urban design brief planning/da... · 2020-05-22 · urban design brief proposed residential...

URBAN DESIGN BRIEFPROPOSED RESIDENTIAL DEVELOPMENT PCL PLAN-1, SECTION M172, BLOCK E, OAKVILLE, ONTARIO

JANUARY 15, 2018 - PROJECT NO - 16087

CONTENTS INTRODUCTION

The Project

The Client

The Team

The Purpose of the Urban Design Brief

Planning & Urban Design Documents

CONTEXTUAL ANALYSIS

Town Vision

Subject Site

Goals and Objectives

Immediate Context

Transportation Network

POLICY CONTEXT (Livable Oakville)

High Density Residential

Urban Design Guidelines

DESIGN CONTEXT

General Guiding Design Principles

Public Realm & Complete Streets

Streetscape

Design Guidelines for Built Form

1

2

2

2

2

3

4

5

5

6

6-7

8-9

10

12

12

13

14

15

15

16

17

18

19

19

19

20

20

20

20

21

21

22-23

24

24-25

26

26

26

27

27

28

Building Placement & Compatibility

Frontage & Setbacks

Tower Spacing & Orientation

Building Technologies

Building Interface & Scale

Entranceways

Amenity Areas

Building Design

Tall & Mid-Rise Buildings

Building Base & Ground Floor Treatment Building Middle/Top Section

Building Materials

Design Guidelines for Site Organization

Landscaping

Pedastrian Circulation

Vehicular Circulation

Parking

Lighting & Signage

Service, Loading & Storage Areas

CONCLUSION

1

1.1

1.2

1.3

1.4

1.5

2

2.1

2.2

2.3

2.4

2.5

3

3.1

3.2

4

4.1

4.1.1

4.1.2

4.2

4.2.1

4.2.1.1

4.2.1.2

4.2.1.3

4.2.2

4.2.2.1

4.2.2.2

4.2.3

4.2.3.1

4.2.3.2

4.2.3.3

4.3.3.4

4.3

4.3.1

4.3.2

4.3.3

4.3.4

4.3.5

4.3.6

5

1

1INTRODUCTION

The Project

The Client

The Team

The Purpose of the Urban Design Brief

Planning & Urban Design Documents

1.1

1.2

1.3

1.4

1.5

4

4

4

4

5

JANUARY 15, 2018 2

URBAN DESIGN BRIEF

20 McCraney Street Proposed Residential Development20 McCraney St., Oakville, Ontario

Branthaven Homes has over 45 years experience as a master builder of custom estate homes, and has grown into one of Canada’s premier homebuilders and developers of stunning single-family homes, executive townhomes, condominiums and master-planned communities in some of the most desirable residential areas of GTA West and Southern Ontario.

Branthaven McCraney Inc. is proposing a new residential development in the Central Area of the Town of Oakville. The proposed development consists of a 10-storey apartment building with a 5-storey section, a total of 219 units and 320 vehicle parking spaces. The site is legally known as PCL Plan-1, Section M172, Block E — herein referred to as the “subject site” or “subject proposal”. Site Plan Approval is required as well as a subsequent minor variance application to increase the number of units on the property to 219 units.

This Urban Design Brief has been prepared by Ruth Victor & Associates and Kirkor Architects on behalf of Branthaven McCraney Inc. in support of the site plan application for the new residential apartment building. The purpose of this report is to illustrate the project design principles and rationales, and to demonstrate that the proposed development implements good urban design principles and conforms to the relevant Town urban design policies.

This Urban Design Brief is comprised of two main sections: Policy Context and Design Context. The fi rst section discusses the existing context of the site and its’ current conditions which then set out the initial design parameters for the proposed development, while the second section summarizes the relevant Town urban design policies and describes how the proposed development addresses these guidelines and implements the Town’s vision and strategies for this Central Area of Oakville.

1.2 The Client

1.1 The Project 1.4 Objective1.3 The Team

RUTH VICTOR & ASSOCIATES

The team at Ruth Victor & Associates have over 30 years of urban planning experience in creating sustainable, livable, and thriving communities.

KIRKOR ARCHITECTS

The team at Kirkor Architects has over 38 years of undertaking large-site, urban intensifi cation projects comprising complex, mixed-use programs on major urban projects in Vancouver to masterplans for municipalities in the Greater Toronto Area.

ADESSO DESIGN INC

The award-winning landscape architecture team at Adesso Design Inc. off ers expertise in public and park spaces, urban design, green roofs, visual impact assessments, and stormwater management.

INTRODUCTION

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INTRODUCTION

The Livable by Design Manual (“LbDM”) provides comprehensive and detailed design direction for development and capital projects to ensure designed and built elements are integrated with their surroundings and result in projects that not only provide function, but are aesthetically pleasing, support community vitality, and improve the overall livability of Oakville.

The purpose of the LbDM is to visually articulate the design objective of the Livable Oakville Plan, to set clear expectation for preferred design and development proposals, and to provide guiding principles and urban design directions for the creation of detailed design documents through the following principles:

1.5.2 Livable by Design

1.5.1 Livable Oakville

The purpose of the Livable Oakville Plan (“OP”) is to establish a framework and policy context for the Town of Oakville that coordinates land use and infrastructure requirements to ensure that the anticipated growth can be accommodated.

General Design Principles Tall and Mid-Rise Building Design Principles

○ Building Base, Middle, & Top ○ Building Base, Middle, & Top ○ Entranceways ○ Frontage & Setbacks ○ Tower Spacing & Orientation ○ Transition to Adjacent Surroundings ○ Building Details & Materials ○ Amenity Areas

Design Directions for Site Organization ○ Landscaping ○ Pedestrian Connections ○ Parking, Vehicular Access & Circulation ○ Lighting & Signage

This Urban Design Brief addresses the following:

Oakville Offi cial Plan (Livable Oakville) Oakville Urban Design Guidelines (Livable by Design)

Fig. 1.5.2 Livable by Design Manual Cover Fig. 1.5.1. Livable by Oakville Offi cial Plan

1.5 Planning & Urban Design Documents

4

2 CONTEXTUAL ANALYSIS5

5

6

6-7

8-9

TOWN VISION

SUBJECT SITE

GOALS & OBJECTIVES

IMMEDIATE CONTEXT

TRANSPORTATION NETWORK

2.1

2.2

2.3

2.4

2.5

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SUBJECT LANDS

SUBJECT LANDS

Fig. 2.1.1. Schedule A1 Urban Structure from Offi cial Livable Oakville Plan

2.1 Town’s Vision

The proposed development is located within Central Oakville. This area is a designated “Residential Area” under Schedule A1 (Urban Structure) (Fig. 2.1.1) of Livable Oakville and thus the proposed development represents an important residential infi ll project in an area easily accessible by public transit and located in close proximity to a Sheridan College.

CONTEXTUAL ANALYSIS

127.40m

152.

69 m

2.2 Subject Site

The subject site is located on McCraney Street East. The subject lands are a total of 1.420 ha (3.51 acres) and is located on the north side of McCraney Street East, west of Trafalgar Road and east of Sixth Line, with frontage onto McCraney Street East.

10M DRIPLINE7.5M SETBACK LINE

Fig. 2.2.2. Topo Survey of the Subject Site

SUBJECT LANDS

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CONTEXTUAL ANALYSIS2.3.2 Proposal Objectives

The Region of Halton is expected to accommodate 820,000 people and 390,000 jobs by the year 2031, and 1,000,000 people and 470,000 jobs by the year 2041. Of this, Oakville’s population is expected to grow to 255,000 people and 127,000 jobs by the year 2031, and while the majority of this growth is expected to take place within the designated growth areas of North Oakville East, a portion of this expected growth is to be accommodated through the development of the Residential and Employment Areas within the existing built boundary - within which the subject lands are located. The Town’s Offi cial Plan states that growth within the built-boundary and established neighbourhoods are expected to provide for an additional 14,390 units through intensifi cation, provided that the respective land is appropriate and said redevelopment is compatible with the general character of the surrounding area. The proposed development aims to assist with the targeted residential growth of the Town on a piece of land that is designated in the local Offi cial Plan and zoned for High Density Residential use.

2.3.1 Development Summary

2.3 Goals & Objectives

The proposed development consists of a 10-storey residential apartment building divided into two ‘wings’ or sections: a 5-storey wing located at the front portion of the subject site, and a 10-storey wing located at the rear portion of the property. The proposal provides a total of 320 vehicle parking spaces; 254 of which are located underground, while the remaining 66 parking spaces are located at surface level. The proposed development provides indoor amenity function with fronting onto McCraney Street, surface parking spaces located at the western portion of the site, and landscaped areas to the east and north.

The proposed development consists of a total of 219 residential units comprised of the following breakdown:

SUBJECT SITE

UNIT TYPE # UNITS1 BEDROOM 1442 BEDROOM 75

SUBJECT SITE

CONSEIL SCOLAIRE VIAMONDE

SHERIDAN COLLEGE

OAKVILLE TRANSIT BUS ROUTE 19 to OAKVILLE GO AND UPTOWN CORE

SHERIDAN COLLEGE

Conseil Scolaire Viamonde

WHITE OAKS SCHOOL

McCraney St East

Montclair Dr

Fig. 2.3.1 Aerial View of the Subject Site showing the Surrounding & the Views to the Site

2.4 Immediate Context

The proposed development is located on McCraney Street East, west of Trafalgar Road and east of Sixth Line. The lands to the west are Conseil Scolaire Viamonde, the lands to the south are the South Campus of White Oaks Secondary School and the lands to the east are comprised of townhouse dwellings built in the 1970s. This particular parcel of land (to the east of the subject lands) is accessed via a vehicular driveway directly abutting the subject property to the east, and a number of the townhouse dwellings back onto the subject lands.

The larger Central Oakville Area is a neighbourhood generally undergoing numerous infi ll developments including private residential single-family renovations and is thus a neighbourhood in transition. There is a mix of housing types from townhouses to larger, newly constructed single-family dwellings. White Oaks Secondary School is located directly on the opposite side of McCraney Street East, while the northern campus is, located to the west of the subject site and currently undergoing construction and is designed in a contemporary style. The subject site is bordered to the north by natural heritage and trails, and is adjacent to Sheridan College’s Oakville Campus which has two vehicular access points from Trafalgar Road.

B A

B

A

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MONTCLAIR DR

MCCRANEY STREET EAST

5

21

4

6

3

Fig. 2.4.1. Views of the Site

CONTEXTUAL ANALYSIS

1 4

3

2 5

6

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SUBJECT LANDS

SUBJECT LANDS

2.5 Transportation Network

The subject site is located along McCraney Street and is serviced by bus route #19. This route operates between the River Oaks community to the north, Sheridan College in the center, and the Oakville GO Station to the south. The proposed development is also located within walking distance to Trafalgar Road, which is also serviced by a number of bus routes, including #13, #20, #24, #26, #120, and #190 (Fig. 2.5.1). As per Schedule C of the Offi cial Plan (Fig. 2.5.2), McCraney is a designated Major Collector,

and connects development is also located within walking distance to Trafalgar Road, which is also serviced by a number of bus routes, including #13, #20, #24, #26, #120, and #190 (Fig. 2.5.1). As per Schedule C of the Offi cial Plan (Fig. 2.5.2), McCraney Street is a designated Major Collector, and connects Trafalgar Road (a Major Arterial road) with Sixth Line (a Minor Arterial road). The Queen Elizabeth Way (a Provincial Highway) is located just south of the proposed development. In addition, McCraney Street is a proposed

bike lane (Fig. 2.5.3), and thus the subject lands are well situated with regard to accessibility from both public transit and private vehicle. The proposed development is also located adjacent to a walkway that connects directly to Sheridan College on the northern side of the McCraney Valley.

Fig. 2.5.2. Schedule ‘C’ (Transportation Plan) with the location of the Subject Lands highlightedFig. 2.5.1. Map showing the Existing Bus Routes within the Vicinity of the Subject Lands (identifi ed)

SUBJECT LAND

CONTEXTUAL ANALYSIS

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Fig. 2.5.3. Schedule ‘D’ (Active Transportation Master Plan) with the location of the Subject Lands highlighted

SUBJECT LANDS

SUBJECT LANDS

CONTEXTUAL ANALYSIS

10

POLICY CONTEXT

HIGH DENSITY RESIDENTIAL

URBAN DESIGN GUIDELINES

3 POLICY CONTEXT — Livable Oakville (Offi cial Plan)11

12

12

3.0

3.1

3.2

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SUBJECT LANDS

Fig 3.0.1. Schedule E (Land Use Schedule Boundaries) with the location of the Subject Lands highlighted.

3.0 POLICY CONTEXT — Livable Oakville (Offi cial Plan)

The lands that are subject to the policies of Livable Oakville Plan are shown in Fig. 3.0.1 with the location of the subject lands circled, while the specifi c designation of the subject land within the Central Oakville Area is shown in Fig. 3.0.2:

SUBJECT LANDS

SUBJECT LANDS

Fig. 3.0.2 Schedule I (Central Land Use) showing the Location of the Subject Lands

POLICY CONTEXT

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3.1 High Density Residential 3.2 Urban Design

The proposed development is designated as High Density Residential as per Schedule I (Fig. 3.0.2) of Oakville’s Offi cial Plan (“OP”). Section 11 supports residential infi ll development within High Density Residential areas, and encourages redevelopment to: maintain, protect and enhance the character of existing residential areas; encourage an appropriate mix of housing types, densities, design, and tenure throughout the town; promote housing initiatives to facilitate revitalization, compact urban form, and an increased variety of housing types; and promote innovative housing types and forms to ensure accessible, aff ordable, adequate, and appropriate housing for all socio-economic groups.

Section 11.1.8 states that intensifi cation on lands designated Medium and High Density Residential are appropriate where lands are underutilized, and that such development are to follow the following policies:

• The built form is compatible with the surrounding neighbourhood;• Gradation in building height shall be used to achieve transition in

height from adjacent development;

• Surface parking shall be minimized on site;• Impacts on the adjacent properties shall be minimized in relation to

grading, drainage, circulation, and privacy;• Transportation system should adequately accommodate anticipated

traffi c volumes; • Utilities shall be adequate to provide an appropriate level of service

for new and existing residents.

The proposed development has been designed to mitigate negative impacts to the adjacent existing residences to the east, as well as stepping the building back in order that it meets, and in some cases, exceeds, the 45-degree angular plane test from that property line. The proposed building is of modern architectural style (Fig. 3.1.1) to refl ect both the under-construction institutional building to the west, as well as to meet and address various urban design guidelines laid out in section 6.0 of the Offi cial Plan and the entirety of the Livable by Design Manual discussed in Section 4.0 of this Brief.

Livable Oakville lays out guidelines for urban design within the built boundary. Section 6.0 highlights the importance of good urban design as an integral part of the planning process and enables the creation of stimulating, vibrant, and livable places while being a key component in creating a defi nable sense of identity. It promotes redevelopment opportunities within the built boundary to achieve a high standard of urban design and architectural quality to provide an innovative and diverse urban form that promotes a sustainable, dynamic, and livable environment. The general objectives for urban design are to provide for:

• Diversity, comfort, safety, and compatibility with the existing community;• Attractive, barrier-free, and safe public spaces;• Innovative and diverse urban form and excellence in architectural design; • The creation of distinctive places and locales.

While it is the purpose of the Oakville Offi cial Plan to set out the policies for urban design, it is the purpose of the Livable by Design Manual to implement these policies at a detailed level. Thus, each of the urban design aspects of the project will be discussed as they relate to both the Offi cial Plan (Livable Oakville) and the Livable by Design Manual in order to mitigate repetition and to streamline the important guideline principles that are laid out in both offi cial documents.

POLICY CONTEXT

Fig. 3.1.1. Side Perspective of the Proposed Building

13

General Guiding Design Principles:

Public Realm & Complete Streets

Streetscape

Design Guidelines for Built Form:

Building Placement & Compatibility

Building Interface & Scale

Building Design

Design Guidelines for Site Organization:

Landscaping

Pedestrian Circulation

Vehicular Circulation

Parking

Lighting & Signage

Service, Loading & Storage Areas

4 DESIGN CONTEXT — Livable by Design Manual

15

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19-20

20-23

24-25

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4.1

4.1.1

4.1.2

4.2

4.2.1

4.2.2

4.2.3

4.3

4.3.1

4.3.2

4.3.3

4.3.4

4.3.5

4.3.6

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4.0 DESIGN CONTEXT - Livable by Design Manual

4.1 General Design Principles

The Livable by Design Manual (“LbDM”) provides comprehensive and detailed design directions for development within the built boundary of Oakville to ensure designed and built elements are integrated with their surroundings and result in projects that not only function, but are aesthetically pleasing, support community vitality, and improve the overall livability of Oakville.

The purpose of the Livable by Design Manual is to:

Visually articulate the design objectives of the Livable Oakville Plan; Set clear expectations for preferred design and development

outcomes; Establish an assessment for preferred designs for the review of

development proposals; , Provide guiding principles and urban design directions for the

creation of detailed documents.

The Livable by Design Manual lays out a number of Guiding Design Principles that are to be implement for new development within the build boundary of Oakville. These principles are as follows:

Creating distinct and vibrant communities by developing buildings streetscapes, and spaces that are permanent and enduring, memorable and adaptable;

Fostering compatibility and context-specifi c design by ensuring massing, height, rhythm, street presence, and materials can co-exist with established surroundings;

Enhancing connectivity and accessibility by promoting choices for mobility and improved accessibility via walking, driving, cycling, or taking transit;

Integrating sustainability and resiliency through compact development supported by alternative transportation modes, promoting green building design and incorporating alternative energy sources;

Preserving built heritage, cultural, and natural resources that are of legacy;

Inspiring creativity and innovation through a range of innovative design solutions that positively respond to the scale and materiality of the local context

As stated already, this section will encompass urban design policies and guidelines set out in the Town’s Offi cial Plan and Livable by Design Manual, and will make the distinction if one is specifi cally being referred to.

This section of the Urban Design Brief will be broken into the following categories:

Public Realm & Complete Streets Streetscape

Built Form ○Building Design

• Massing, Setbacks & Building Sections ○Entranceways ○Building Materials

Landscaping Pedestrian Circulation Vehicle Circulation Parking Lighting & Signage Service, Loading, & Storage Area

Fig. 4.0.1 Ground Floor Plan

DESIGN CONTEXT

8

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40

NL

132.56

1859

IB 131.96

SIB

IP

132.61

IB

SIB

132.31

132.31

133.19

133.19

133.19

133.19

87

SIB

7505

7512

SIB

89

NL

7516

IB

7521

SIB

90

NL

7527

SIB

91

NL

7531

SIB

92

NL

754

SI

SCR

5"E

N76°34'50"E

34.90

N55°48'00"E

21.924

7.5m SETBACK

7.500

7.500

CB

131.49

CB

131.52

131.72

131.60

131.74

SIGN

131.93132.10

132.36

132.47

132.50

132.51

132.51

132.50

132.32

132.43

132.39

131.97

131.77

131.64 131.76

131.82

MH

131.79

131.66

131.80

132.45

132.30

132.25

LS132.07

132.07

132.25

132.28

132.42

132.38

132.24

132.30

132.28

132.27

SIGN

131.86

131.86

131.72 13

1.85

131.76

CB

131.69

131.90

131.91 131.90

MH

131.90

132.37

WV

132.34

132.52

132.54

132.39

132.36

132.30

132.30

132.23

SIGN

132.27

132.26

132.21

WV

SIGN

131.98 84

132.00

131.91

21319

132.19

132.14

13

11

132.07

SIGN

132.4

1

NL

132.32 132.44

132.29

132.35

132.64

30

NL

132.28

132.38

BH?

132.42

132.20

2143C

HK 90

132.27

132.25

132.19

132.18

SIGN

131.35

131.28

130.50

130.47

129.28

129.28

128.88

31

NL

132.19

32

NL

132.39

132.19

132.19

132.29

132.33

132.60

33

NL

132.07

132.35

132.53

132.69

132.71

2

132.32

132.33

132.33

132.4

2

ZBRIDGE

ZBRIDGE1

RIDGE1

RIDGE MW

132.6512

129.12

12

128.16

36

NL

132.19

132.22

132.50

132.53

132.55

132.55

132.36

132.65

31.58

132.55

132.13

75

2227C

HK 33

132.24

132.17

132.04

132.06

131.94

128.87

128.04

12128

129.00

129.32

128.77

131.81

2248C

HK 31

131.91

131.55

132.03

132.00

38

SCR

130.58

131.89

131.57130.30

128.0

127

127.91

128.26

127.77

127.80

128.28

129.04

127.77

127.69

129.35

129.06

ZBRIDGE

129.02

ZBRIDGE

128.92

ZBRIDGE

128.95

BRIDGE

128.99

128.00

39

NL

131.42

131.20

131.64

131.43

131.46

130.84

131.18

131.60

41

NL

131.64

127.63

128.57

128.09

127.80

127.34

127.30

127.74

127.97

127.62

127.05

42

NL

127.27

43

NL

127.30

128.60

128.54

128.39

127.87

128.05

128.44

127.83

127.8212

7.17

127.22

127.74

131.55

131.63 131.63

131.53

131.17

131.60

130.88

132.05

131

131.80

132.28

132.03

131.78

131.84

HV

CBOX

U/G HV

U/G HYDRO

132.31

FH

TRAIL

TRAIL

BRIDGE

DGE

WATERS EDGE

ASPHALT

CRW

BOREHOLE

REGIONAL FLOOD

ELEVATION = 128.5

CC

NL

NL

133.03 Top Nut

DL8

DL8

DL9

DL11

DL12

DL13

DL14

DL

DL10+-

SCR

132.52

CB

SIGN

13132.13

132.49

132.50

132.48

132.43

132.49

132.41

132.48

132.42

132.40

132.45

132.38

132

132.1

9

132.28

11W

132.51

W132.54

W

132.64

Z13

133.34

133.17

132.48

132.37

132.05

132.26

SIGN

SIGN

133.28

132.38

132.53

132.65

2784

CB

132.12132.60

132.61

132.55

132.57

2789

CB

132.08

132.47

132.58

2792C

B132.13

132.46

132.43

132.51

FENCE

BOARD FENCE

FENCE

FENCE

FENCE

(P1 & Msd)

(N56°44'10"E P1)

NORTHEAST CORNER OF

BLOCK E, PLAN 20M-172

BF BFCLFWIFBFWIFBFBF

FENCE

0.17 WEST

FENCE

FENCE

FENCE

FENCE

132.31

G1

R1

S1

R3

S5S4S3

R1

G1

S2

G2

R4

R2

S1

S4

S3

S2

G2

R3

R2

Oakville

Garbage

Truck

Custom

Oakville

Garba

ge Tru

ck

Custom

Oakville

Garbage

Truck

Custom

1049 ft²

97.50 m²

654 ft²

60.78 m²

995 ft²

92.45 m²1415 ft²

131.46 m²

1504 ft²

139.75 m²1504 ft²

139.75 m²

1504 ft²

139.75 m²

1504 ft²

139.75 m²

1504 ft²

139.75 m²

1500 ft²

139.35 m²

585 ft²

54.32 m²639 ft²

59.35 m²

684 ft²

63.56 m²

684 ft²

63.56 m²

684 ft²

63.56 m²

2256 ft²

209.58 m²

1613 ft²

149.81 m²

578 ft²

53.71 m²842 ft²

78.19 m²

573 ft²

53.19 m²

546 ft²

50.74 m²

690 ft²

64.10 m²

195 ft²

18.09 m²

258 ft²

23.95 m²732 ft²

68.02 m²

Plot Date: File Path:1/8/2018 11:16:49 AM C:\Users\bsong\Documents\REVIT 2015 WORKING FILES\16087 - 20 McCraney - exterior loading 2017.12.07_bsong.rvt

Scale: 1 : 250

JANUARY 15, 2018 15

URBAN DESIGN BRIEF


7 7(P2 7

(7. 7

(P2

(P(7 7(P2 7

(P2

8

NL

132.73

40

NL

132.56

1859

IB 131.96

SIB

IP

132.61

IB

SIB

132.31

132.31

133.19

133.19

133.19

133.19

87

SIB

7505

7512

SIB

89

NL

7516

IB

7521

SIB

90

NL

7527

SIB

91

NL

7531

SIB

92

NL

7540

SIB

SCR

E

N76°34'50"E

34.90

N55°48'00"E

21.924

7.5m SETBACK

7.500

7.500

CB

131.49

CB

131.52

131.72

131.60

131.74

SIGN

131.93132.10

132.36

132.47

132.50

132.51

132.51

132.50

132.32

132.43

132.39

131.97

131.77

131.64 131.76

131.82

MH

131.79

131.66

131.80

132.45

132.30

132.25

LS132.07

132.07

132.25

132.28

132.42

132.38

132.24

132.30

132.28

132.27

SIGN

131.86

131.86

131.72 13

1.85

131.76

CB

131.69

131.90

131.91 131.90

MH

131.90

132.37

WV

132.34

132.52

132.54

132.39

132.36

132.30

132.30

132.23

SIGN

132.27

132.26

132.21

WV

SIGN

131.98 84

132.00

131.91

2131.93

132.19

132.14

131.99

132.04

132.1

132.07

SIGN

132.4

1

NL

132.32 132.44

132.29

132.35

132.64

30

NL

132.28

132.38

BH?

132.42

132.20

2143C

HK 90

132.27

132.25

132.19

132.18

SIGN

131.35

131.28

130.50

130.47

129.28

129.28

128.88

31

NL

132.19

32

NL

132.39

132.19

132.19

132.29

132.33

132.60

33

NL

132.07

132.35

132.53

132.69

132.71

132.32

132.33

132.33

132.4

2

ZBRIDGE

ZBRIDGE1

RIDGE1

RIDGE MW

132.651

129.12

1

128.16

36

NL

132.19

132.22

132.50

132.53

132.55

132.55

132.3

132.65

.58

132.55

132.13

75

2227C

HK 33

132.24

132.17

132.04

132.06

131.94

128.87

128.04

112

129.00

129.32

128.77

131.81

2248C

HK 31

131.91

131.55

132.03

132.00

38

SCR

130.58

131.89

131.57130.30

128.

12

127.91

128.26

127.77

127.80

128.28

129.04

127.77

127.69

129.35

129.06

ZBRIDGE

129.02

ZBRIDGE

128.92

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128.95

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128.99

128.00

39

NL

131.42

131.20

131.64

131.43

131.46

130.84

131.18

131.60

41

NL

131.64

127.63

128.57

128.09

127.80

127.34

127.30

127.74

127.97

127.62

127.05

42

NL

127.27

43

NL

127.30

128.60

128.54

128.39

127.87

128.05

128.44

127.83

127.8212

7.17

127.22

127.74

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131.55

131.63 131.63

131.53

131.17

131.60

130.88

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131.99

131.80

132.28

132.03

131.78

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132.31

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TRAIL

TRAIL

BRIDGE

GE

WATERS EDGE

ASPHALT

CRW

BOREHOLE

REGIONAL FLOOD

ELEVATION = 128.56

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NL

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133.03 Top Nut

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DL8

DL9

DL11

DL12

DL13

DL14

DL15

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132.52

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132.

132

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132

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132 1

SIGN

132.13

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CB132.13

132.49

132.50

132.48

132.43

132.49

132.41

132.48

132.42

132.40

132.45

132.38

132.17

132.1

9

132.28

132.6

Z-C

132.7

132

WIF

132.51

WIFWIF

132.54

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132.64

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132.93

133.34

133.17

132.48

132.37

132.05

132.26

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133.28

133.3

3 131

132.38

132.53

132.65

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132.12132.60

132.61

132.55

132.57

2789

CB

132.08

132.47

132.58

2792C

B132.13

132.46

132.43

132.51

FE

0.3

FENCE

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FENCE

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0.18

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(P1 & Msd)

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Scale: 1 : 300

NTS

NTS

NTS

Fig. 4.0.2 Site Plan

4.1.2 Streetscapes

4.1.1 Public Realm & Complete Streets

Section 2.2 of the Livable by Design Manual and section 6.4 of Livable Oakville speak to streetscapes, stating that they will enhance the local context and create a sense of identity, promote a pedestrian-oriented environment that is safe, attractive, and barrier-free, and provide cohesion and seamless and transitions between the public and private realms. In addition, Section 6.4.2 of Livable Oakville mandates that new development should contribute to the creation of a cohesive streetscape by placing the principal building entrances towards the street and street intersections and to frame the street and provide a sense of enclosure. The proposed building is oriented towards McCraney Street in order to enhance the public realm and streetscape along said frontage. As mentioned in Section 3.2.1 of this Brief, the proposed development incorporates increased architectural treatment around this entranceway in order to distinguish it as an entrance. This main entrance is located near the intersection of McCraney Street and Montclair Drive, and adjacent to the existing bus stop; thus promoting public transit. The proposed building is setback 8.55m from the property line, therefore facilitating easy pedestrian movement (Fig. 4.0.2). Section 6.2.4(c) of Livable Oakville highlights the importance of variation in facade articulation and details, including the incorporation of trees, plantings, furnishings, and lighting, while providing appropriate setbacks to create transitions from the public to private realms. The proposed building is located close to the street in order to provide a visually interesting and interactive street experience for the public.

Continuous sidewalk lead into and out of the proposed site with pedestrian inviting paving and texture for ease of access. The pedestrian network within site would be fully illuminated with appropriate landscape screening and buff ering to identify public versus private spaces. Bike parking and bike

Sections 6.2 & 6.3 of Livable Oakville speak to the importance of the public realm and complete streets, stating that redevelopments will include comfortable and accessible public spaces, furnishings, trees and landscaping, and enhance the quality of spaces for public life. The proposed development has frontage onto McCraney Street East, which includes an enhanced architectural treatment of the building in order to enhance the public realm. The proposed amenity area is located at the front of the proposed building; opposite the intersection of McCraney Street East and Montclair Drive. The amenity area fronting onto McCraney with a highly visible glazed facade includes an exercise room and a yoga area. The exercise rooms are intended to be occupied by residents throughout the day into the evening. Together with an animated street lobby sheltered by an articulated featured canopy with downlights, the McCraney facade treatment will be animated with appropriate paving patterns, benches and planters to support a secure friendly walkable environment for pedestrians. (Fig. 4.0.1 & 4.0.2)

storage has been located in safe, secure areas for use by residents and visitors. Drop-off areas will be surfaced appropriately to facilitate barrier free access to the building from the sidewalks and parking area. Services and above ground utilities will be screened with fences or plant material.

DESIGN CONTEXT

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4.2 Design Directions for the Built Form

This section highlights the design directions and principles that new developments within the built boundary of Oakville are to adhere to. Generally, new development is to:

Contribute to dynamic, distinct, and complete communities; Create visually attractive and innovative buildings and spaces; Create a strong sense of enclosure by locating buildings near the

street line and providing continuous street walls Support a desirable and barrier-free pedestrian environment at

ground level Balance building height, massing and form to reinforce the structure

and character of the area

Facilitate street activity and active transportation with facades oriented to the street and public places

Respect adjacent natural and built heritage features and places Minimize impacts of height and massing on public spaces and

surrounding buildings Minimize impacts of parking facilities and site service areas

The proposed building has been designed to respect the subject site’s location adjacent to both residential land uses to the east and natural heritage to the north and the institutional use of the west, and thus has been divided into two distinct ‘wings’; 5 and 10-storey respectively (Fig. 4.2.0). Subsequently, this report will outline how the proposed building addressed the urban design

guidelines for mid-rise and tall buildings as laid out in the LbDM. The Design Directions for Built Form have been broken down into the following sections:

Placement & Compatibility ○ Setbacks, Spacing, and Orientation

Interface & Scale ○ Entranceways and Amenity Areas

Building Design ○ Base/Mid/Top, Technology, and Building Detailing & Materials

Fig. 4.2.0. West Side Perspective

DESIGN CONTEXT

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4.2.1 Building Placement & Compatibility

This section will discuss the placement and compatibility of the proposed building in relation to its abutting land uses, dwellings, and general character of the surrounding area.

Section 6.9 of Livable Oakville provides guidelines regarding Built Form, highlighting the importance that buildings be designed to create a sense of identity through massing, form, placement, orientation, scale, architectural features, landscaping, and signage. Sections 6.9.2-3 & 6.9.9 states that building design and placement should be compatible with the existing and planned surrounding context, while also achieving an appropriate transition between diff erent land uses including setbacks and/or facade stepbacks or terracing. As previously mentioned, the proposed development consists of a building

with two distinct ‘wings’ or sections: a 5-storey section located at the front of the subject lands (complete with a portico) that is generally positioned north-south on the property; and a 10-storey section located at the rear of the subject lands that is positioned generally east-west on the property (Fig. 4.2.0, Fig. 4.2.1). The proposed building has been designed in this manner in order to scale massing to the rear of the property and to provide an appropriate transition from the adjacent existing residential land uses to the east. The placement of the building on the subject site makes use of it’s irregular shape and respects it’s location abutting natural heritage and trails. The placement of the proposed building also ensures that the location of the surface parking area and loading/service areas are hidden away from aforementioned residential dwellings to the east and largely from the public realm. The proposed building is positioned with a 23.1m sideyard setback

from the eastern lot line, and this side of the building has been stepped-back in order to respect the 45-degree angular plane test from said lot line. Thus, the proposed building has been designed in order to protect and respect the existing abutting residential uses to the east while providing an appropriate transition to the increased height to the rear. Balconies on the east side adjacent to existing townhouses are recessed into the building envelope in a restricted manner. A heavy line of treescape and a 1.8m high fence will be placed on the east side of the site to mitigate perceivable impact of the development which may be visible from the backyard of the existing townhouses. (Fig. 4.2.1)

Fig. 4.2.1. East Elevation Perspective

DESIGN CONTEXT

2 Storey High Tree Line1.8 m High Wooden Fence

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4.2.1.1 Frontage & Setbacks

The LbDM encourages the facade of the building base to run parallel along the street frontage and public realm in order to create a sense of enclosure and to establish a consistent scale at the street level by incorporating human-scaled built form and architectural features along the facade. The proposed building is located 8.55m from the front lot line. The section of the building located along the frontage of McCraney Street incorporates a primary

due to perspective: The design and setback of the building from the street means that when viewed from the road, (the public realm), the 10-storey section at the rear of the property appears in the same relation as the 5-storey section. This is important for compatibility and streetscape.

Fig. 4.2.1.1. Street Frontage for the Proposed Development

entrance, street lobby, and indoor amenity area. This section of the building is predominantly glass, with an outdoor area covered by a swooping porch with a wooden underside (Fig. 4.2.1.1). Behind this, the 5-storey section of the building is setback a further 4.5m and is stepped as it approaches the western side of the site. It is important to note that this portion of the building (when viewed from the street) comprises the entirety of the building

DESIGN CONTEXT

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URBAN DESIGN BRIEF


4.2.1.2 Tower Spacing, Orientation, and Transition

The LbDM mandates that towers be positioned on the building base to minimize the shadows cast across public open spaces, urban squares, and private amenity areas. The proposed building’s ‘tower’ (the 10-storey component at the rear of the subject site) has been designed in such a way that it does not create any adverse impact when viewed from the public realm, and has been stepped-back appropriately on the eastern side of the side in respect of the abutting residential townhomes located on the adjacent property. Similarly, the building is setback 16.5m from the western lot line to mitigate any negative impact of the 10-storey portion anywhere adjacent to the school yard. As has been stated in Section 4.2.1.1 of this Brief, this stepback mitigates the massing of the proposed building from the public realm.

The location of the proposed building highly respects its surrounding building: North to the site is the McCraney Valley Ravine adjacent to the Sheridan

campus; west is the White Oak Secondary School North Campus; across the street to its south is the main campus of White Oaks Secondary School; and to the east are existing townhouses. Due to the narrow street front and widespread rear yard, the main 10-storey building component is oriented to maximize the advantage of the ravine view and minimize its shadow impact onto the various school campus yards. The remaining 5-storey component stretching along the east side is setback 23.1m, which is 2.5 times more than the zoning required setback, in an attempt to respect a 45-degree angular plane from the existing townhouse backyard mitigating shadow impact onto their backyards (Fig. 4.2.1.2). The 23.1m sideyard on its east consists of quiet patios and mainly soft landscape area to preserve the privacy and views from the townhouse.

4.2.1.3 Building Technology

Section 6.9.15 of Livable Oakville speaks to building design and location regarding sustainability; encouraging placement to ensure sunlight and sky views, minimize wind conditions on pedestrian spaces and adjacent properties, and avoid excessive shadows. The proposed building’s north-south/east-west design of the individual sections make use of the subject lands’ pie-shape, while also allowing for an abundance of natural light into the both the amenity areas on the ground fl oor as well as the private residential units on the upper fl oors of the building. This is further enhanced with the inclusion of larger glass sections along the McCraney Street frontage and fl oor-to-ceiling windows on the upper fl oors. In addition, the fi rst fl oor of the building has been designed with increased ceiling heights in order to enhance the airiness of the building while providing human-scale elements to maximize the experience when viewed from the street. The proposed building conforms to the policies and meets the urban design guidelines regarding building placement and compatibility as laid out in the Livable by Design Manual and Livable Oakville.

Plot Date: File Path:1/8/2018 12:59:25 PM C:\Users\vsingh\Documents\REVIT 2015 WORKING FILES\16087 - 20 McCraney - exterior loading 2017.12.07_vsingh.rvt

Scale: 1 : 250

Scale: 1 : 250

Fig. 4.2.1.2. Section of the Building showing Terraced Building above 5th level respecting the 45 deg Angular plane

DESIGN CONTEXT

Tree Zone

4.2.2 Building Interface & Scale

This section will discuss the interface and pedestrian experience of the propose building with relation to scale and amenity areas.

Sections 6.9.5-10 of Livable Oakville discuss interface, architectural variety, and human-scaled and pedestrian-oriented elements. The proposed building has been designed so that it has maximum frontage along McCraney Street, with a consolidated driveway entrance and extensive building interface with enhanced architectural treatment, and dedicated indoor and outdoor public areas. The portion of the building with direct frontage onto McCraney Street consists of a street entrance and active amenity rooms. The front façade facing McCraney has been designed with an aluminum featured canopy, decorated with high wood fi nish on the underside with ample potlights, creating a secure shelter for pedestrians and visitors alike. The 5-storey section of the building located behind the entrance section has been designed with large, fl oor-to-ceiling windows, precast bands and high-quality metal panels demarcating the building proportion, and a fl oorplan that corresponds to and follows the lot line in order to appropriately frame the street and subsequently create both a welcoming and interactive streetscape. Regarding building mass, as aforementioned, the building has been stepped from both the front and right side of the site in order to create an appropriate transition and setback from the public realm to the 10-storey section of the proposed building at the rear of the property. Section 6.7.10 specifi cally discourages continuous streetwalls of identical building height, and the proposed building provides a visually interesting and interactive streetwall with a variety of angles, heights, and building materials. (Fig. 4.2.2)

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Scale: 1 : 250

Scale: 1 : 250

4.2.2.1 Entranceways 4.2.2.2 Amenity Areas

The LbDM encourages principal entrances to be highly visible and accessible from the public realm and located at the same level/plane with the sidewalk as well as encouraging the inclusion of architectural treatments, canopies, awnings, and landscaping. In addition, it encourages entranceways associated with passenger loading areas at the rear or side of the building. Both primary entranceways are easily accessible from the public realm and are highlighted by architectural accenting such as featured canopies, stone piers and decorative wall lights. The location of the proposed loading entryway is at the furthermost section of the building to the western side of the subject site and is not situated near or within close proximity to the second pedestrian entryway. Thus, while pedestrian connections will be discussed in section 4.3.2 of this Brief, both entranceways are easily accessed from both the public realm and surface parking area.

The inclusion of private outdoor amenity space in a form of roof terrace or balcony for each unit is encourage by the LbDM and has been addressed by the proposed building, which does provide a private terrace for each of the units. In addition, there are various outdoor amenity spaces at the rear of the subject site in order to make good use of its location adjacent to natural heritage. A landscape outdoor amenity area is dedicated to the adjacent multipurpose room overlooking the ravine, featuring both hard and soft pattern landscape design. The outdoor amenity space includes an outdoor seating area, planters and bollards for seasonal uses by the residents.

Fig. 4.2.2. Section of the Building through the 5 Storey section

4.2.3 Building Design

4.2.3.1 Tall and Mid-Rise Buildings

This section will discuss the overall design of the building (addressing the three sections as laid out in the LbDM) as well as architectural detailing and building materials used.

Section 3.1 of the LbDM introduces the concept of design directions for successful tall and mid-rise buildings, stating that they are generally architecturally interesting and create a cohesive design composition through their proportion, scale, massing, building materials, and architectural character. The Manual states that building forms typically features a defi ned base that can emphasize human scale and create pedestrianized environment, a middle section that reduces the potential appearance of bulk, and a top section that can create an interesting skyline. The proposed building is a maximum of 10-storeys in height, and thus this Urban Design Brief will classify the building as mid-rise due to this contrast and in order to fairly assess its’ architectural design, form, and impact when taken in context with said surrounding and character which is predominantly 2 & 3-storey residential dwellings.

Building Base/Ground Floor: The ground fl oor, canopy, and public realm along the McCraney Street frontage;

Building Middle: The 5-storey component at the front/mid-section of the subject lands; and,

Building Top: The 10-storey component at the rear of the subject lands.

DESIGN CONTEXT

4.2.3.2 Building Base/Ground Floor Treatment

This section discusses the base/ground fl oor of the building, stating that a stepback of the main exterior wall facing the public realm is encouraged once 12.0m above grade. At the section of the building with frontage onto McCraney Street, the proposed building is stepped back at 4.7m above grade (the 2nd fl oor level) (Fig. 4.2.3.2), and for the portion of the building located adjacent to the residential townhouses to the east, there is a stepback of the buildings’ facade at the 7th, 8th, 9th, and 10th fl oors respectively; each stepback lowering the massing and scaling of the building when viewed from said residential dwellings (Fig. 4.2.2).

Tree Zone

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Scale: 1 : 250

NTS

Fig. 4.2.3.2 North South Section of the Building

4.2.3.3 Building Middle/Top

Regarding the ground fl oor treatment, Section 3.2.4 encourages enhancement of the building facade along the street edge by incorporating creative building elements as well as incorporating weather protection elements on the building base. The proposed building incorporates an eye-catching storm porch along the exterior wall with direct frontage onto McCraney Street that acts as both an architectural feature and a weather-protection building element for residents and the general public.

This section also speaks to ground fl oor usage, stating the importance of a minimum fi rst-storey fl oor-to-ceiling height of 4.5m and 75% glazing on facades to achieve visual interest and access to natural lighting. The proposed building incorporates 75% glazing on the facade facing McCraney Street and achieves a ceiling height of 4.5m (Fig. 4.2.3.2).

This section encourages the articulation of the upper-most fl oors of the building by varying the massing and stepbacks and other architectural treatments to create a visually attractive skyline profi le as well as incorporating penthouses, stair and elevator towers, and mechanical equipment within built form or a minimum of 4.0m from all edges of the roof in order to reduce their visibility from the public realm. As has been stated, the design of the building incorporates numerous setbacks on both the eastern and southern portions; both of which create a ‘raked’ appearance of the building and lower its overall massing when viewed from the public realm and adjacent lands. The middle portion of the building is composed of a variety of materials thus resulting in an interesting and non-monotone exterior. The frequent use of horizontal precast bands and vertical feature elements along the 5-storey

portion attempts to break down the 5-storey linear massing down to pedestrian scale. The alternate use of stone wall and metal and glass panel at grade, together with a modern canopy at drop-off area, further provides a warm feel to the pedestrians approaching the building.

Similarly, the 10 storey component, visible mostly from the north across from Sheridan Campus, has a strong base alternate with stone piers and pattern glazed walls delineating the amenity area, a main body featured with precast bands, aluminum panels with punched windows, and a top which feature terracing on the east side integrated with a light window wall penthouse level look and a mechanical penthouse setback form the edge of the building.

DESIGN CONTEXT

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4.2.3.4 Building Detailing & Materials :

The majority of the building is comprised of pre-cast, masonry, aluminum panels, glass and metal panels, punched windows and window wall vision glazing.

Fig. 4.2.3.4.1 North elevation

PRECAST

PRECAST

METAL PANEL

METAL PANEL

WINDOWWALL

MASONRY

MASONRY

GLASS

GLASS

DESIGN CONTEXT

Fig. 4.2.3.4.2 East elevation

WINDOW WALL

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PRECAST

PRECAST

METAL PANEL

METAL PANEL

MASONRY

MASONRY

GLASS

GLASS

Fig. 4.2.3.4.3 South Elevation

Fig. 4.2.3.4.4 West Elevation

DESIGN CONTEXT

WINDOW WALL

WINDOW WALL

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Fig. 4.3.1.1.1 Landscape Site Plan

DESIGN CONTEXT4.3 Design Directions for Site Organization Elements

4.3.1 Landscaping

Section 4.0 of the Livable by Design Manual outlines that a successful site contains the following elements:

• An organized layout of buildings and spaces, connected by routes providing barrier-free access, orientation and navigation for pedestrians, cyclists and drivers;

• A clear hierarchy of public, semi-public and private spaces;• A defi ned street edge with buildings sited to create a street wall with

active frontages to enhance the pedestrian experience and create a sense of enclosure; and,

• Service functions that are concealed from the public realm

The LbDM encourages the incorporation of a diversity of plant species and landscaping along the lot frontage, perimeter, and building foundation, as well as using landscaping to enhance the surface parking areas and to screen appropriately. The Manual directs special attention to incorporating landscape buff ers, islands, and screening adjacent to major drive aisles, pedestrian circulation routes, site entrances, and continuous lengths of parking rows. The proposed development incorporates a range of landscape buff ers within the surface parking lot area. There are additional landscaped areas surrounding the proposed building itself to buff er the grade related residential units from said surface parking area.

In addition, Section 6.10 of Livable Oakville states that landscape design and treatments should enhance the visual appeal and human scale of development while increasing tree canopy coverage and integrating a diverse mix of native plant species.

4.3.1.1 Landscape Strategy

The proposed streetscape and landscape design will complement the established forms within the surrounding neighbourhood. The municipal sidewalk will remain and is now shaded with large canopy deciduous street trees planted 6.0m O.C. Sidewalks to the building’s entrances connect to the municipal sidewalk to improve pedestrian circulation. Foundation planting has been provided around the front façade of the building to ground the building to the landscape and highlight the entrance (Fig. 4.3.1.1.1).Overall, the proposed landscape components adhere to the design guidelines for Urban Core Areas and will complement the existing surrounding uses.

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Fig. 4.3.1.3.1 Benches with Wooden Components Fig. 4.3.1.3.2 Bike Racks & Waste Receptacles

Fig. 4.3.1.3.3 Bollard Design to Compliment the Building Fig. 4.3.1.4.2 Trellises - Steel Posts, Wooden Slats

Fig. 4.3.1.4.1 Wooden Screens between Patios

Fig. 4.3.1.5.1 Precast Pavers Paving Patterns

Fig. 4.3.1.6.1 Linear Planting

4.3.1.3 Site Furnishings

4.3.1.2 Buff ers and Trails 4.3.1.5 Outdoor Amenity Area

4.3.1.5 Plant Material

Coordinated benches, bike racks, and bollards ( Fig. 4.3.1.3.2 and Fig. 4.3.1.3.2) have been selected to compliment the modern, clean lines of the building. They also tie in wooden elements of the building into the landscape design.

A large outdoor amenity area has been proposed on the north side of the building off of the indoor amenity space. The location takes advantage of views towards the natural area to the north. The layout of coloured concrete bands and unit pavers compliments the modern clean lines of the building facade. An additional steel and wood trellis has been proposed in this space to tie into the private trellises and ample space has been allotted for various seating options (Fig. 4.3.1.5.1).

Surrounding the building plant material is used to screen patios, highlight the outdoor amenity area, provide shade and add to the existing wooded area to the north. All plant material will be native species and none invasive (Fig. 4.3.1.6.1).

DESIGN CONTEXT4.3.1.4 Garden Suites

The buff er planting along the east property line will feature both deciduous and coniferous trees to create separation between this development and the existing adjacent homes.Pedestrian circulation to and from Sheridan College has been reorganized as a purposeful limestone trail on the west side of the site. This direct walkway will formalize a previous path that leads to the College. The trail will be shaded with large canopy deciduous street trees and separated from the subject property with fencing that is coordinated with the wood elements on the proposed building.

Garden suites on the east side of the building feature spacious fi fty-fi ve square meter outdoor patios complete with custom steel and wood trellises. The trellises have been designed to maximize privacy while still allowing sunlight to reach at grade windows (Fig. 4.3.1.4.1 and Fig. 4.3.1.4.2)

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4.3.2 Pedestrian Access & Circulation:

4.3.3 Vehicular Access & Circulation

4.3.4 Parking:

Regarding vehicular access and circulation, the LbDM and Livable Oakville state that developments should incorporate safe and direct vehicular access and circulation routes as well as consolidating driveway accesses, encouraging minimum driveway widths, and continuous walkways in order to maximizes the area available for landscaping and to minimize the disruption of the public sidewalk. Vehicular access to the subject site has been consolidated to one entry/exit point, which is located to the left of the propose building. This entryway is 6.00m in width, and leads to the ramp for the underground parking garage from which the surface-level parking spaces are located. Thus, vehicular movement is limited to the western portion of the subject site, and is angled in such a way that traffi c is directed away from the residential units

and towards the service/loading areas and underground ramp at the rear of the propose building.

In addition, the LbDM states that passenger pick-up and drop-off are to be located conveniently to the main building entrances. The proposed pick-up and drop-off area for the building is located at the midpoint of a semi-circular vehicle driveway located off of the main driveway that leads to the underground parking garage ramp. The second primary entrance to the building is located roughly 6.0m from this pick-up/drop-off point, and thus is easily accessible from a motor vehicle.

structured parking facilities to accommodate higher density of parking coverage. The proposed building contains a total of 254 underground parking spaces, with a further 66 spaces located at surface level. As has been discussed in previous sections of this Brief, the ramp to the underground parking garage is located at the rear of the proposed building, beyond the two principal entrances and thus removed from the public realm. As was noted in Section 4.3.2 of this Brief, there are numerous pedestrian connection points within the surface parking area that facilitate easy movement and appropriately break-up the area. The proposed underground parking structure has appropriate setbacks from the neighboring properties. The underground parking garage is reached via a 6.5m (width) ramp, and the layout is generally four arterial parking aisles (6.0m in width) with vehicle parking lots located either side. There is a total of 219 lockers available.

The LbDM also mandates a 3.0m-width well-planted landscape area long the entire edge of the parking area for screening. The proposed development provides a 3.0m-wide planted landscape along the edge of the parking area for screening. In addition to vehicular parking spaces, safe and convenient bicycle parking is to be included while not impeding pedestrian movement. There is a total of 24 resident bicycle parking spaces off ered at surface level, located in a secure indoor area close to the entrance of the underground parking ramp. An additional 6 outdoor bike spaces are located in the outdoor by the drop-off area.

Section 6.13 of Livable Oakville states that in order to provide safe and attractive pedestrian environments, developments are to incorporate appropriately-sized areas that are separated by a combination of built form, landscaping, and pedestrian facilities. This section also states that parking areas should be located in the rear or side yard so as to not dominate the streetscape, but are suffi ciently visible for safety and functionality. The inclusion of a pedestrian network and streetscape via pedestrian linkages is encouraged. In addition, the LbDM encourages the inclusion of underground

Both the LbDM and Livable Oakville speak to the importance of barrier-free pedestrian walkways, accessibility, and incorporating safe and direct access through the site that connect pedestrians to principal entrances, parking spaces, and the public sidewalk and transit facilities. The LbDM also encourages the incorporation of a variation in paving material, colour, texture, as well as site furnishings to provide amenities at building entrances, gathering spaces, and transit stops. It also encourages transit stops to be located in close proximity to principal building entrances and connected by a pedestrian walkway. The proposed development incorporates a number of pedestrian connections to the building entrances from both the public realm and the surface-level parking area. The two principal entrances of the proposed building are both easily accessible via barrier-free pedestrian walkways and provide an outdoor gathering area for both entrances. The entrance with frontage onto McCraney Street is located adjacent to the existing bus stop, thus facilitating easy access from public transit to the site. There is an additional pedestrian connection from this entrance down the left side of the proposed building to meet the walkways from the surface parking area and the second principal entrance. In addition, Section 6.11.3-5 states that walkways should provide continuous routes across driveway entrances and drive aisles and parking areas to promote safety and signify priority over driving surfaces. The surface parking area consists of a 6.00m width driveway and two rows of vehicular parking spaces, and there is a mid path pedestrian connection in order to break up the surface parking area. This is further broken-up with landscaping, Due to the location of the pedestrian walkways in relation to the surface parking area and entranceways, a pedestrian can reach both principal entrances of the building without walking through surface parking area at all. This increase safety, security, and results in a pleasant pedestrian experience.

DESIGN CONTEXT

SIB

IB

0"E

34.90

131.72

131.60

131.74

SIGN

93132.10

132.36

132.47

132.50

132.51

132.51

132.50

132.32

132.43

132.39

131.97

131.77

131.64 131.76

131.66

131.80

132.45

132.30

132.25

LS132.07

132.07

132.25

132.28

132.42

132.38

132.24

132.30

132.28

132.27

SIGN

131.86

131.86 72

31.76

131.91 131.90

MH

131.90

132.37

WV

132.34

132.52

132.54

132.39

132.36

132.23

132.4

1

NL

132.32 132.44

132.29

132.35

HV

CB

U/G HYDRO

132.31

FH

TRAILN

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133.03 Top Nut

132.

132.50

132.48

132.43

132.49

132.41

132.48

132.42

132.40

132.45

132.38

132.28

132.38

132.53

132.31

G1

R1

S1

R3

S5S4S3

R1

G1

S2

G2

R4

R2

S1

S4

S3

S2

G2

R3

R2

Oakville

Garbage

Truck

Custom

Oakville

Garba

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ck

Custom

Oakville

Garbage

Truck

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1049 ft²

97.50 m²

654 ft²

60.78 m²

995 ft²

92.45 m²1415 ft²

131.46 m²

1504 ft²

139.75 m²1504 ft²

139.75 m²

1504 ft²

139.75 m²

1504 ft²

139.75 m²

1504 ft²

139.75 m²

1500 ft²

139.35 m²

585 ft²

54.32 m²639 ft²

59.35 m²

684 ft²

63.56 m²

684 ft²

63.56 m²

684 ft²

63.56 m²

2256 ft²

209.58 m²

1613 ft²

149.81 m²

578 ft²

53.71 m²842 ft²

78.19 m²

573 ft²

53.19 m²

546 ft²

50.74 m²

690 ft²

64.10 m²

195 ft²

18.09 m²

258 ft²

23.95 m²732 ft²

68.02 m²


Scale: 1 : 250

Fig. 4.3.2.0 Ground Floor Plan showing Pedestrian Connections & Vehicle Drop-off

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Both the LbDM (Section 4.4) and Livable Oakville highlight the importance of appropriately-scaled pedestrian lighting that should be provided at building entrances, walkways, steps and ramps, transit stops, and parking areas. It also encourages energy effi cient outdoor lighting fi xtures and their subtle incorporation onto the building to accentuate architectural design. The proposed building lighting will provide adequate night-time visibility while minimizing glare and light intrusion onto adjacent private properties, public lands and ROW. Appropriate lighting will be designed to defi ne pedestrian routes within the site and extended the usability of the outdoor amenity spaces for gathering. Lights are shined downwards to prevent light spillage onto adjacent properties. Lighting standard within the site will be coordinated with appropriate landscaping to minimize shadow eff ects and enhance the overall site aesthetic. Selected building light fi xtures which will complement the architectural expression of the built form will be placed on the building without creating light pollution.

Building signage will be oriented towards intended viewers within the subject site and will be proportional with the scale of the building and its surroundings.

Section 4.6 of the LbDM and 6.16 of Livable Oakville discusses service and loading areas, encouraging them to be: located and oriented away from the general circulation of pedestrians and motor vehicles; accessible but not visible from the public realm; and separated and buff ered from residential areas. It also mandates site and building services and utilities (such as waste storage facilities) to be located within the rear yard or away or screened from public streets or adjacent residential areas. The location of the service/loading areas is at the rear of the proposed building, located adjacent to the ramp to the underground parking garage. This location ensures that delivery trucks using this area is kept away from the main pedestrian entrances and areas, and do not cause a disturbance to the existing residential dwellings as being aforementioned in Section 3.2.3 of this Brief. In addition, this location is located away from the main vehicle circulation and drop-off area, and provides suffi cient turning/back-up space that does not interfere not hinder the few vehicle parking stalls that are located opposite the loading area.

The proposed loading bay measured 6m x 13m has a 13m turning radius on center and has a 4m deep staging area in front for ease of overhead garbage uploads. The turning/ loading area features a roll curb for ease of access. The east edge of the loading area is lined with bollards 3.0m O.C. The loading area is located remotely from the main drop-off area and will not in confl ict with pedestrian and vehicular movement in and out of the site.

4.3.5 Lighting & Signage 4.3.6 Service, Loading, & Storage AreasDESIGN CONTEXT

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CONCLUSION

The proposed 5 & 10-storey residential apartment dwelling is in conformity with the Livable Oakville policy framework and meets the urban design guidelines as set out by the Town:

Meets the residential infi ll density as set out in the land use policy framework for stable residential communities;

Provides access and visibility to open space; Encourages modern, high-quality development that provide

unique and varied housing types to the Central Oakville area; Enhances the quality of the streetscape;

Minimizes the visual impact of vehicular circulation, parking, and

services from the public realm and neighbouring residential townhouses to the east; Site design that respects the existing block pattern;

Height and scale that respects the existing built form to the east

while acting as a focal building for this important ravine location; Appropriate setbacks;

Safe and designated walkways and connections both on and

off -site; Architectural style and high-quality materials that creates a

visually interesting facade opposite the intersection; Landscape design that contributes to both useful public and

private spaces, screens areas where appropriate, and enhances the overall streetscape by providing street furniture and bicycle parking

5.0 CONCLUSION