porches, decks, balconies and stairs are encouraged as transitional building elements that provide weather protection, dwelling access and useable amenity space

• Porch and deck dimensions should be large enough to accommodate furnishings and ensure their active use – min. depth should be in the range of 1.5-2.0m

• Stacked townhouses and other multi-unit dwellings should provide porches at or below the main building entrance and decks as outdoor amenity spaces for upper units

• Balconies should be designed as integral parts of the building design, and should be applied similar minimum dimension as porches

• Arrangement of windows should have a functional role in providing natural ventilation and light, views and



privacy to the individual and adjacent dwellings• Front residential dwelling facades should include a substantial percentage of surface window area from a

main living area to promote visibility and safety on the street• Skylights and clerestory windows are encouraged• Flat roofs and roof terraces are encouraged to be used as private and communal outdoor patios, decks

and gardens

Servicing and Loading• Service areas should be located in areas of low visibility such as at the side or at the rear of buildings• Service and refuse areas should not encroach into the exterior side or front yard setback. Such areas

should be screened with a minimum height that ensures service and refuse areas are not visible. Area should be paved with an impervious surface or asphalt or concrete

• Service and outside storage enclosures should be constructed of materials to match or complement the building material

• Service area should be separated from pedestrian amenity areas and walkways• Service driveways should be coordinated with those of parking areas to reduce curb cuts along the

streetscape

Housing• Housing variety should be achieved on each street and block as a means of strengthening neighbourhood

character and providing more choice. Repetition of design (ie. Style, elevation and materials) should be allowed where repetition of building elements is a characteristic of the building or dwelling type.

• A range of housing types within neighbourhoods should be provided to promote variety and diversity, and address changes in the market conditions. Housing types may include detached, semi-detached, townhouse, back-to-backs and/or apartments.

• The highest density of the designation should occur in areas with a variety of transportation options, including sites located close to Neighbourhood Centres

Townhouses• Main dwelling façade should be located parallel to the street and/or sidewalk, open space or park and, in

general, line up with adjacent buildings to frame the street• Rear yard parking accessed from a lane is preferred over front yard parking to allow for greater flexibility in

the design of the front façade and front yard• Each unit will general have a minimum front yard setback of 2.5m to allow for the provision of a useable

front porch and allow for a transition between the public and private realm, with a minimum exterior side yard setback of 2.0m

• Each unit will have a front or exterior side yard no encroachment zone of 1.0m, with the exception of stairs• End units in a townhouse should place windows and entrances facing the public street and along

pedestrian walkways to encourage these areas be visible, active, and safe.• Coordinated access to all developments within a block should be provided to use space efficiently

25



• Common open space should be provided, where possible• Public walkways within townhouse developments should provide safe and direct access between public

streets, parking and other site areas

Private Landscaping• Front yards should be landscaped with trees, shrubs and native plantings to promote amenity and privacy

to private development• Trees, shrubs and ground covers should cover a reasonable amount of the planting strip between adjacent

properties in the side yard• Rear yards should provide as a minimum, a landscape edge treatment to include adequate space for tree

planting or other landscape treatments

Vehicular Parking• Pedestrian entrances for parking structures should be located adjacent to main building entrances, public

streets or other highly visible locations• Structured parking entrances should be designed and located to minimize their visibility

Bicycle Parking• Bicycle racks should be constructed of a single locking ring and post design• Bicycle parking that only supports the wheel is not permitted, must allow for frame support• For long term bicycle parking provided, the parking spaces must be accessible, secure and weather-

protected

The proposed development aims to meet the objectives, recommendations, and guideline summarized above as set out in the North Oakville Urban Design and Open Space Guidelines. Section 2 of this Urban Design Brief will demonstrate how the proposed development is consistent with the Town’s Urban Design guidelines through description and rationalization of the site and building design.

2.0 DESIGN CONCEPT



Proposed Ramp to Underground

Proposed Garbage Enclosure and

Collection Area

Rear Landscape Buffer

Landscaped Open Space

Proposed Access Stairwell to

Underground

Rooftop Terrace for Upper Units

Common and Private Residential Entries

Typical for Rear Blocks

Existing Retaining Wall

Existing Slope

Proposed Driveway

Existing Retaining Wall

Priviate Residential Entries Typical for Front Blocks

Future Public Sidewalk

Common Residential Entries Typical for Front Blocks

Landscape Plantings

Proposed Walkway connection to Future Public Sidewalk

Proposed Walkway connection to Future Public Sidewalk

SIXTH LINE

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2.1 Site Design

2.1.1. Street and Block PatternThe subject site is located on Sixth line, designated as a minor arterial road/secondary transit corridor as mentioned in section 1.3 of this brief. These roads are planned as medium to high capacity roads which serve as major gateways into the community. The proposed stacked townhouse development is considered to be transit supportive as per the Town’s urban design guidelines, and is encouraged on flanking properties along the right-of-way.

Due to the location parameters of the subject site, the development is limited to access on Sixth Line only as it is surrounded by newly constructed residential properties to the south and west. Connection to Lane 139 may be possible but likely not feasible and inapplicable to the layout of the proposed development. A driveway is proposed at the mid-span of the assembled frontage to access the subject site from Sixth Line.

The planned Sixth Line right-of-way is 31m wide, and consists of a landscaped median 4.5m wide dividing two lanes of vehicular travel in each direction. An on-road bicycle lane of 1.2m is planned along the curb, with a 4.5m boulevard which includes a 2m sidewalk making up for the remainder of the right-of-way. The planned landscaped median would limit the proposed driveway to right-in, right-out only.

2.1.2. Building Location and OrientationThe proposed stacked townhouse & single townhouse development is divided into six building blocks. Blocks along Sixth Line are approximately 56m in width by 16m in depth, each consisting of 36 two-bedroom stacked units. The smaller blocks at the rear are approximately 19m in width and 16m in depth, each consisting of 12 two-bedroom stacked units. The two single ‘traditional’ townhouse blocks range from 29 to 34m in width and 14m in depth consisting of 13 three-bedroom units in total. An 11.8m separation is proposed between the two townhouse blocks fronting Sixth Line, allowing for a break in the building mass along the street as well as vehicular and pedestrian access into the subject development.

The two front townhouse blocks are oriented parallel to the street, which frames the street and allow for a strong connection between the street and the building. This is consistent with the street-based design principle as per the Town’s urban guidelines intended to create a vibrant public realm. The proposed front yard interface, consisting of raised entrances that are shared between residential units and landscape plantings, act as a transition zone between the dwelling frontage and the public right-of-way and creates a clear distinction between the public and private realm to ensure privacy and security.

The two smaller townhouse blocks at the rear face a shared courtyard and are oriented perpendicular to the blocks along Sixth Line. The two blocks of single townhouses are parallel to the Sixth Line blocks and front onto the open landscaped space separating the blocks. Separations of 16m and 12m are proposed between the front and rear blocks, allowing for substantial spatial separation between the units and accommodation of landscaped open space, pedestrian and minimal vehicular circulation. A similar transition zone is proposed for the rear blocks fronting the open landscaped space, creating a positive relationship between housing and parkland.



View

CSIXTH LINE

C. View from Subject Site

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2.1.3. Building Entrance and AccessA combination of common and private entrances is proposed to access the stacked and single townhouse units. For the blocks fronting Sixth Line, common entrances to the upper units are proposed to face the public street and are directly accessible from the planned public sidewalk while private entrances to the lower units are proposed to face the landscape open space at the rear of the block. This encourages a pedestrian oriented streetscape on Sixth Line and maximizes public surveillance of the street. Entrances to the townhouse blocks at the rear of the subject site are proposed to face the landscaped open spaces and are accessible through walkways within the development which connects to the public sidewalk. This creates a similar relationship in encouraging an active open space and creating surveillance opportunities.

Common entrances are proposed to be shared between several stacked units, allowing for optimization of the front yard for maximizing landscaping and private outdoor amenity. Private entrances are also proposed to access some of the stacked and single units. Common entrances are proposed to be elevated about the adjacent grade at the street and landscaped open space, and private entrances are proposed to be partially below the adjacent grade. The difference in elevation creates a clear distinction between the public and private realm, ensuring privacy and security for the residential units while maintaining an active streetscape and landscaped open space.

2.1.4. Views and VistasThe orientation of the building blocks allows for a clear and unobstructed view of Sixth Line and the planned Natural Heritage System Area beyond for the two blocks at the front. All of the townhouse blocks have views to the landscaped open space proposed. The preservation of existing views and the introduction of new ones play a significant role in maintaining a strong connection between the building and the street/parkland in encouraging a pedestrian-oriented streetscape and maximizing public surveillance.

2.1.5. Vehicular and Pedestrian CirculationThe entrances for the townhouse blocks fronting Sixth Line is proposed to have direct access to the public sidewalk planned along the west side of the street. Hard surface paved walkways are proposed to access the common and private entries for the blocks at the rear of the subject site, with connections to the future public sidewalk. The walkways and public sidewalk are both located at the front of the blocks, creating an unobstructed and well-lit condition to maximize pedestrian safety and surveillance opportunity. Access to the underground parking is provided with multiple stairwells throughout the site that connect to the proposed walkways, providing a safe and convenient passage for the residents and visitors.

Vehicular access to the subject development is proposed via a centrally located driveway on Sixth Line. The driveway serves as vehicular access to the common underground parking proposed, fire truck route, as well as truck access to the garbage/loading area on grade. The efficient layout proposed maximizes the site area available for landscaping and plantings.

Separation between vehicular and pedestrian circulation is created through surface treatment such as use of colour, curbs, and various materials to create safe and well defined routes throughout.



SIXTH LINE FROM DUNDAS STREET TO HIGHWAY 407 ETRCLASS ENVIRONMENTAL ASSESSMENT STUDY

ENVIRONMENTAL STUDY REPORT

120

Figure 7-1 Sixth Line Typical Section – No Parking Layby’s

Figure 7-2 Sixth Line Typical Section – Parking Layby’s on Both Sides

Planned Sixth Line Road Improvement

Proposed Development - Building Front Concept

33



2.1.6. Transit, Cycling, and WalkingAs mentioned in section 1.3 of this brief, Sixth Line is planned as a secondary transit corridor and is anticipated to be improved in the near future. Oakville Transit bus route is anticipated to run on Sixth Line to serve the North Oakville Area once it is established. Residents of the proposed development will have direct access to the future bus routes along Sixth Line and will be in close proximity to any future east-west secondary transit corridor north of the proposed development. The subject development is also in close proximity to the existing Dundas Street major transit corridor.

As part of the Sixth Line improvement plan, the arterial road is anticipated to receive on-road bicycle lanes in both direction of travel. Residents of the proposed development will have direct access to the future bicycle lanes on Sixth Line which connects to the network of bicycle facilities in the Town. The required bicycle parking for residents is proposed to be provided on two-tier bicycle racks in designated enclosed rooms of the underground parking level. Bicycle parking for visitors is proposed to be on-grade, distributed around the townhouse blocks but in centralized locations within the open spaces and directly accessible by walkways.

2.2 Built Form Elements and Massing

2.2.1 Massing and ScaleThe townhouse blocks are approximately 12m in building height, measured from established grade to the top of the parapet of the roof top patio (excluding the roof top access). The building mass consists of 3 storeys above established grade and 1storey partially below. With the approximately 12m height, the 3.5 storey building mass forms a modest street proportion with the right-of-way being 31m wide. The proposed scale of the building mass is not anticipated to jeopardize the adequate sunlight and sky-view for the streets and the adjacent open space in the planned Natural Heritage Systems Area directly across Sixth Line.

The 3.5 storey building mass and its modest building-to-street proportion respects the pedestrian comfort along the Sixth Line, maintains a relatively low scale and height that is appropriate to the streetscape of the right-of-way. The overall building height suits well within the existing built context consisting of 2 storey semi-detached and townhouses with high-pitched roofs. The proposed height also falls within the 2 to 5 storey limits of the land use policies in the Town’s secondary plan for Neighbourhood Centre Areas.

2.2.2. Setbacks and SeparationThe townhouse buildings are proposed to have a 3m front yard setback to the limits of the required road widening. The proposed 3m front yard setback provides space for entry, landscaping, and a continuous green space adjacent to the public sidewalk. The front yard setback proposed is also consistent with the immediate adjacent townhouse property to the south of the subject site.



16m

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31m ROW

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Landscaped Open Area

Landscaped Open Area

Underground Parking

Underground Parking

Lower 1 Storey Unit

Rooftop Terrace for Upper Unit

Rooftop Terrace for Upper Unit

Lower 1 Storey Unit

Lower 1 Storey Unit

Sunken Patio for Lower Unit

Sunken Patio for Lower Unit

1 Storey Unit

1 Storey Unit

Upper Front Facing 2 Storey Unit

Upper Front Facing 2 Storey Unit

Upper North/South Facing 2 Storey Unit

1 Storey Unit

‘Traditional’ Townhouse3 Storey Unit

Upper Rear Facing 2 Storey Unit

Upper Rear Facing 2 Storey Unit

SIXTH LINE

SIXTH LINE

Section through Proposed northern Townhouse Blocks

Section through Proposed southern Townhouse Blocks

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Separations of 16m and 12m are proposed between the facing townhouse blocks, consisting of some vehicular circulation, pedestrian walkways, landscaped open space, as well as front and rear private outdoor amenity spaces for the lower units. The separation distances ensures that sufficient daylight can reach all dwelling units facing the landscaped open space, and that a reasonable view beyond the facing wall can be achieved from within the dwelling units. Adequate distance is provided between buildings to ensure appropriate light, view and privacy conditions.

A rear yard setback of 6m is proposed between the rear face of the proposed townhouse blocks and the common rear property line shared with the adjacent semi-detached and townhouse properties. The majority of the rear yard is dedicated to a landscape buffer that would allow for landscape plantings and grading.

An interior side yard setback of 3.2m is proposed along the south property line, accommodating some landscape buffer between the sides of the proposed townhouse blocks and the adjacent rear yards of the townhouse properties to the south. At the north property line, a 3.9m flankage setback is proposed along Lane 139.

2.2.3. Building to Street/Parkland InterfaceThe front of the townhouse blocks are designed with considerations to the street-based principles as outlined in the town’s urban design guidelines, intended to create a vibrant public realm. The front residential interface between the dwelling frontage and the right-of-way consists of a raised common entrance, approximately 1.2 to 1.5m above the level of the public sidewalk, and can be accessed via common stairs directly off the public sidewalk. The grade differential creates a clear distinction between the private realm of the common entrance and the public realm of the street, but maintains a strong connection between the two. Projected balconies and window openings facing the street provide opportunities for residents to have a visual connection with the activities on the street. The townhouse blocks at the rear of the subject site features private entrances and sunken patios for the lower units of the townhouse blocks. The grade differential also ensures the necessary privacy while maintaining the visual and physical connection to the open landscaped area.

The rear concept of the townhouse applies similar principles as the front, and promotes a strong relationship between housing and the proposed landscaped open space. Windows and projected balconies face the landscaped open space, providing views for the residents and promoting safety and surveillance in the open space. Sunken patios at the rear of the townhouse blocks fronting Sixth Line optimize daylight and view for the lower units and maintain a private outdoor area that is separate from the common landscaped area.



Building Rear facing Common Courtyard

Stacked Townhouse blocks at the southwest corner of subject site

37



2.3 Building Articulation

2.3.1. Building EntranceThe common building entrances are proposed to be recessed with a flat canopy extending beyond the building face, providing weather protection for the residential entry and creating a connection between the building and the street. The small flat canopy and the integrated stair visually identify the entrance, and break up the continuity of the building face, promoting a sense of individuality between the residential units within the townhouse blocks.

2.3.2. Building FaçadeThe primary building façade faces the street for the blocks fronting Sixth Line, and faces the open landscaped space for the rear townhouse blocks. The proposed front building façade incorporates an appropriate number and size of windows to allow for light into the residential unit and views along the street and the common open space. These openings and fenestrations also provide for natural surveillance and visual connection between the private dwelling and the street.

The rear building façade is proposed to have a design and material standard similar to the primary building façade at the front of the townhouse block. The proposed rear building façade also incorporates an appropriate number and size of windows to allow for light and views for the residential units, as well as visual connection and surveillance into the landscaped open space for the blocks fronting Sixth Line. The proposed side building façade carries a similar material standard as the front and rear, but limits the number and size of windows and other openings due to its proximity to adjacent properties and adjacent blocks.

A 0.6m building step-back is proposed for the upper-most floor, providing a perception of pedestrian scale from the adjacent street and landscaped open space. The 0.6m building step-back is carry through for the entire height of the building at intervals for the front and rear façade to articulate variations within the townhouse block, creating visual interest for the public as well as residents of adjacent blocks.

Enclosed access for the rooftop terrace is proposed to be located at the middle of the block, allowing for overlook opportunities to the public street and open landscaped space between the blocks. Locating the enclosed access building mass away from the building face also reduces the perceived height of the building mass.

2.3.3. Balconies, Patios, and TerracesA combination of French balconies and projected balconies is proposed for the front and rear facades of the townhouse blocks, further increasing the natural surveillance opportunities between the private dwelling and the street and open park space. The projected mass of the balconies also further enhances the articulation at the face of the building, adding visual interest and variety.

Individual private sunken patios are proposed for the lower units at the front or rear building face of the townhouse blocks. The building facades inherits elements associated with these sunken patios such as guard and railing, privacy screens, and landscaping that add complexity and detail to the building façade.



2,265 sq.ft. (Int. Unit) / 2,307 sq.ft. (End Unit)Poplar

2,265 sq.ft. (Int. Unit) / 2,307 sq.ft. ( End Unit) / 2,315 sq.ft. ( Corner Unit)

Poplar

Poplar End Poplar EndLinbrookLinbrook Chalmers

Elev. B 25’ TOWNESAll renderings are artist concept. The streetscape shown does not represent an actual block of townhomes.

Poplar EndPoplar End Linbrook LinbrookChalmers

Elev. A25’ TOWNESAll renderings are artist concept. The streetscape shown does not represent an actual block of townhomes.

Corner Elev. A

Typical 2 storey townhouse dwellings in the Woodland Trails Development by Rosehaven Homes. South of subject site. Newly constructed.

Typical 3.5/4 storey stacked townhouse dwellings in the Waterlilies Development by Fernbrook, Fieldgate, and North Star Homes. South of subject site. Newly constructed and under construction.

Typical 3 storey townhouse dwellings in the Oakvillage Development by Minto. East of subject site in the Trafalgar Urban Core Area in North Oakville. Pre-construction.

Typical 3 storey townhouse dwellings in the Trafalgar Landing Development by Great Gulf.

East of subject site in the Trafalgar Unrban Core Area in North Oakville. Pre-construction.

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2.3.4. Roofline A variation in the parapet height is proposed on the front and rear building façade to add to the individuality of the townhouse units and variety within the building block.

2.4 Character and Image

2.4.1. Existing Street CharacterAs mentioned in section 1.2 of this brief, the surrounding area around the subject site is relatively new, with a large extent of land currently undeveloped or under development. The surrounding lands is planned to be generally residential in character as per the Town’s secondary plan, as this is reflected in the immediate adjacent properties to the subject site which consists relatively new single detached, semi-detached, and townhouses. The residential dwelling building types around the area is relatively low in profile, generally 2 to 3 storey in building height plus the height of pitched roofs. The proposed townhouse blocks is similar in scale to the existing and planned building types around the subject site, and fit well overall in the predominantly residential area.

Like its surrounding area, properties along Sixth Line are currently undeveloped or under development. They are planned generally as Neighbourhood Centre Areas, allowing for higher density and permits more uses that support the surrounding residential areas. As mentioned in section 1.2 of this brief, a 177 suite retirement facility is planned north of the subject site along Sixth Line, and commercial retail units are planned for the northwest corner of Sixth Line and Dundas south of the subject site. As per the Town’s urban designed guidelines, the scale and character of these areas is defined by the main streets with mostly low-rise buildings framing the street. The 3.5 storey townhouse blocks of the proposed development front Sixth Line and frames the street well with an appropriate height. The proposed use is consistent with the residential nature and character of its immediate context.

2.4.2. Neighbourhood ContextThe townhouse development is proposed on lands identified as Neighbourhood Centre Area as per the Town’s secondary plan and planned to allow for a higher density than its surrounding general urban area. The proposed stacked townhouse project adds a different dwelling type in a neighbourhood largely dominated by townhouse, lane townhouse, semi-detached, and single detached dwellings, enriching the housing variety within the neighbourhood. As per its urban design guideline, the Town aims to provide different dwelling types within the neighbourhood that will influence the social composition of North Oakville by accommodating individuals of different ages, incomes, and sociocultural backgrounds. As well, the full range of housing types will provide residents the opportunity to age-in-place, and address changes in market conditions.

Although not located at a key intersection, the proposed development acts as a gateway to the Dundas Urban Core Area, as well as to the residential development west of Sixth Line. The high quality standard and design will enhance the experience of entry and arrival, contributing to the community image and identity of the neighbourhood. Adding to the existing community, the proposed development establishes itself as a distinct residential product, and stimulates future developments along Sixth Line.

41



2.4.3. Landscape StrategyLandscape planting is proposed within the transition zone between the building and public right-of-way at the front yard of townhouse blocks along Sixth Line. The landscaping is proposed to complement and add to the planned landscaping on Sixth Line as per the preliminary improvement plans for the street. Street trees are anticipated to be planted at the landscaped median and at the landscaped boulevard strip along the public sidewalk on either side of the road. The proposed landscaping along Sixth Line, along with the plants on municipal property, will improve the aesthetics and ecological conditions of the Sixth Line corridor. The proposed plantings along Sixth Line also acts as a buffer to the outdoor private amenity spaces proposed at the front of the townhouse blocks, providing added privacy and distinction from the public city sidewalk.

Open landscaped areas are proposed between the townhouse blocks, consisting of walkways, sod, and native plantings of trees and shrubs. The park-like features provide a common outdoor amenity space for the residents, and enhance the visual and environmental qualities of the separation space between the townhouse blocks. Landscaping along the edges of the private sunken patios also helps to screen views from surrounding units, providing an added level of privacy for the residents of the lower units.

A landscape buffer is proposed along all property lines adjacent to existing residential properties. The planting strip forms a continuous screen between the subject site and the adjacent residential properties, which helps to obstruct both views into the property as well as views to the adjacent properties. The proposed plantings also enhance the visual quality of any privacy fence screening that is proposed along these interior property lines.

2.5 Architectural Treatment

2.5.1. Architectural StyleThe proposed development takes on a contemporary approach with regards to architectural style, utilizes rectilinear forms and motifs to define the residential units in a stacked townhouse configuration. The proposed flat roof and rectilinear projections exemplifies the contemporary form, at the same time optimizing outdoor amenity space for the residents. The form and expression of the front and rear facades are repetitive and modular in nature, common to the typical characteristic of the townhouse dwelling typology. The use of varying materials and deviation from the repeated pattern breakup the uniformity façade expression, and interject individuality and diversity into the otherwise homogeneous façade.

As per the Town’s urban design guideline, new developments should achieve a unique identity that is respect of the context, and an emphasis on a contemporary architectural vocabulary is encouraged. The contemporary architectural style of the proposed development is consistent with this approach and the Town’s intention to create a forward-looking North Oakville.

43



2.5.2. Building Material and ColoursThe proposed townhouse blocks express a high standard of design, detail, and variety of material on all building faces, particular the front and rear facades of the building block. A combination of wall facing materials is utilized to create distinctive building facades, establishing a strong street presence along Sixth Line. The varying use of materials also enhances the individuality and diversity of townhouse units within the block, strengthening a sense of identity and uniqueness for the residential units.

The proposed cladding material of the townhouse blocks mainly consists of brick masonry and architectural stone with a muted contemporary colour palette. The varying colours within the block will be complementary to one another, creating individuality and diversity for the residential units while maintaining the design of the block as a collective whole. Repetition of building elements and common colours associated with these help to facilitate this effect. Contrasting colours and variation in facing material is used to emphasize building features and articulations, as well as break up the 3.5 storey building face. Panelized cladding product, precast headers, sills, and copings add detail and intricacy to the building face, enhancing the visual interest of the large building face.

2.5.3. Building DetailsRelatively large punch windows and patio door openings are proposed on the front and rear building face which is predominantly cladded with brick masonry and architectural stone. The windows reflect the interior dwelling use of the residential units, providing natural ventilation and light, views and privacy to the individual and adjacent dwellings. Clear glass is proposed to be specified for the window unit, promoting a high level of visibility and enforcing a strong connection between the living area and the street. The window unit and patio doors are operable, encouraging and facilitating the use of natural ventilation for cooling.

Flat canopies are proposed for the recessed common entrances, which extent beyond the building face. The flat canopy provides additional weather protection for the covered common residential entry, and expresses a connection to the street by its projection from the building face. An integrated concrete stair with solid low wall is proposed to connect the common residential entry with the street, facilitating access and exiting for the residential units. Together with the canopy, the stair visually identifies the entrance, and breaks up the continuity of the building face and further enhances a sense of individuality between the residential units within the townhouse blocks.

Projected balconies and supported balconies are proposed for the front and rear building faces, providing useable outdoor amenity space for the residential units. A combination of metal and glass guard and railing is proposed to surround the edges of the straight balconies. The balconies are expressed as projecting elements that is in contrast to the building face. The colours of the solid elements in the guard/railing assembly is proposed to match or be similar to the colours of the window frame, resulting in consistent and coherent design features on the building face.



2.6 Lighting

2.7 Servicing and Signage

2.6.1. Building IlluminationOutdoor lighting fixtures are proposed at the common residential entries as well as private residential entries at the front building face of the townhouse blocks. The proposed lighting at building entries helps to identify the point of access and enhances pedestrian safety entering and exiting the residential units at night. The proposed exterior building lighting should have no negative lighting effect to the adjacent units as the shared common residential entries are recessed from the building face, and the private entries are partially below grade.

Outdoor lighting fixtures are proposed for the private sunken patios for the lower units, as well as for the rooftop amenity space for the upper units. The proposed lighting illuminates the outdoor living space, extending the duration of usability and enhancing the amenity feature.

2.6.2. Site IlluminationPedestrian scaled light standards and illuminated bollards are proposed along the private walkways, providing a safe and illuminated access and circulation to and from the residential unit and around the subject site. All lighting is proposed to be down-cast, and designed to ensure that there is no light spillage or glare cast over the adjacent residential properties.

2.7.1. Garbage The garbage and recycling is proposed to be stored in a storage room at the underground parking level. Once filled, the bins are transferred to a temporary storage enclosure that is proposed on grade, directly adjacent to the service area. On collection days, the bins are rolled out for the actual pick-up upon arrival of the refuse trucks. Garbage and recycling chutes are proposed to be located in a centralized area on the subject site that can be accessed via the proposed walkways. Residents are able to deposit their garbage and recycling at the refuse chutes, which is then stored in the underground storage room. The visual impact of the refuse and the associated service area is minimized with the proposed location and refuse strategy.

The garbage enclosure proposed on grade for temporary storage is located outside the rear yard setback requirement. A service area is proposed adjacent to the garbage enclosure to facilitate the garbage and recycling pickup by the refuse trucks. The proposed service area is visually obstructed from the adjacent residential properties to the west of the subject site by the proposed garbage enclosure, and is at a location where views from the proposed townhouse units are minimized. Landscaped space is proposed around the service area to provide additional screening. The garbage enclosure is proposed to be constructed of materials similar to or matching those of the proposed townhouse blocks, ensuring a high standard quality of design throughout the development.

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The proposed service area is physically separated from any outdoor pedestrian amenity, reinforcing pedestrian safety and the pedestrian quality of the open landscaped space. The service area is accessed off the main driveway, minimizing the number of vehicular access and curb cuts along the public street. The consolidation of vehicular access minimizes the amount of paved area, and thus optimizing site area for landscaping.

2.7.2. SignageThere is no feature signage proposed for the subject residential development. Individual residential units within the townhouse blocks will be identified with small signage proposed to be affixed to the building face or integrated with other building features.



CONCLUSION

The proposed 3.5 storey townhouse blocks is consistent with the planning framework outlined in the Town’s North Oakville East Secondary Plan and is in conformance to the relevant Town’s urban design guidelines. The report illustrated that the proposed development demonstrates good urban design practices by the implementation of the following:

• Site design that respects the existing street and block pattern, with design considerations for the future implementation of the Sixth Line road improvement

• Height and scale that respect the existing context while meeting the density and urban vision planned by the Town

• Appropriate separation and setbacks between proposed residential blocks as well as existing adjacent residential properties, ensuring a positive building to street and building to parkland relationship

• Consolidated and efficient layout of vehicular circulation and underground parking, minimizing visual impacts from the street and neighbouring properties

• Open landscape area design with sufficient walkways, promoting a pedestrian and active-transit oriented lifestyle

• Landscaping strategy to enhance the site and streetscape, promoting outdoor amenity use and enhancing pedestrian experience

• Architectural style that respects the character of the neighbourhood and supports the Town’s vision for a contemporary vocabulary

• High quality materials and details that creates visual interest, enhancing the urban character of the neighbourhood

oakville, ontario planning/da-131606-udb.pdf · project planners. 3060-3072 sixth line. global...

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