urban design brief - oakville.ca planning/da-172863-udb.pdf · the purpose of the urban design...

121 & 125 East Street, Oakville

Our File: 1799A

April 2017

URBAN DESIGN BRIEF

230 - 7050 WESTON ROAD / WOODBRIDGE / ONTARIO / L4L 8G7 / T: 905 761 5588/ F: 905 761 5589/WWW.MHBCPLAN.COM

TABLE OF CONTENTS

INTRODUCTIONLOCATION & EXISTING CONDITIONSCOMMUNITY CONTEXTDESIGN VISION, GUIDING PRINCIPLES & OBJECTIVESPOLICY CONTEXTDEVELOPMENT PLANSUMMARY & CONCLUSION

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121 & 125 EAST STREET | URBAN DESIGN BRIEF4

1 INTRODUCTIONThe following Urban Design Brief has been prepared by MHBC in support of the Official Plan and Zoning By-law Amendment applications to facilitate the development of six (6) townhouse units on the properties municipally addressed as 121 and 125 East Street in in the Town of Oakville (the ‘subject lands’).

This document is intended to provide an overview of the design principles that will guide the detailed design of the subject lands to ensure that the development is compatible with the surrounding neighbourhood and meets the Town of Oakville’s development and urban design requirements, as set out in the Town of Oakville’s Livable Oakville Official Plan (LOP) and Livable by Design Manual (LDM).

This brief has been prepared in accordance with the Town of Oakville’s “Urban Design Brief Terms of Reference”. The Urban Design Brief is intended to be read in conjunction with the Planning Justification Report as well as other supporting technical reports related to transportation and servicing.

The purpose of the Urban Design Brief is to:1. Describe and illustrate an overall design strategy for the proposed development on the subject lands; 2. Address the policies and principles outlined in the Town of Oakville LOP and LDM; and,3. Establish design principles and objectives that will ensure the development will integrate with the existing

and planned surrounding context while encouraging evolution in architectural style and innovation in built form.

Should you have any questions, please do not hesitate to contact the undersigned.

Eldon C. Theodore, BES, MUDS, MCIP, RPP, LEED AP Ashley Paton, B.U.R.PlPartner and Urban Designer Planner


5MHBC PLANNING | APRIL 2017

The subject lands are municipally addressed as 121 and 125 East Street in the Town of Oakville and are located on the north east side of East Street and are located north west of Lakeshore Road West. 121 East Street is approximately 549.4 sq m in area with 125 East Street having an area of approximately 513.4 sq m, for a combined total area of 1,062.8 sq m. The subject lands have approximately 32.9 m of combined frontage along East Street and 32.6 m of frontage along St Ann's Court.

There are currently two single-detached dwellings on each of the properties with driveway access along East Street.

Figure 2.1 Location Map

St Ann's

Court

Sovereig

n Street

Marin

e Driv

e

Nelson Street

East Street

Subject Lands

2 LOCATION & EXISTING CONDITIONS

Lakeshore

Road W

Belyea Stre

et


Figure 2.2 Bronte Athletic Park

Figure 2.3 Commercial uses along Lakeshore Road West

Figure 2.4 High density residential apartments on the south east side of Lakeshore Road West

The site is bounded by:

NORTHEASTLow density residential area with single-detached dwellings; Sovereign Park; Bronte Athletic Park; and commercial and retail uses along Lakeshore Road West.

SOUTHEASTHigh density apartment buildings on the south east side of Lakeshore Road West; access to the Waterfront Trail via East Street.


Figure 2.6 Eastview Public School

Figure 2.6 Low density residential area along Sovereign Street

SOUTHWESTLow density residential area with single-detached dwellings and commercial and retail uses along Lakeshore Road West.

Figure 2.5 Commercial and retail uses along Lakeshore Road West

NORTHWESTLow density residential area with single-detached dwellings and Eastview Public School (elementary) further to the northwest.


The subject lands are within Oakville’s Bronte neighbourhood, which is mainly comprised of single detached homes, ranging from new builds to mid-century homes. There are a variety of retail and commercial uses along Lakeshore Road West with medium and high density apartment buildings located south east of Lakeshore Road West along Marine Drive. Abutting the subject lands are single detached dwellings to the north east and south east with a wide range of commercial and retail uses along Lakeshore Road West.

The Bronte neighbourhood is located in close proximity to a variety of local amenities, including parks, schools, shops, trails and other community facilitates. These include:

• Sovereign Park, Bronte Athletic Park, Lawson Playground, Bronte Heritage Park• Waterfront Trail• Eastview Public School, St. Dominic Catholic Elementary School

East Street operates with a 2-lane cross section, with on-street parking on both sides of the street. The active transportation network in the neighbourhood provides continuous sidewalks on all streets as well as crosswalks at major intersections. Bicycles must share the road with cars on East Street and on-street bicycle lanes are provided along Lakeshore Road East Approximately 400 m to the south of the subject lands, East Street connects to the Waterfront Trail which provides access to the Town's network of multi-use trails and pathways.

Oakville Transit route 14 (Lakeshore West) runs along Lakeshore Road West providing access to Oakville GO Station and Appleby GO Station. Route 14 runs during peak and non-peak times, including seven days a week and on holidays. Oakville Transit route 3 (Third Line) runs along Third Line and Lakeshore Road West providing access to South Oakville Centre. Two bus stops along Lakeshore Road West are located within 150 m of the subject lands.

SURROUNDING DEVELOPMENT APPLICATIONS

Applications were submitted on February 21, 2017 for an Official Plan Amendment, Zoning By-law Amendment, Plan of Subdivision and Plan of Condominium to permit twenty townhouse units across the street from the subject lands along East Street and Sovereign Street (124, 126 and 128 East Street/ 2286, 2296 and 2298 Sovereign Street).

3 COMMUNITY CONTEXT


Figure 3.1 Land Use of Surrounding Area

St Ann's

Court

Sovereig

n Street

East Street

Lakeshore

Road WBelyea Stre

et

Figure 3.2 Transit Connectivity

2 min. walk

St Ann's

Court

Sovereig

n Street

East StreetLakeshore

Road W

Belyea Stre

et

Low-Density Residential

Medium and High-Density Residential

Retail and Commercial

Parks and Open Space

School

Open Development Application

Growth Area

Subject Lands

1 min. walk

2 min. walk

Subject Lands

Transit Connection

Bus Stop

Marin

e Driv

e

An application was also made to the Town for Official Plan and Zoning By-law Amendments to permit and 18-storey, 140 unit apartment tower with retail/service commercial uses at grade at 2266 Lakeshore Road West (south east corner of Lakeshore Road West and East Street). This application is currently at the Ontario Municipal Board.


4

The goal of the proposed development is to establish a residential infill project on the subject lands, which will allow for a more efficient use of the subject lands by creating additional units on the property at a higher density than what currently exists today. The proposed development supports the Town’s vision for growth and intensification within a growth area. The Planning Justification Report submitted in support of the proposed development demonstrates that the proposal provides an appropriately designed and compatible infill development and represents good planning. Overall, the project will contribute to the housing supply in one of the Town's Growth Area and will support the Region of Halton and Town of Oakville’s intensification goals for the area. Consideration of the following principles will guide the design of the proposed development:

1. Distinct Identity• Establish a distinct identity and sense of place for the development, while appropriately integrating the design of the building into the existing

neighbourhood

2. Housing Mix and Density• To provide an additional housing form that is in alignment with the existing density of the neighbourhood and integrates with the surrounding

community

• Support the Town’s intensification objectives

3. Outstanding Design Quality• Develop a high quality architectural and landscape theme and material selection that provides engaged living and amenity spaces.

4. Attractive Streetscape and Pedestrian Connectivity• Provide an attractive streetscape that demonstrates continuity of design elements, provides an appealing initial aesthetic for the development,

contributes to neighbourhood safety, and provides strong pedestrian connections to the overall network

• Provide a streetscape that encourages pedestrian movement and creates opportunities for community interaction

5. Community Integration• Support a healthy active lifestyle

• Encourage alternative forms of housing that support intensification on the site and new residents living in the neighbourhood

• Connect to existing transit, sidewalks and the active transportation network

• Provide for an aesthetic transition to the adjacent medium density built form

6. Safety• Use design practices that contribute to neighbourhood safety

DESIGN VISION, GUIDING PRINCIPLES & OBJECTIVES


5LIVABLE OAKVILLE OFFICIAL PLAN

The subject lands are designated “Growth Area” on “Schedule F – South West Land Use" of the Livable Oakville Official Plan ("LOP"). Furthermore, the subject lands are more specifically designated "Low Density Residential" on "Schedule P - Bronte Village Land Use". The "Low Density Residential" area permits development in the form of single detached houses, semi-detached houses, and duplexes. An Official Plan Amendment is required to facilitate the proposed townhouse development. The Planning Justification Report prepared for these applications provides further analysis of the relevant planning policies and justification for the proposed development. This section of the design brief summarizes how the Urban Design policies of Section 6 of the LOP have been addressed.

POLICY CONTEXT

.

. ..

.

.

..Bronte Village Main

Street District

JONES STREET

WEST RIVER

HIXON STREET

STREET

BRONTE ROAD

ONTARIO STREET

SOVEREIGN STREET

NELSON STREET

EAST STREET

MARINE DRIVE

LAKESHORE ROAD WEST

L a k e O n t a r i o

B r o n t e C r e e k

West CentralEast

North East

South West South East

407 North

North West

S:\DEPARTME\PLANNING\GIS DATA DEVELOPMENT\OFFICIAL PLAN\OP2008\LIVABLE OAKVILLE MXD...SCHEDULE P.MXD

±

1:5,000

SCHEDULE PBRONTE VILLAGE

LAND USE

February 23, 2015

PARKS AND OPEN SPACE

LANDS ELIGBLE FOR BONUSING

DISTRICT BOUNDARIES

PARKWAY BELT

WATERFRONT OPEN SPACE

Refer to Part E, Bronte Village, for Growth Area Policies

Refer to Part E, Bronte Village Exceptions.

LOW DENSITY RESIDENTIAL

GROWTH AREA BOUNDARY

MEDIUM DENSITY RESIDENTIAL

HIGH DENSITY RESIDENTIAL

MAIN STREET 1

URBAN CORE

X X X

X X X

MAIN STREET 2

X X X

X X X

NATURAL AREA.

. ..

.

.

..Bronte Village Main

Street District

JONES STREET

WEST RIVER

HIXON STREET

STREET

BRONTE ROAD

ONTARIO STREET

SOVEREIGN STREET

NELSON STREET

EAST STREETMARINE DRIVE

LAKESHORE ROAD WEST

L a k e O n t a r i o

B r o n t e C r e e k

West CentralEast

North East

South West South East

407 North

North West

S:\DEPARTME\PLANNING\GIS DATA DEVELOPMENT\OFFICIAL PLAN\OP2008\LIVABLE OAKVILLE MXD...SCHEDULE P.MXD

±

1:5,000

SCHEDULE PBRONTE VILLAGE

LAND USE

February 23, 2015

PARKS AND OPEN SPACE

LANDS ELIGBLE FOR BONUSING

DISTRICT BOUNDARIES

PARKWAY BELT

WATERFRONT OPEN SPACE

Refer to Part E, Bronte Village, for Growth Area Policies

Refer to Part E, Bronte Village Exceptions.

LOW DENSITY RESIDENTIAL

GROWTH AREA BOUNDARY

MEDIUM DENSITY RESIDENTIAL

HIGH DENSITY RESIDENTIAL

MAIN STREET 1

URBAN CORE

X X X

X X X

MAIN STREET 2

X X X

X X X

NATURAL AREA

Figure 5.1 Livable Oakville Schedule F: South West Land Use Subject Lands


General Objectives • The proposal will create additional housing options within an existing growth area, providing for diversity of housing stock

• Views and vistas of the existing streetscape will be maintained

• The proposed development will allow for a respectful transition in density within the Bronte Village Growth Area between the Bronte Village Main Street

District along Lakeshore Road West and the lower density residential areas to the north and is consistent with emerging built forms in the area

Public Realm • A high quality public realm will be promoted through the intensification of the site which is in close proximity to existing commercial and retail uses

along Lakeshore Road West

• The proposed development provides connectivity to pedestrian-oriented spaces and routes, including sidewalks and trails

• The proposal will incorporate the use of shrubs, trees and soft landscaping in order to define the street edge, pedestrian routes, and property lines

POLICY/GUIDELINE SUMMARY OF HOW GUIDELINE IS ADDRESSED

Figure 5.2 Proposed Lotting Pattern

3.00m 1.69m

4.70m14

.00m 654321

SCALE: 1:200

N:\1730\A - 121-125 East Street\Concept\1730A - Townhouse Concept - Mar 08-17 Option 2.dwg

121 and 125 East Street,Oakville, Ontario

Development Concept

Option 26 Townhomeswithout Trees

DATE: March 9, 2017

RM1 ZoneInterior Side Yard Setback 1.2mExterior Side Yard Setback 3.0mFront Yard Setback 4.5mRear Yard Setback 6mMax Height: 12m

Note: Lands are currently zoned as RL3-Oand R03 which do not allow townhomes

St A

nns

Cour

t

East StreetPedestrian Connection


Complete Streets • The proposal will incorporate the existing sidewalks along East Street which will help to create barrier-free, comfortable, and safe pedestrian routes

• The active transportation network will also provide accessible connections to the two Oakville Transit bus stops that exist within 150 m of the subject

lands

Streetscapes • The subject lands are currently accessed via two driveways along East Street. The development of the site will include a total of three combined driveway

accesses on East Street. These proposed access points are similar to the existing conditions and will aid in connecting active uses to the sidewalk to

enhance the liveliness and vibrancy of the street

• The principal entrances to the proposed townhouses will be situated along East Street which will help to improve the existing streetscape conditions and

help to enhance a pedestrian-orientated environment and is consistent with the proposed townhouse development on the south east side of East Street

• The proposed townhouses will assist in framing the street through continuous building frontage as well as shrubbery, street trees and a well-defined

sidewalk edge along East Street

• The proposed development will incorporate sustainable design elements, namely front, rear, and side-yard landscaping which promotes infiltration

Street Design/ Layout • The proposed townhouses will reinforce the modified grid street pattern in the neighbourhood by locating the primary building entrances along East

Street, rather than along St Ann's Court, consistent with the proposed townhouse development along the south east side of East Street

• The proposed driveway and pedestrian walkways will allow for a high level integration of the subject lands to the existing street design/ layout and will

enhance the pedestrian experience on East Street combined with the emerging medium-density development in the neighbourhood

Built Form • The location and placement of the new houses on the East Street frontage provides an opportunity to frame the street and complement the proposed

built form on the south west side of East Street

• The proposed new development will allow for compatible transition between the existing retail, commercial and higher density residential uses to the

south and the existing lower density areas to the north through the provision of rear yard setbacks and landscaping

• By focusing the mass of the proposed townhouses closer to East Street, shadow impacts will be minimized

• By positioning and orientating the proposed townhouses towards the street frontage, the proposal will provide interest and comfort at ground level for

pedestrians

• The entrances to the proposed townhouses will provide convenient pedestrian connections to public sidewalks and transit stops

• Sustainable design practices in the public and private realm will be achieved through a variety of strategies incorporated into the building, engineering

and landscape design of the site

• The proposed development will accommodate universal design principles and has been designed in accordance with Accessibility for Ontarians with

Disability Act (AODA) standard



Landscaping • Landscape features on the subject lands will be appropriately placed in order to enhance the appeal of the site, and create an attractive environment for

pedestrian movement

• A tree removals and preservation plan has been prepared in support of the proposed development which ensures the preservation and enhancement

of the urban forest

• The proposed landscaping along East Street and St Ann's Court will help to frame the proposed residential units and street edge while beautifying the

site and mitigating visual impacts

Pedestrian Access and

Circulation

• Safe and direct access is provided to connect pedestrians to principal entrances, parking areas, and the public sidewalk

• Transit stops are located within a 1-2 minute walking distance of the principal building entrances. Connections are provided via sidewalks

Vehicular Access and

Circulation

• Three combined driveway access are proposed. These accesses will be clearly defined through the use paved surfaces and curb cuts

• The location of the vehicle accesses will be placed in strategic locations in order to maximize areas available for landscaping

Parking • Landscaping will be incorporated into the front yard to help clearly define the parking areas

• The parking areas will be provide barrier-free access to the public realm and will be located in close proximity to principal building entrances

Lighting • Outdoor lighting will complement the building design, directing light away from the night sky and minimizing impacts on adjacent properties and

public roads

• Outdoor lighting features will be encouraged to be energy efficient

• All lighting fixtures will be compatible with the character and style of the existing community

• Building and site lighting will be mitigated through the use of cut off light fixtures which will help to minimize the impact on adjacent properties and

the public road



LIVABLE BY DESIGN MANUAL

The Town of Oakville LDM is intended to provide clear design direction for achieving a consistent level of quality development across the town. The Livable by Design Manual applies to all development proposals which are subject to review and planning approval by the Town. The LDM directs that new and infill development is designed and executed in accordance with the following six guiding design principles:

1. Sense of Identity which is focused on developing buildings, streetscapes, infrastructure and spaces that are permanent and enduring, memorable and beautiful, adaptable and flexible, and highly-valued;

2. Compatibility, which ensures that development applies appropriate and context-specific design solutions to ensure new development integrates and complements the existing built environment and identity;

3. Connectivity, which promotes enhancing connectivity and accessibility via providing choices for mobility including walking, driving, cycling or transit;

4. Sustainability, which deals with creating an urban form that relies on accommodating growth through compact development supported by alternative transportation modes and re-enforces walkability, promoting green building design and incorporating alternative energy sources, and combining living, working and playing environments in close proximity;

5. Legacy, which focuses on the preservation and enhancement of built heritage, cultural features and landscapes, significant public views, and natural heritage systems and features; and,

6. Creativity, which promotes a high-quality built environment comprised of appropriately designed buildings, pedestrian-focused places, attractive streetscapes, enhanced views and vistas, and adaptable gathering places, which all respond to their local surroundings.


The proposed development has been designed in consideration of these guiding principles. The proposal will be compatible with the surrounding neighbourhood and the proposed development represents an appropriate level of intensification as the subject lands are within an identified growth area. The subject lands are also adjacent to an open development application for a similar type of gentle density in the form of townhouses. The site is in close proximity to a variety of amenities, including parks, retail and commercial uses, trails and transit stops. The development will provide a high quality built environment and will allow for a compatible transition in height and scale between the stable residential area to the north, emerging medium-density to the south east, and the retail, commercial, and high-density residential uses to the south.

In addition to the guiding principles, the LDM provides more detailed design direction for built form. The intent is for development to achieve well-designed built form that is linked with the local context to create livable, functional and attractive environments. In accordance with the LDM, low-rise residential buildings are defined as buildings with a maximum height of four storeys and are in a multi-unit form. The proposed development meets this definition. Section 3.3 of the LDM provides urban design direction for the development of low-rise residential buildings. A summary outlining how the proposed development will meet the guidelines in the manual are provided in this section


Building Placement • The proposed townhouses will be orientated towards the primary public street, East Street, and will be positioned to foster a safe, comfortable

and active pedestrian realm along East Street

• The proposed development will also provide an adequate transition in massing through the implementation of sufficient side yard setbacks on

St Ann's Court and compatible front yard setbacks

• The proposal will encourage buildings be of a distinctive design that will avoid being repetitive

Height and Massing • The height and massing of the proposed townhouses will allow for intensification of the subject lands while achieving compatibility with the

surrounding area

• The subject lands have a unique lotting pattern and are on a corner lot which will allow for the proposed townhouses to achieve greater

compatibility through the incorporation of increased setbacks and through the positioning of the building mass of the townhouses along East

Street

• The setbacks for the proposed buildings will be consistent with the adjacent buildings, while providing for a transition in height, helping to

maintain visual continuity along the streetscape

Façades • The proposed townhouse units will incorporate a high level of architectural treatment along the façade

• The proposed townhouse development will create a human-scaled environment and will incorporate breaks and significant modulations in the

massing through components such as projections and recesses

Building Detailing and Materials

• The main entrances for the proposed units will be orientated towards the public realm along East Street and will be appropriately illuminated in

order to contribute to a lively and safe pedestrian environment

• The garage entrances for the proposed units will be flush with the building face and will be architecturally integrated into the main building

massing

Roof Elements • The roofs of the townhouse units will be designed in such a way that will complement the overall building design and will incorporate a variety

of roof elements to increase visual interest and minimize massing of the roof

• The roofline will not replicate the scale and pitch of rooflines of detached dwellings as to provide for appropriate compatibility and transition

DESIGNDIRECTION

LOW RISE RESIDENTIAL BUILDINGS

SUMMARY OF HOW GUIDELINE IS ADDRESSED


DESIGNDIRECTION

SITE ORGANIZATION


DESIGNDIRECTION

LOW RISE RESIDENTIAL BUILDINGS


Landscaping • The proposed development will make every effort to retain landscaping and trees that exist along East Street

• Landscaping and trees will be incorporated into the design of the proposed townhouse development

• Soft and hard landscaping elements consistent with adjacent properties will be incorporated into the layout and design of the subject lands

• The proposed buildings will face south west which will allow sunlight to enter the dwellings during the winter as a means to conserve energy

• Existing grades will be maintained across the property to preserve existing vegetation and topography and to avoid unnecessary drainage and

overlook impacts between neighbouring properties

Pedestrian Connections • The proposed paved areas in the front yard will be limited in width to accommodate the driveways plus a pedestrian walkway for each

• The widest part of the driveway will be located directly in front of the proposed garage doors

• The proposed development will incorporate pedestrian connections from the municipal sidewalk to the main entrance of the dwelling

Transitions to Adjacent

Surroundings

• The proposed building does not abut any heritage resources. The proposed development provides a height and design that is compatible with

the surrounding area that will allow for a transition in height from existing and emerging high density retail, commercial, and residential to the

south, emerging medium-density townhouse development to the south east, and to the adjacent low density residential to the north

Amenity Space • Each residential unit will incorporate private outdoor amenity space in the form of landscaped rear yards


DESIGNDIRECTION

SITE ORGANIZATION


Parking • An efficient parking design is proposed

• Due to the scale of the proposed development and the lot area, structured parking facilities are not possible and therefore at-grade parking will

be provided

• Above-ground parking is minimized and screened from view from the public realm through the use of internal garages

• Accessible, barrier-free, parking spaces will be located in close proximity to barrier-free entrances

• As the surface parking areas are not located entirely behind or to the side of the building, the at-grade private driveways meet the following

criteria:

• the parking areas do not occupy more than 30% of the combined lot frontages

• landscaping buffers are provided on either side and surrounding the parking areas

• pedestrian walkways from the public sidewalk to the building entrances will be provided

Lighting • The site will provide illumination levels appropriate to the size, character and function of the site

• Location of lighting features will be coordinated with the building design

• Lighting fixtures will complement the architectural expression of the built form

Signage • The proposed development will incorporate signage, in the form of house numbers, that is proportionate with the scale of the development

and that will provide a means for clear communication

Service, Loading, and

Storage Areas

• The private residential driveways will act as the service and loading areas for the proposed townhouse units

TOWN OF OAKVILLE ZONING BY-LAW 2014-014

The subject lands are zoned "RL3-0" in the Town of Oakville's Zoning By-law 2014-014 which only permit detached dwellings and do not permit residential townhouses. A Zoning By-law Amendment is needed in order to rezone the lands to permit the proposed development. The Planning Justification Report included in the Official Plan and Zoning By-law Amendment submission package justify, in detail, how the proposed rezoning will help the Town in achieving their intensification policies while ensuring appropriate transition in scale, use, and density.


The proposed townhouse development will consist of six units that front onto East Street and that will have a combined lot frontage of 32.9 m. The proposed development will be designed to provide for proper transition in scale, height, and massing between the Lakeshore Road West area and the residential areas to the north. The addition of this infill development will result in an overall density of 56.5 units per hectare ("uph"), an increase of 37.7 uph from the existing 18.8 uph that currently exists on the subject lands. The proposed townhouse units will have driveway and pedestrian access from East Street. Parking will be provided via internal garage units and paved driveway areas. Landscaping will be incorporated throughout the site including in the front yard along East Street, the side yard along St Ann's Court and the rear yard. Below is a figure showing the proposed townhouse unit layout on the subject lands.

Figure 6.1 Proposed lotting pattern

6 DEVELOPMENT PLAN

3.00m 1.69m

4.70m

14.0

0m 654321

SCALE: 1:200

N:\1730\A - 121-125 East Street\Concept\1730A - Townhouse Concept - Mar 08-17 Option 2.dwg

121 and 125 East Street,Oakville, Ontario

Development Concept

Option 26 Townhomeswithout Trees

DATE: March 9, 2017

RM1 ZoneInterior Side Yard Setback 1.2mExterior Side Yard Setback 3.0mFront Yard Setback 4.5mRear Yard Setback 6mMax Height: 12m

Note: Lands are currently zoned as RL3-Oand R03 which do not allow townhomes

32.9 m

1 2 3 4 5 6


The proposed development at 121 & 125 East Street will provide a sensitive residential infill development on the subject lands that will provide for an increase in residential density due to their location within a growth area but will also provide for adequate transitioning of height, scale, and massing. The proposed development will be compatible with the surrounding stable residential neighbourhood, proposed medium-density development, and with the mixed use area along Lakeshore Road West. Gentle density of the subject lands will provide an opportunity to enhance an underutilized piece of land with additional housing, representing the missing middle, to accommodate new residents in the neighbourhood.

The project will enhance the existing streetscape and create a street edge that integrates with the surrounding neighbourhood. In conclusion, the proposal addresses the Town’s Urban Design policies and the guidelines in the Town’s Livable by Design Manual.

7 SUMMARY & CONCLUSIONS


KITCHENER

WOODBRIDGE

LONDON

KINGSTON

BARRIE

BURLINGTON

urban design brief - oakville.ca planning/da-172863-udb.pdf · the purpose of the urban design...

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