urban design brief water walk townhouse ... planning/da-17286202...design brief for the proposed...

URBAN DESIGN BRIEF

WATER WALK TOWNHOUSE DEVELOPMENT

124, 126 AND 128 EAST STREET / 2286, 2296 AND 2298

SOVEREIGN STREET

OAKVILLE, ON

August 2017

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Water Walk Townhouse Development – Urban Design Brief 124, 126 and 128 East Street / 2286, 2296 and 2298 Sovereign Street

Oakville, ON (August 2017)

TABLE OF CONTENTS

1. Introduction 3

2. Existing Conditions, Context and Character 3

3. Development Proposal 7

4. Urban Design Analysis 14

4.1 Livable Oakville Plan 14

4.2 Livable by Design Manual 22

4.3 Site Design and Development Standards 35

5. Summary and Conclusions 45

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1. INTRODUCTION

MB1 Development Consulting Inc. (“MB1”) has been retained by

the Owners of the 124, 126 and 128 East Street and 2286, 2296 and

2298 Sovereign Street (the “subject property”) to prepare an Urban

Design Brief for the proposed 19-unit townhouse development

project. Amendments are required to the Livable Oakville Plan and

Zoning By-Law 2014-14 to facilitate the proposal. A formal Pre-

Consultation Meeting was held with Town of Oakville staff on June

22, 2016 and identified the requirement for an Urban Design Brief

to be submitted with the complete application package.

The objective of this Urban Design Analysis is to demonstrate that

the proposed townhouse development is consistent with the Town

of Oakville’s objectives for urban design, in particular those

objectives explicitly identified in the Livable Oakville Plan, the

Livable by Design Manual and the Site Design and Development

Guidelines (Part C of the Livable by Design Manual).

This Urban Design Brief will form part of the Livable Oakville Plan

and Zoning By-Law Amendment approval packages to ensure that

the Town’s urban design objectives on the subject property through

the Site Plan Approval process. The detailed architectural, site,

landscaping and engineering design will be guided by the directions

set out in this document.

2. EXISTING CONDITIONS, CONTEXT AND CHARACTER

2.1 Site Location and Context

The subject property is located on the southwest corner of the

intersection of Sovereign Street and East Street in Bronte Village.

The site location is shown in Figure 1. An aerial view of the subject

property is included in Figure 2. The subject property is composed

of six residential lots that have been assembled for redevelopment

as a medium density townhouse block.

Figure 1 – Site Location

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2.2 Streetscape Design

Sovereign Street is a two-lane local road that runs along the

northerly limit of the subject property. Most of the existing single

and semi-detached dwellings on the north and south sides of

Sovereign Street are uniformly set back from the street. These

single and semi-detached units have individual driveways and

garages that front onto the street. Figure 3 includes an image of

Sovereign Street from the west of the subject property.

Figure 3 – View of Sovereign Street (facing east) to the west of

Subject Property

East Street is a two-lane local road that runs along the easterly limit

of the subject property. The existing dwellings on the subject

property are set back from the road relatively uniformly. Each

dwelling has a private driveway with a garage fronting onto the

street. Figure 4 includes an image of East Street along the frontage

of the subject property.

Figure 4 – View of East Street (facing south) along Frontage of the

Subject Property

Figure 2 – Aerial View of Subject Property

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2.3 Built Form and Character

The neighbourhood in which the subject property is situated is

characterized by a diversity of built form and density. Figure 5

illustrates the existing zoning designations in the area, which

include low density residential (RL8), medium density residential

(RM1) and mixed use (MU). Built form includes single detached

dwellings, semi-detached dwellings, townhouses and commercial

uses. The existing townhouse development at the corner of

Sovereign Street and Nelson Street is illustrated in Figure 6. There

are also several high density residential developments existing and

proposed in the neighbourhood. Figure 7 includes an example of

existing high density development in the immediate vicinity of the

subject property.

Figure 5 – Zoning Designations in Area

Figure 6 – Existing Townhouses on Southeast Corner of Sovereign

Street/Nelson Street

Figure 7 – High Density Development South of Lakeshore Road

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2.4 Site Design and Configuration

Given the variability in built form and land use throughout the

neighbourhood, the site design and configuration is also variable.

Single and semi-detached units typically have individual private

garages and driveways with direct access to the public road

network. These units are setback from the street with landscaped

front yards and street trees. Existing townhouse developments

provide principal units to the street with the blocks situated close

to the street edge. Parking and vehicular circulation occurs in the

rear of these townhouse blocks. Existing commercial developments

in the area incorporate typical surface parking areas with minimal

landscaping and pedestrian amenities.

2.5 Pedestrian Environment

Sidewalks are provided on both sides of East Street and on the

south side of Sovereign Street along the frontage of the subject

property. These sidewalks provide direct access to Lakeshore Road,

which includes an urban cross-section with sidewalks, street trees

and boulevard treatments. Frequent transit service is available on

Lakeshore Road, which is only one block south of the subject

property. Figure 8 illustrates Lakeshore Road immediately south of

the subject property.

2.6 Landscaping and Natural Environment

As illustrated in Figure 9, the neighbourhood is characterized a

variability in landscaping and natural features. The areas north of

the subject property have a significant tree canopy while the area

to the south is characterized by surface parking areas and minimal

landscaping. Boulevards along the local streets are characterized by

sod and street tree planting. Individual residential dwellings are

setback from the street and provide front yards with sod and

variable ground and foundation planting.

Figure 8 – Lakeshore Road south of Subject Property

Figure 9 – Tree Canopy in Surrounding Neighbourhood

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3. DEVELOPMENT PROPOSAL

3.1 Introduction

The development proposal involves 19 three-storey townhouse

units organized into three blocks. With a total site area of 0.406

hectares, the proposed density is 46.8 units per hectare, which falls

within the permitted range under the Livable Oakville Plan of 30 to

50 units per hectare for Medium Density Residential uses. The

proposed site plan is illustrated in Figure 10. The three blocks are

configured as follows:

Block A – Block of 9 units fronting onto Sovereign Street

(Units 1 – 9);

Block B – Block of 4 units fronting onto East Street (Units 10

-13); and

Block C – Block of 6 units situated internal to the site at the

southwest corner of the subject property (Units 14 – 19).

The ultimate objective is to achieve a unique sense of place and

identity in Bronte Village through a medium density residential

development that provides the highest quality streetscape, built

form and character, site design and configuration, pedestrian

environment and natural environment in the community. The

proposal will enhance the quality of the subject property and the

neighbourhood as a whole while ensuring compatibility and

integration with the surrounding land uses.


The proposed townhouse units in Blocks A and B will be oriented to

front onto Sovereign Street and East Street, in order to provide a

continuous facade and streetwall with high level of attention to

architectural and aesthetic design. The primary entrances to these

units will be from the street with garages at the rear of the units

and screened from view of the public realm. The front yard

setbacks to the townhouse units will be consistent with the

commercial units to the south on the northwest corner of

Lakeshore Road/East Street. The units have been configured to

enhance the quality and character of the street front in order to

provide higher quality built form design and a safer, more

comfortable pedestrian environment on Sovereign Street and East

Street. Planting and landscape design along the front of these units

will also assist in framing the streets and enhancing the overall

quality of the streetscape. Figure 11 provides a three-dimensional

perspective of the site looking at the proposed site access from East

Street.

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Figure 10 – Proposed Site Plan

Figure 11 – Perspective from East Street


The proposed townhouse units have been designed with extensive

attention to providing a high quality of architectural design in

conjunction with built form character that is appropriate for the

community and compatible with existing dwellings in the area. The

focus is on realizing a development that sets the bar for

architectural and aesthetic quality and will contribute to the

revitalization of the property and Bronte Village community.

Figures 12, 13 and 14 provide elevations for each of the proposed

townhouse blocks. The proposed elevations and floor plans

illustrate the following:

Variety in height and articulation of rooflines;

The third storeys are incorporated into the roof line to

mitigate the overall structural heights;

Facades that incorporate articulation and a variety of

building materials, including masonry, glass, and siding;

Orientation of principal entrances to the public streets with

garages in the rear and screened from the public realm;

The incorporation of canopies and covered amenity spaces;

End-unit treatment on east end of Block A to provide a high

level of architectural design at the Sovereign/East

intersection;

End-unit treatment on the west ends of Blocks A and C to

minimize privacy concerns with adjacent property; and

Outdoor amenity space above the garages and at the rear

of the units.

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Figure 12 – Proposed Elevations (Block A)

Figure 13 – Proposed Elevations (Block B)

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Figure 14 – Proposed Elevations (Block C)

Figure 15 provides more details of the typical front and rear

elevations for Block A.

Figure 15 – Typical Elevations for Block A

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The site has been designed with one access to the public road

network, in order to maximize the area of the site utilized for

buildings, landscaping and amenity area. The private road provides

a clear circulation pattern for residents, visitors and

service/emergency vehicles. By orienting the townhouse units to

Sovereign Street and East Street, the individual driveways, visitor

parking, private road and circulation areas will be contained within

the site and screened from the public realm.

In order to provide adequate buffers from the street to the front of

the proposed units, and to allow opportunities for landscaping

treatments, a minimum 3-metre front yard setback will be provided

for Blocks A and B. Along the west side of Block A and Block C, side

yard setbacks of 1.8 metres and 3.0 metres respectively have been

provided to address concerns with the buffer between these units

and the adjacent residential properties. Moreover, the garbage

collection pad and hydro transformer have been situated along the

private road and in the interior of the site, in order to screen these

areas and minimize disruption to the public realm. An expanded

view of the visitor parking, garbage collection pad and hydro

transformer has been provided in Figure 16.

Figure 16 – Visitor Parking, Garbage Pad and Transformer

Locations


The units in Blocks A and B have been designed with the principal

entrances on Sovereign Street and East Street, which provides

direct access to the public realm and street network. There are

existing sidewalks on both streets that allow pedestrians to easily

access the surrounding community and amenity areas. The site also

provides an internal walkway system to facilitate pedestrian

movements from the rear of Blocks A and B, Block C and internal

movements within the site. Figure 17 includes the Pedestrian

Mobility Plan prepared in support of the proposal, which illustrates

the pedestrian movement and circulation opportunities on the site.

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Figure 17 – Pedestrian Mobility Plan


A comprehensive landscaping plan and planting schedule has been

prepared for the development proposal. The objective has been to

provide a high quality environment for residents and visitors of the

development, as well as pedestrians and other users of the public

realm. Landscaping not only enhances the quality of the

development site, but also provides for an effective transition and

buffer between the subject property and adjacent properties. The

planting design and details have been prepared consistent with

industry standards and to satisfy the objectives of the Site Design

and Development Standards for Oakville. The intent is to achieve

not only aesthetically pleasing and pedestrian-oriented landscaping

and natural environment design, but also design that is sustainable.

Figure 18 includes details of the proposed landscaping. Moreover,

the site has been designed to provide a high level of tree canopy

cover. As illustrated in Figure 19, the proposed canopy cover is

calculated as 42.82%, which significantly exceeds the Town of

Oakville minimum standard of 20%.

From a grading and drainage perspective, the site has been

designed to maximize infiltration of runoff within the limits of the

property and to minimize drainage to adjacent property. In order to

achieve this objective, an infiltration trench and underground

infiltration tanks are proposed south of Block C. A portion of the

grading and servicing plans for this area of the site is illustrated in

Figure 20.

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Figure 18 – Proposed Landscaping Plan and Plant Schedule

Figure 19 – Proposed Tree Canopy Cover

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Figure 20 – Proposed Infiltration Trench and Storage Tanks

4. URBAN DESIGN ANALYSIS

4.1 Livable Oakville Plan

4.1.1 Objectives and General Principles

The Livable Oakville Plan was adopted by Oakville Town Council to

establish policies on how lands are to be used and growth is to be

managed. Section 2.1 in Part B of the Livable Plan includes the

following Mission Statement: “To enhance the Town’s natural,

cultural, social and economic environments by ensuring that

environmental sustainability, cultural vibrancy, economic prosperity

and social well-being are incorporated into growth and

development decisions.” One of the guiding principles of the

Livable Oakville Plan (section 2.2.1 (a) is to “preserve, enhance, and

protect the distinct character, cultural heritage, living

environment, and sense of community of neighbourhoods”.

Part C of the Plan outlines General Policies with the intent of

“Making Oakville Livable”. Section 6.1.1 outlines the following

general objectives of Urban Design:

Diversity, comfort, safety and compatibility with the

existing community;

Attractive, barrier-free, and safe public spaces, such as

streetscapes, gateways, vistas and open spaces;

Innovative and diverse urban form and excellence in

architectural design; and

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The creation of distinctive places and locales, including

Midtown Oakville, the other Growth Areas and high profile

locations such as gateways to the Town.

4.1.2 Streetscape Design

Policy Objectives

Section 6.4 of the Livable Oakville Plan relates to Streetscapes and

indicates that they shall:

Enhance the local context and create a sense of identity;

Promote a pedestrian-oriented environment that is safe,

attractive and barrier-free;

Provide well designed and coordinated tree planting,

landscaping, lighting and furnishings;

Provide wayfinding and navigational information; and

Provide cohesion and seamless transitions between the

public and private realms.

More specifically, Section 6.4.2 indicates that new development

contributes to cohesive streetscapes by:

Placing the principal building entrances towards the street

and where applicable, towards corner intersections;

Framing the street and creating a sense of enclosure;

Providing variation in façade articulation and details;

Connecting active uses to the public realm to enhance the

liveliness and vibrancy of the street, where applicable;

Incorporating sustainable design elements, such as trees,

plantings, furnishings, lighting, etc.;

Coordinating improvements in building setback areas to

create transitions from the public to private realms; and

Improving the visibility and prominence of and access to

unique natural, heritage, and built features.

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Implementation through Development Proposal

The development proposal will implement the Streetscape Design

objectives of the Livable Oakville Plan through the following:

Enhancing the quality of built form and site design on the

subject property relative to the existing low density

residential development;

Providing a distinct architectural character for the

southwest corner of the intersection of Sovereign Street

and East Street based on articulated facade and roof

designs, a variety and mix of high quality building materials

and finishes, and building massing that incorporates the

third storeys into the roof line;

Orienting the units in Blocks A and B to Sovereign Street

and East Street respectively to provide direct access to the

public realm;

Providing continuous facades that frame the street;

Incorporating a significant level of tree cover and

landscaping;

Providing clear and direct pedestrian connections from

Block C through the site to sidewalks on Sovereign Street

and East Street; and

Incorporating setbacks of 3 metres from the public streets

to provide transitional/buffer areas to the public realm.

4.1.3 Built Form and Character

Policy Objectives

4.1.3.1 Built Form

Section 6.9 of the Livable Oakville Plan establishes the following

policies for Built Form:

Buildings should be designed to create a sense of identity

through massing, form, placement, orientation, scale,

architectural features, landscaping and signage;

Building design and placement should be compatible with

the existing and planned surrounding context and

undertaken in a creative and innovative manner;

To achieve compatibility between different land uses,

development shall be designed to accommodate an

appropriate transition through landscape buffering, spatial

separation, and compatible built form;

Main principal entrances to buildings should be oriented to

the public sidewalk, on-street parking and transit facilities

for direct and convenient access for pedestrians;

Development should be designed with variation in building

mass, façade treatment and articulation to avoid sameness;

Buildings located on corner lots shall provide a distinct

architectural appearance with a high level of detailing and

articulated façades that continue around the corner to

address both streets;

New development shall ensure that proposed building

heights and form are compatible with adjacent existing

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development by employing an appropriate transition of

height and form from new to existing development, which

may include setbacks, façade step backs or terracing in

order to reduce adverse impacts on adjacent properties

and/or the public realm;

Continuous streetwalls of identical building height are

discouraged. Variety in rooflines should be created through

subtle variations in roof form and height;

Rooftop mechanical equipment shall not be visible from

view from the public realm; and

Outdoor amenity areas on buildings should incorporate

setbacks and screening elements to ensure compatibility

with the local context.

4.1.3.2 Character of Residential Areas

Section 11 in Part D of the Livable Oakville Plan includes policies for

Residential Areas. The following objectives shall apply to all

Residential Areas:

a) maintain, protect and enhance the character of existing

residential areas;

b) encourage an appropriate mix of housing types,

densities, design and tenure throughout the Town;

c) promote housing initiatives to facilitate revitalization,

compact urban form and an increased variety of housing

alternatives; and

d) promote innovative housing types and forms to ensure

accessible, affordable, adequate and appropriate housing

for all socio-economic groups.

Section 11.1.9 indicates that development within stable residential

communities shall be evaluated using the following criteria to

maintain and protect the existing neighbourhood character:

a) The built form of development, including scale, height,

massing, architectural character and materials, is to be

compatible with the surrounding neighbourhood;

b) Development should be compatible with the setbacks,

orientation and separation distances within the

surrounding neighbourhood;

c) Where a development represents a transition between

different land use designations or housing forms, a

gradation in building height shall be used to achieve a

transition in height from adjacent development.

d) Where applicable, the proposed lotting pattern of

development shall be compatible with the predominant

lotting pattern of the surrounding neighbourhood;

e) Roads and/or municipal infrastructure shall be adequate

to provide water and wastewater service, waste

management services and fire protection;

f) Surface parking shall be minimized on the site.

h) Impacts on the adjacent properties shall be minimized in

relation to grading, drainage, location of service areas,

access and circulation, privacy, and microclimatic

conditions such as shadowing;

j) Development should maintain access to amenities

including neighbourhood commercial facilities, community

facilities including schools, parks and community centres,

and existing and/or future public transit services.

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k) The transportation system should adequately

accommodate anticipated traffic volumes.

l) Utilities shall be adequate to provide an appropriate level

of service for new and existing residents.

4.1.3.3 Bronte Village

Part E of the Livable Oakville Plan provides policies for Growth

Areas, Special Policy Areas and Exceptions. Section 24 relates to

Bronte Village, which includes the subject property. Figure 21

includes Schedule P of the Livable Oakville Plan, which defines the

Bronte Village Land Use designations.

Figure 21 – Bronte Village

Bronte Village is considered to have the character of a village

community and is focused on the pedestrian-oriented areas along

and around Lakeshore Road West and Bronte Road. The

surrounding residential uses, the waterfront, and the harbour

contribute to its unique heritage and sense of place. However,

Bronte Village is also intended to evolve and serve as an

intensification area. Among the objectives outlined in Section 24.2,

applications for development are intended to nurture, conserve

and enhance the historic lakeside village character of Bronte by

ensuring high quality urban design that complements and

contributes to the historic character of Bronte Village.

Section 24.3.2 relates to lands outside of the Bronte Village Main

Street District, which include the subject property. These lands are

intended to provide for some intensification as permitted by the

applicable residential land use designations. More specifically, “the

lands on the south side Sovereign Street, outside of the Bronte

Village Main Street District, shall function as a transitional area to

the residential neighbourhood to the north. Modest intensification

will also be encouraged in this location in the form of detached,

semi-detached and townhouse dwellings.”


The development proposal will implement the built form and

character objectives of the Livable Oakville Plan by:

Increasing the range in housing types, design and density in

the area and revitalizing a prominent corner property in the

community;

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Providing a medium density townhouse development that

will provide a transitional area between the Bronte Village

Main Street District and the residential neighbourhood

north of Sovereign Street;

Creating a unique private community feel through framing

of the site to contain internal operations and activities

while incorporating architectural design elements that are

compatible with the adjacent community;

Providing setbacks of 3 metres along Sovereign Street and

East Street to provide transitional/buffer areas to the public

realm;

Orienting the units in Blocks A and B to the street and thus

providing direct access to the public realm, including

sidewalks and transit facilities on Lakeshore Road;

Designing the townhouse units with rooflines and facades

that are articulated and vary across the mass of the built

form in terms of colours and materials;

Incorporating the third storeys of each unit into the roofline

to minimize the impact of the third storey on adjacent

properties;

Providing an east end unit treatment on Block A with an

extensive diversity in facade articulation, materials and

colours, as well as significant window coverage, to enhance

the corner of Sovereign Street/East Street;

Incorporating outdoor amenity areas above the proposed

garages that are incorporated into the massing of each unit

and are screened to provide privacy and minimize impacts

to adjacent properties;

Providing a minimal amount of surface parking and

screening these parking areas from the public realm; and

Generating traffic volumes that the Traffic Impact Study

submitted with the applications for Amendments to the

Livable Oakville Plan and Zoning By-Law confirm will have

no adverse impacts on traffic operations on the adjacent

road network.

4.1.4 Site Design and Configuration

Policy Objectives

Section 6.12 of the Livable Oakville Plan addresses vehicular access

and circulation with the following policies:

Developments should incorporate safe and direct vehicular

access and circulation routes with defined internal driving

aisles to direct traffic, establish on-site circulation, and

frame parking areas;

Consolidated driveway accesses are encouraged to

maximize the areas available for landscaping, minimize

disruption of the public sidewalk, and minimize expanses of

pavement.

Section 6.13 focuses specifically on parking:

To provide safe and attractive pedestrian environments,

surface parking areas should be organized into

appropriately sized areas (parking courts) separated by a

combination of built form, landscaping, and pedestrian

facilities;

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Surface parking areas should be:

a) located in the rear or side yard, or in areas that

can be appropriately screened, so they do not

dominate the streetscape, but are sufficiently

visible for safety and functionality; and,

b) connected to the on-site pedestrian network and

streetscape through landscaped pedestrian

linkages.

Barrier-free parking spaces should be located in close

proximity to principal building entrances;

Surface parking areas should incorporate planted

landscaped areas that:

a) effectively screen parked vehicles from view

from the public realm;

b) provide shade, wind break, and visual relief from

hard surfaces;

c) clearly define the vehicular circulation route(s);

and,

d) are sufficiently sized to support the growth of

trees and other vegetation.

Parking areas within a structure should be screened from

view from the public realm. Structured parking facilities

should be underground structures, wherever possible.


The development proposal will implement the Site Design and

Configuration objectives of the Livable Oakville Plan in the following

ways:

Vehicular access and circulation routes have been designed

to control traffic movements within the site and screen

vehicular activity from the public realm;

Site access will be via one driveway to minimize site area

utilized for vehicular activities;

Surface parking areas are completely contained within the

site and screened from the public realm and are located

directly adjacent to pedestrian circulation routes that

provide opportunities for walking within the site and to the

public realm; and

Surface parking areas have been minimized to reduce the

impact to the site and maximize opportunities for

landscaping, amenities and pedestrian environment.

4.1.5 Pedestrian Environment

Policy Objectives

Section 6.11 provides specific policies related to Pedestrian Access

and Circulation, including the following:

Access to pedestrian walkways should be barrier-free;

Developments should incorporate safe and direct access

and circulation routes to and through the site that connect

pedestrians to:

a) principal entrances of building(s), amenity areas

and parking areas;

b) the public sidewalk and transit facilities; and,

c) adjacent developments, where appropriate.

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In areas with high levels of pedestrian traffic, walkways

should be extended from curb to building face and

enhanced by appropriate landscaping treatments;

Transit stops should be located in close proximity to

principal building entrances and connected by a pedestrian

walkway; and

Walkways should provide continuous routes across

driveway entrances and drive aisles and through parking

areas to promote safety and signify priority over driving

surfaces.


The development proposal implements the Livable Oakville Plan

objectives for the Pedestrian Environment by:

Designing units in Blocks A and B with direct access to

sidewalks in the public realm; and

Incorporating convenient pedestrians connections for the

units in Block C to move throughout the site and to connect

with the public realm.

4.1.6 Landscaping and Natural Environment

Policy Objectives

Section 6.10 indicates that landscaping design and treatments

should:

Enhance the visual appeal and human scale of

development;

Create an attractive environment for pedestrian

movement;

Frame desired views or focal objects;

Define and demarcate various functions within a

development; and

Provide seasonal variation in form, colour, and texture.

Section 6.10.2 favours development that preserves and enhances

the urban forest by:

Maintaining existing healthy trees, where possible;

Providing suitable growing environments;

Increasing tree canopy coverage;

Incorporating trees with historic or cultural significance;

and

Integrating a diverse mix of native plant species.

Landscaping treatments should also “preserve and complement the

existing natural landscape” (Section 6.10.4) and enhance natural

areas and open space features by incorporating native and non-

invasive species (Section 6.10.5).

Section 10 outlines objectives and policies to implement the

principle of Sustainability. The general objectives for sustainability

are outlined in Section 10.1.1 as follows:

a) to minimize the Town’s ecological footprint;

b) to achieve sustainable building and community design;

c) to preserve, enhance and protect the Town’s

environmental features, natural heritage systems and

waterfronts;

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d) to enhance the Town’s air and water quality;

e) to maintain the existing urban forest; and,

f) to progressively increase the urban forest to achieve a

canopy cover of 40% Town-wide beyond the life of this

Plan.


The development proposal is supportive of the Livable Oakville Plan

objectives for landscaping and natural environment, with the

following design considerations in mind:

Extensive tree cover and landscaping treatment will be

provided within the site and along Sovereign Street and

East Street, in order to provide visual buffers, an attractive

pedestrian environment, and to provide a seasonal

variation in the appearance of the site;

The proposal will exceed the Town’s objectives for tree

canopy cover (20%) by providing 42.82% cover, which will

assist the Town in striving for its Town-wide objective of

40%;

A wide range of planting will be installed in terms of species

and location; and

The site will be designed to minimize grading and drainage

impacts to adjacent properties and will also incorporate

infiltration trenches and underground storage tanks to

maximize infiltration of stormwater runoff on site and

minimize impacts of runoff to adjacent properties.

4.2 Livable By Design Manual


4.2.1.1 Introduction and Purpose of the Document

Section 6.1.2 of the Livable Oakville Plan indicates that the Livable

by Design Manual (LBDM) is to be used to evaluate development

and public realm improvements to determine conformity with the

urban design policies of the Livable Oakville Plan. However, it is

clearly stated that alternatives to the design approaches set out in

the Livable by Design Manual may be appropriate if they are

consistent with the intent and purpose of the urban design policies

of the Livable Oakville Plan. Therefore, the intent is that these

policy documents will be used in conjunction with one another to

achieve the Town’s urban design objectives.

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4.2.1.2 Guiding Design Principles

As outlined in Section 1.4 of the LBDM, new and infill development

is expected to be designed and executed in accordance with six

guiding design principles. These principles set the framework for

the more detailed policies of the LBDM, and they are the following:

SENSE OF IDENTITY – creating distinct and vibrant

communities.

COMPATIBILITY – fostering compatibility and context–

specific design.

CONNECTIVITY – enhancing connectivity and accessibility.

SUSTAINABILITY – integrating sustainability and resiliency.

The design objective is to create sustainable urban form

that supports compact development, greater walkability

and transit use, site and building adaptability,

intensification versus sprawl, conservation of natural areas,

building in harmony with the surrounding environment and

greater use of existing infrastructure.

LEGACY – preserving built heritage, cultural and natural

resources.

CREATIVITY – inspiring creativity and innovation. As

Oakville continues to evolve, new development and

redevelopment will contribute to and build upon the

unique community features, attributes and distinct identity.

4.2.1.3 Implementation

Section 1.5 of the LBDM outlines its intent as the following: “To

provide clear design direction for achieving a consistent level of

quality development across the Town. The LBDM presents a

comprehensive framework upon which a creative urban design

dialogue can occur in order to achieve context-driven design

solutions.” Section 1.5 also makes the following points with respect

to implementation of the LBDM:

It is important to emphasize that the urban design direction

described and illustrated throughout the LBDM does not

preclude alternative approaches;

A degree of flexibility can be afforded in their

interpretation and application that responds to the specific

context and achieves the most appropriate design solution;

The urban design direction statements are not intended to

be interpreted and applied independently or singularly,

rather, their application should be approached

comprehensively to ensure the overall intent is being met;

and

The images and diagrams that accompany the urban design

direction statements provide a visual description and

should not be interpreted as the only potential design

solution.

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4.2.2 Streetscapes

Policy Objectives

Section 2.2 of the LBDM outlines design direction for Streetscapes

as it relates to the interface of the buildings with the public realm.

Figure 22 provides the LBDM illustration of the Building Interface

with the Pedestrian Path Zone. The intent is for the building

interface zone to accommodate a transition between public and

private property, which the following principles in mind:

Maintain or create a continuous streetwall of building

façades to provide a sense of enclosure and backdrop to

pedestrian activities (Figure 23); and

Orient and position primary building façades, entrances and

public spaces directly towards streets.

Figure 22 – LBDM Illustration of Building Interface Zone

Figure 23 – LBDM Illustration of a Continuous Street Wall

Figure 24 – LBDM Illustration of Primary Building Facades and

Principle Entrances Facing the Street

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The development proposal will implement the Streetscape design

objectives of the LBDM in the following manner:

Providing a continuous streetwall along Sovereign Street

and East Street that will frame the street and buffer the

public realm from activities within the development;

Orienting the front facades and building accesses to the

street and public realm; and

Enhancing the interface between the property and public

realm relative to existing conditions.

4.2.3 Built Form and Character

4.2.3.1 Principles of Successful Built Form

Policy Objectives

As set out in Section 3 of the LBDM, “Built form defines and frames

the public realm and influences site design and function. The intent

is to achieve well-designed built form that is linked with the local

context to create liveable, functional and attractive environments.”

The LBDM indicates that successful built form:

Contributes to dynamic, distinct, and complete

communities;

Creates visually attractive and innovative buildings and

spaces;

Responds to the scale, materials, and design features of

surrounding buildings and spaces;

Creates a strong sense of enclosure by locating buildings

near the street line and providing continuous street walls;

Supports a desirable and barrier-free pedestrian

environment at ground level;

Balances building height, massing and form to reinforce the

structure and character of the area;

Facilitates street activity and active transportation with

façades oriented to the street and public places;

Respects adjacent natural and built heritage features and

places;

Responds to the local climate by incorporating pedestrian

weather protection features and maximizing solar

orientation;

Minimizes impacts of height and massing on public spaces

and surrounding buildings; and

Minimizes impacts of parking facilities and site service

areas.

However, the LBDM clearly states: “The aim of this design direction

is to facilitate individual architectural expression and not advocate

a particular architectural style. Attention is placed on the built form

elements to achieve an appropriate contextual fit.”


These principles of successful built form will be achieved by

enhancing the quality of site and building design on the subject

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property relative to existing conditions. The proposed buildings

have been designed to be compatible in height by incorporating the

third storey into the roof line, in order to minimize the overall

impact to adjacent properties. The units will include facade

articulation and materials that are compatible with the character of

the adjacent properties and community as a whole. Moreover, the

orientation of the front of the units to Sovereign Street and East

Street provides direct access to the public realm while also

screening and buffering activities within the site from the public

realm and adjacent properties.

4.2.3.2 Low Rise Residential Buildings

Policy Objectives

The LBDM specifies design directives for low-rise residential

buildings, which are identified as medium and high-density

residential buildings with a maximum height of 4 storeys, and in

multi-unit forms, such as apartment-style flats and townhouses.

The LBDM sets the following design directions for Built Form design

of Low Rise Buildings:

BUILDING PLACEMENT

Orient and position buildings towards primary public

streets to foster active pedestrian environments along the

street edge;

Along secondary or side streets, incorporate building

setbacks to achieve a gradual transition to adjacent low-

density detached and semi-detached residential properties

with deep front yard setbacks, where warranted; and

For developments consisting of multiple buildings,

incorporate a minimum of 15 m separation between

buildings to provide for adequately sized amenity areas,

light into main living areas, views to the public realm and

privacy.

Figure 25 – LBDM Example of Buildings Situated Close to Street

BUILDING HEIGHT

Design buildings with height and massing that create and

reinforce pedestrian-scaled environments;

Design buildings located adjacent to low-density, low-rise

residential areas that incorporate façade setbacks,

modulation and/or height reductions on portions of the

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building to achieve greater compatibility by reducing the

appearance of height and massing;

Design townhouse blocks with a maximum of 3 storeys in

building height and massing.

Figure 26 – LBDM Example Showing Facade Modulation and

Pedestrian-Friendly Streetscape

FAÇADES

For façades visible from the public realm, incorporate a

high level of architectural treatment that contributes to the

pedestrian environment and reinforces the community

character. Design façades with variety in architectural

elements, such as varied wall planes and roof lines, human

scale proportions, large windows, and porches/

entranceways;

For townhouse developments, incorporate architectural

variety between adjacent blocks along a streetscape;

For building façades greater than 30 m in length, divide the

horizontal dimension of the building and create a more

human-scaled environment by incorporate breaks and

significant modulations in the massing (wall

projections/recesses).

Figure 27 – LBDM Examples of Principal Entrances on Street

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BUILDING DETAILING AND MATERIALS

Design building façades with a high standard of design,

detail and variety of materials that: a) are aesthetically

compatible and exhibit quality of workmanship; b) are

functional, durable and easily maintained; c) contribute to

energy efficiency and sustainability;

Incorporate cladding materials that include brick, stone,

metal, glass, wood, and in-situ concrete of high

architectural quality. Incorporate high quality stucco only as

an accent material. Vinyl siding, plastic, plywood, concrete

block, tinted and mirrored glass, and metal siding are

strongly discouraged;

On exposed end walls along an interior side lot line without

openings, clad the façade with the same building materials

and detailing that complement the overall building design

and to prevent an undesirable visual appearance;

Incorporate environmental controls into the building design

to regulate sun and wind exposure, such as canopies,

awnings and louvers;

Architecturally integrate mechanical systems and utilities,

such as drainage pipes, vents and meters, into the wall

plane, façade and building design and screened from view

from the public realm; and

For utilities and building service elements, locate these

features in the rear or side yard to ensure they are not

visible from the public realm and integrate them into the

architectural composition of the building or screened from

view.

ROOF ELEMENTS

Incorporate a variety of roof lines and roof elements into

the building design, such as chimneys, functional dormers

and gables, to increase visual interest and minimize the

massing of the roof;

Design rooflines to not replicate the scale and pitch of

rooflines of detached dwellings as the overall form is often

inappropriate.

Figure 28 – LBDM Example of Varied Roof Lines

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The proposed development will orient the units in Blocks A

and B to Sovereign Street and East Street respectively in

order to provide direct access to the public realm and the

available sidewalks on these streets;

Setbacks are provided in front of Blocks A and B, as well as

the west sides of Blocks A and B, to provide buffers

between the proposed development and the public realm

and adjacent residential properties;

The proposed facades incorporate a high level of

articulation, variation on building materials and colours,

and variation in building height in order to achieve

compatibility with the community;

In addition to variable height and rooflines, the units have

been designed with third storeys that are incorporated

within the roofline to minimize the height and massing;

The proposed balconies and outdoor amenity areas are

located at the rear of the units, incorporated into the

overall building massing, and provide screening to minimize

privacy and compatibility concerns;

High quality building materials will be used including

masonry, composite siding, glass and metal;

The westerly facades on the end units of Blocks A and C

have incorporated the same high quality building materials,

minimize windows, and provide considerable articulation,

in order to minimize the impacts to adjacent land uses;

Service and utility areas, including waste management and

transformer pad areas, are fully located within the site and

screened from the public realm;


Policy Objectives

Section 3 of the LBDM outlines policies for Low Rise Residential

Buildings that relate to site design and configuration.

AMENITY SPACE

For each residential unit, incorporate a private outdoor

amenity space in the form of a roof terrace or balcony;

Architecturally integrate balconies and other projections

into the structure and detailing of the building. Recess,

partially recess or cantilever balconies to provide sun

access to the units below.

SITE ORGANIZATION

The principles of Site Organization in the LBDM relate to “the

placement and interconnectivity of buildings, pedestrian spaces,

landscaping, vehicular routes and service elements in order to

optimize site function and enhance the overall appearance.” The

LBDM further identifies effective Site Organization as that which

“capitalizes on local assets, creates interesting and livable places,

and fosters compatibility with adjacent sites and the public realm.”

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Successful site design includes the following:

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 defined 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.

PARKING

Design parking areas to support site uses and activities and

to not dominate or dictate the site layout. The visual

impacts of parking areas on the public realm can be

minimized by establishing maximum parking requirements,

incorporating structured and/or shared parking areas, and

by incorporating or screening with built form and

landscaping.

Configure, design and landscape surface parking lots to

create:

a) well-defined parking areas which are closely associated

with buildings and other on-site uses

b) clearly delineated vehicular access and circulation routes

c) safe, direct, barrier-free and convenient pedestrian

circulation routes

Wherever possible, locate surface parking areas behind

buildings and screened from view from the public realm.

Surface parking areas may be located on the side of a

building(s) provided the parking spaces are adequately

screened and not located between the front façade of the

building and the street.

Locate accessible parking spaces in close proximity to

barrier-free building entrances that are connected by a

barrier-free path of travel.

Design surface parking areas that avoid the placement of

parking spaces immediately adjacent to the site access

driveway and major drive aisles to reduce potential conflict

amongst maneuvering vehicles.

Reduce parking area paving to the minimum necessary to

achieve the required parking needs and site circulation, in

order to leave the balance of the site for buildings,

landscaping, and amenity spaces.

VEHICULAR ACCESS AND CIRCULATION

Design vehicular access driveways to surface parking areas,

passenger loading areas and other site features to include:

a) minimum driveway entrance widths (and turning

radii) across public sidewalks;

b) consolidated access points, wherever possible,

to reduce vehicular-pedestrian conflicts; and

c) continuous walkways across driveways.

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Each residential unit includes an outdoor amenity space at

the rear of the second floor that is incorporated into the

massing of the unit and is covered and screened for privacy

and comfort;

The site has been designed with convenient pedestrian

connections to sidewalks in the public realm and through

the site to reach the public realm;

The buildings will be oriented to Sovereign Street and East

Street to provide a continuous street edge that frames the

public realm and screens internal site activities, including

parking and utility areas, from the public realm; and

Surface parking and circulation areas are located within the

site to minimize impacts associated with vehicles entering

and exiting the site via East Street.


Policy Objectives

Pedestrian connections are essential linkages to the public realm

that provide convenient, barrier-free and predictable access to on-

site destinations. The LBDM provides the following design

directions for the Pedestrian Environment:

Design pedestrian networks to provide direct, barrier-free,

predictable and safe access to and from public sidewalks,

transit stops, urban squares, amenity areas, building

entrances, parking areas and open spaces. Where

appropriate, connect the network to pedestrian areas

located on adjacent properties;

Design pedestrian networks as barrier-free routes

consisting of continuous and direct paths, slip-resistant

surfaces, textured edges, minimal interruptions from access

driveways, and free of abrupt changes in grade;

Design pedestrian connections with distinctive and durable

surface materials that clearly distinguish the pedestrian

network from the vehicular environment and that create an

interesting visual identity. Provide continuous walkways

across driveways;

Design pedestrian connections that incorporate variations

in paving materials, colour and/or texture to delineate

pedestrian crossings, building entrance areas, passenger

loading areas;

Incorporate site furnishings along pedestrian connections

to provide amenities at convenient and comfortable

locations, such as building entrances, gathering spaces, and

transit stops. Avoid placing furnishing within the barrier-

free path of travel.

Select site furnishings that positively contribute to the site

and the pedestrian experience and that reflect the

intended use of the space and expected number of users.

Incorporate shade trees and other weather protection

elements along pedestrian connections to enhance user

comfort, to reduce surface temperatures, and provide a

buffer when adjacent to parking and service areas.

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Incorporate pedestrian connections throughout surface

parking facilities to safely and directly channel pedestrians

from vehicles to building entrances and other site

amenities. Design these pedestrian connections to include:

a) walkways along the full length of a building façade

containing a principal public/customer entrance and/or

abutting the parking area

b) walkways to and through the parking area to provide

routes separated from vehicle movements to reduce

conflict points


Blocks A and B provide direct main entry access to

sidewalks within the public realm; and

Block C will be serviced by internal pedestrian connections

and walkways that extend throughout the entire

development to allow for convenient and safe movement

through the site and to the public realm.


Policy Objectives

Section 4.1 of the LBDM provides policies and direction for

landscaping. This section indicates that “effective landscape design

defines and enhances the form, function and appeal of public and

private space by reinforcing human scale and softening urban

environments.” This section provides a number of design directions

for development, which are outlined in the following sub-sections.

SPECIES SELECTION

Incorporate a diversity of plant species based on ecological

compatibility, seasonal variety, and appropriateness for site

conditions;

Incorporate drought and salt tolerant species, especially

when adjacent to hard surfaces. Wherever possible, select

native and non-invasive species, especially when adjacent

to natural areas.

Select plant species based on the following attributes:

a) growing requirements (growing space, soil volume,

and soil medium)

b) environmental characteristics of the site (moisture,

light levels, soil qualities, and other micro-climate

conditions)

c) intended function (enhancement, shading, screening,

and/or buffering)

d) characteristics of the plant at maturity (crown

volume, trunk size, and root flare)

FRONTAGE, PERIMETER AND BUILDING FOUNDATION PLANTINGS

Landscape front and flankage yards with plantings and

other landscaping features that provide visual interest,

highlight pedestrian connections, enhance building and site

P a g e | 33



features, screen undesirable elements, and provide

continuity with the public realm;

Where warranted, landscape side and rear yards with

plantings and/or fences/walls to achieve functional and

attractive screening and/or buffering;

Install planting beds that are unimpeded by structures,

walls, fences, utilities and paving, unless an enhanced

rooting technique is employed.

Figure 29 – LBDM Example of Foundation Planting

LANDSCAPE SCREENING AND BUFFERS

Design landscape screens and/or buffers with height(s),

depth, materials, and location(s) that are relative to the

magnitude of the undesirable impact and that provide the

greatest level of concealment.

Design landscape screens and buffers to complement the

overall landscape treatment and to incorporate a variety of

natural and built elements to mitigate the negative impact.

Include a variety of coniferous and deciduous species to

provide year-round coverage.

For fences and walls visible from the public realm,

incorporate:

a) materials used elsewhere on site to add texture,

visual interest and continuity

b) distinctive vertical elements at intervals to prevent

monotonous and repetitive design

c) breaks in long expanses with sections of more

transparent fencing combined with accent plantings

Position screening (opaque) or security (transparent)

fencing/walls behind landscaped areas when viewed from

the public realm so the landscaping enhances the

fencing/walls.

LANDSCAPE AND GRADING

Maintain a subtle transition when accommodating changes

in grade on the site, whether between properties or at the

interface with the public realm. Ensure changes in grade

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result in safe, barrier-free routes for pedestrians, achieve a

cohesive built and landscaped environment, and minimize

stormwater impacts.

Design site grading to minimize the need for retaining walls

along street frontages and an interface with parks, ravines

and other public realm areas. Where a retaining wall

cannot be avoided, incorporate terracing to minimize the

sheer height of the wall and incorporate aesthetic and

durable materials combined with an extensive soft

landscape treatment.


As illustrated in the landscaping plan, tree canopy plan, and

proposed plant schedule, a wide diversity of plant species

will be provided that have been selected based on their

compatibility with the area, their ability to thrive in the site

design conditions, and that will not impact species on

adjacent properties;

Trees planted along the public realm will be installed in soil

cells to allow effective installation and survival in close

proximity to public walkways;

The proposed landscaping and tree cover will effectively

screen activities within the property while providing an

attractive transition and buffer between the site and public

realm; and

The landscaping design includes decorative paving in front

of individual units and within the site to enhance the

aesthetic quality of the site (Figure 30).

Figure 30 – Proposed Decorative Paving

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4.3 Livable by Design Manual (Part C) – Site Design and

Development Standards for Oakville


Part C of the Livable by Design Manual includes the Site Design and

Development Standards for Oakville. These guidelines outline the

Town’s direction for Urban Design in more detail than Part A of the

Manual. The intent of Part C, as outlined in Section 1.1, is to

establish a “benchmark by which development proposals will be

reviewed in order to achieve a consistent level of quality built

environments throughout the Town.” Section 1.4 sets out clear

guidelines for implementation of specific policies, in the form of

“shall”, “should” and “recommend”:

“shall” means the standard is mandatory (predominantly

based in regulation or policy);

“should” means the standard is expected to be achieved

unless proven otherwise on good design grounds or an

alternative solution meets the intent; and

“recommend(ed)” means the standard be taken into

consideration and incorporated where feasible.

Moreover, Town staff are given leeway to consider adjustments to

the standards in instances of unique site conditions or constraints,

or where adjustments to the standards may be considered in order

to achieve balanced site design and improved functionality.

4.3.2 Streetscape Design

Policy Objectives

Streetscape Standards are included in Section 5.0 of the Site Design

and Development Standards. The following standards are

applicable to the development proposal.

Street trees should be installed in open tree planting beds

where possible and located within the planting zone of the

boulevard (typically located between the curb zone and the

pedestrian path of travel). Tree planting beds should

incorporate a minimum soil depth of 750 mm.

Street tree plantings shall incorporate a minimum of 30 m3

of good quality topsoil. In planting beds with less than 30

http://www.oakville.ca/business/livable-by-design-manual-part-c.html

http://www.oakville.ca/business/livable-by-design-manual-part-c.html

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m3 of quality topsoil, break-out zones shall be incorporated

to allow the roots to access additional soil. Break-out zones

shall be a minimum of 3 m in width by 625 mm deep, and

constructed with engineered soil (including 19mm – 39mm

unwashed crushed non-recycled aggregate) or soil cells.

Where tree soil volume is located beneath hard surface

paving, appropriate enhanced rooting environment

techniques, such as engineered soils or silva cells shall be

provided.

Street trees are recommended to be setback a minimum of

1.5 m from the back of curb to avoid potential damage

from vehicles and snow clearing activities.

The tree rooting environment located below the hard

surface paving are recommended to be enhanced with

passive irrigation systems, such as permeable paving,

trench drains, or diverting catch basin stormwater.

Above and below grade utilities parallel to the site frontage

should be located outside of the boulevard planting zone

where possible.


Street trees have been designed and located to maximize

their visual and aesthetic impact while also ensuring

survivability. This design includes the use of soil cells to

protect street trees in proximity to sidewalks in the public

realm; and

Site access has been limited to one access from East Street

to maximize opportunities for planting and street trees

within and adjacent to the public realm.


Policy Objectives

VEHICULAR ACCESS AND CIRCULATION

Limiting the number of street access driveway entrances is

recommended to minimize interruptions to pedestrian

movement along the public sidewalk and to the streetscape

and perimeter landscaping. Where feasible, street access

driveway entrances are recommended to be shared

between adjacent sites.

The width of street access driveway entrances should be

minimized to limit site access to the optimal number of

lanes of operation, as a means to control the location and

angle of vehicular movement and to discourage erratic

manoeuvers.

Street access driveway entrances should be located

opposite existing or proposed municipal roadways, private

laneways and other street access driveways to avoid offset

intersection conditions.

Where possible, street access driveway entrances should

be located along secondary streets to minimize

interruptions along the higher order roadway/primary

street.

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The municipal sidewalk and/or multi-use trail shall be

continuously level approaching and crossing all street

access driveway entrances.

Street access driveway entrances should be designed to

accommodate emergency vehicles. Stand-alone emergency

vehicular entrances are not encouraged.

Street access driveway entrances, including the entire curb

radius, should be located fully within the property limits

and the projection of those limits onto the municipal

boulevard.

The maximum slope for a low density residential driveway

should not exceed 7% (14:1). For all other land uses, the

maximum slope for a street access driveway should not

exceed 5% (20:1) within 7.5 m of the property line, the

remainder of the driveway should not exceed a maximum

10% (10:1) or 15% (6.5:1) if the driveway is heated or

covered. Driveway slopes should accommodate barrier-free

exterior paths of travel. Figure 31 – Sidewalk Continuing Through Vehicular Entrance

A clear driveway throat, as measured from the property

line to the point the driveway turns or parking stalls are

provided, should be provided for uninterrupted inbound

and outbound vehicular movements. The length of a street

access driveway throat should be no less than 6.0 m,

however, a greater length may be required depending on

the site context, land-use and other factors, which will be

determined by Transportation Engineering staff.

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Landscape areas abutting vehicular hard surfaces should be

delineated with a continuous 150 mm high barrier curb to

prevent soil and other landscape material from spreading

over adjacent surfaces and to prevent damage from

vehicles and snow clearing operations. Intermittent breaks

in the curbing may be warranted to permit sheet flow

drainage as part of an alternative engineered stormwater

management system, such as a bioswale.

A variety of surface treatments and edge materials is

recommended to be incorporated to differentiate between

vehicle and pedestrian routes and to create visually

appealing hard surface areas.

PARKING AREAS

To avoid potential conflicts between moving vehicles,

parking stalls should not be located along or accessed from

major drive aisles and the required throat of a street access

driveways.

To avoid potential conflicts with pedestrians, parking stalls

are not recommended to be located directly in front of

primary building entrances and amenity areas

Parking drive aisles should be positioned perpendicular to

main building entrance(s) to provide for unimpeded and

predictable pedestrian movement.

Parking stalls are not recommended to be oriented parallel

to drive aisles.

Parking stalls should not be oriented perpendicular to each

other, which may result in vehicle overhang conflicts. If this

orientation cannot be avoided, a curbed median with a

minimum width of 1.8 m, should be installed between the

parking stalls.

Barrier-free parking stalls should be located in close

proximity to barrier-free building entrance(s) and along

barrier-free exterior paths of travel. The design and layout

of barrier-free exterior paths of travel that connect barrier-

free parking stalls to the principal barrier-free building

entrance(s) should not require the user to cross vehicular

circulation routes.

The required barrier-free access aisle from the parking area

to the barrier-free exterior path of travel should:

a. be connected to a barrier-free exterior path of travel

to the principal building entrance(s) and to other

barrier-free site amenities

b. incorporate high tonal contrast diagonal markings to

demarcate the route and discourage parking on the

access aisle

c. incorporate a barrier-free curb ramp where there is a

change in level from the parking area pavement to the

barrier-free external path of travel.

BICYCLE PARKING

Bicycle parking areas should:

a. be a minimum of 1.8 m x 1.2 m in area to

accommodate one (1) bike rack for two bicycles

b. be positioned at an appropriate distance from

structures to permit movement around the rack(s)

P a g e | 39



c. not encroach into exterior paths of travel and

landscaping areas

Bicycle racks should be designed/selected with:

a. the bicycle frame supported horizontally at two or

more places

b. the frame and at least one wheel of the bicycle can

be locked to the rack with a standard U-type lock

c. the user is not required to lift the bicycle onto the

rack

d. each bicycle parking space can be accessed without

moving another bicycle

e. a height of 750 mm to 900 mm and minimum width

of 450 mm between the two points of contact

f. spaces in each rack are a minimum of 300 mm in

both width and length to prevent entrapment

g. no sharp edges or moving parts

Bicycle racks should be installed:

a. on a hard, permanent surface with a maximum

slope of 5% (20:1). Installation on soil or grass is not

permitted.

b. in well illuminated areas and, where possible, areas

providing weather protection c. within 10 m of a

main building entrance and/or in a highly visible

area on site with a clear and direct walkway link to

the main building entrance

Bicycle racks should be installed with a minimum

separation distance of:

a. 900 mm to 1.2 m between bicycle racks, when

positioned side by side

b. 750 mm from light poles, trash receptacles, tree

pits and other site furnishings/features

c. 1.2 m from parking stalls, pedestrian crossings, curb

ramps, vehicular ramps and passenger loading

zones

d. 1.2 m from the curb edge to the centre of the rack,

when oriented perpendicular to a curb e. 1.5 m

from fire hydrants and siamese connections

SERVICE AND LOADING AREAS

Where feasible and functional, facilities are recommended

to be consolidated into a multi-functional area(s) on the

site.

Facilities should be appropriately sized to accommodate

and contain the range of functions that will occur to

prevent user conflicts and/or overflow or impacts onto

adjacent areas of the site or beyond.

Where feasible and functional, the distance that vehicles

are required to backup at servicing facilities should be

minimized to reduce the potential disturbance from

auditory backup alarms.

Facilities, where required and proposed, should:

a. be integrated into the overall site design to

maximize service functionality and to minimize

impacts on site users

b. be positioned in areas on the site with low

visibility from the public realm

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c. be designed to accommodate all associated

vehicular servicing and maneuvering within the site

d. be adequately separated and buffered from

adjacent sensitive uses

e. have collection points for waste that are

accessible to all residents/occupants and do not

hinder residents from participating in the recyclable

materials and organic waste programs and comply

with Ontario’s Accessibility for Ontarians with

Disabilities Act

Facilities should not be located in front or flankage yards,

along building facades facing the street, public realm or

sensitive land use, or within view of main building

entrances, customer/visitor parking areas, bicycle parking

areas and pedestrian areas.


Sidewalks will be continuous along the frontages on the site

on Sovereign Street and East Street and will be

incorporated into the design of the driveway on East Street;

The proposed site access and internal circulation roadway

have been designed to accommodate emergency and

service vehicles and no secondary access is required;

Site grading has been designed to provide required slopes

for drainage and servicing, but the degree of grade change

across the site has been minimized to allow for convenient

pedestrian and vehicular traffic movements;

A clear throat distance of 17.25 metres has been provided

into the site from the site access to minimize disruption and

conflicts between vehicular movements, parking and

pedestrian movements. Moreover, no parking stalls are

proposed along the clear throat;

Utility and service areas are located within the centre of the

development and screened from both the public realm and

adjacent properties by the proposed townhouse blocks;

and

Bicycle parking is provided by 5 bicycle racks within the site

immediately adjacent to the internal walkway and will be

designed to Town standards for size, capacity and security.


Policy Objectives

Section 3.1 of the Guidelines addresses design for pedestrian

circulation. Paths of travel for pedestrian circulation include

walkways, ramps, curb ramps, stairs and depressed curbs. This

section focuses on the key applicable guidelines for the pedestrian

environment.

WALKWAYS

Walkways should be designed and installed with a

minimum clear width of 1.5m. However:

a. where the walkway connects with a curb ramp, a

1.2 m wide level area should be provided at the top

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of the ramp to continue the path of travel and

serve as a turning space for a mobility device

b. where the walkway is adjacent to parking stalls

oriented perpendicular to the exterior path of

travel, the walkway should be increased to a

minimum clear width of 1.8 m to accommodate

vehicle overhang

c. where the walkway is located within high volume

pedestrian areas, the walkway should be increased

to a minimum clear width of 2.4 m

Walkways should have a maximum running slope no

steeper than 5% (20:1). Where the walkway is adjacent to a

private roadway or drive aisle, the slope of the walkway

should be no steeper than the slope of the adjacent vehicle

surface. Where the slope of the walkway exceeds 5%

(20:1), the path of travel should incorporate a ramp for

barrier-free access or stairs.

Walkways should have a maximum cross slope no steeper

than 5% (20:1). However, where the walkway surface is

asphalt, concrete or other hard surface, a cross slope of 2%

(50:1) is recommended.

Walkways should incorporate a surface treatment that is

firm, stable, slip resistant and capable of withstanding

winter maintenance.

Walkway surface treatments should incorporate changes in

materials, colour, and/or texture to differentiate pedestrian

crossings, passenger loading areas, dedicated parking areas

and bicycle storage areas from vehicular parking and

circulation areas. Within barrier-free paths of travel,

incorporating tactile warning strips at the intersection of

walkways and vehicular areas is recommended.


The internal walkway network will be constructed with

decorative materials to a minimum width of 1.5 metres;

Walkways will incorporate minimum slopes across the

property required to facilitate drainage and site servicing,

to ensure a comfortable pedestrian environment. No slopes

up to or exceeding 5% will be constructed on the site.


Policy Objectives

Section 2.0 of the Site Design and Development Standards indicates

that soft landscaping is incorporated into site design and

development is to “provide enhancements to the site and interface

with the public realm, screening and buffering site elements from

view from the public realm and between different uses, and

provide various environmental and health benefits.” The following

policies and standards are provided for soft landscaping.

CANOPY COVER

In order to achieve the targeted Town-wide canopy cover of 40%,

the Town has established specific targets for individual land uses.

These targets are provided in Figure 32 and indicate a target of 20%

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canopy cover for all residential and accessory residential uses south

of Dundas Street.

Figure 32 – Canopy Cover Targets

PROPOSED PLANTING

In terms of species selecting for planting, Section 2.2 establishes

the following criteria:

Species variation will depend on the amount of trees to be

planted:

a. if more than 10 trees are proposed, a mix of tree

types should be selected

b. if 20 to 40 trees are proposed, no more than 25%

of the trees should be of the same genus

c. if more than 40 trees are proposed, no more

than 10% of the trees should be of the same genus

A minimum of 30% of the trees planted on a site should be

native tree species.

Invasive species shall not be planted.

Species selection should reflect the site conditions, such as

soil and light conditions, drainage, slope, aspect, moisture

level and salt exposure. Use of locally sourced plant

material is recommended.

Species selection and arrangement should provide visual

interest through diversity and seasonal variety.

The minimum acceptable size for plant material should be:

a. for deciduous trees, 60 mm caliper and 3.0 to 3.5 m

in height

b. for coniferous trees, 1.75 m in height

c. for shrubs, 600 mm in height and spread d. for

perennials, 1 gallon pot

Tree spacing should reflect the projected canopy size based

on the species selected and its growing environment:

a. small stature trees (3.0 m to 9.0 m spread), should be

spaced 3.0 m to 9.0 m on centre

b. medium stature trees (10.0 m – 13.0 m spread),

should be spaced 10.0 m to 13.0 m on centre

c. large stature trees (14.0 m or greater spread), should

be spaced 14.0 m on centre

To avoid overcrowded or sparse planting beds, the spacing

of shrub, perennial, and ornamental grasses should reflect

the mature size of the plant.

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For naturalization plantings a variety of sizes and

successional species should be included to accelerate

establishment.

Trees are recommended to be planted at or slightly above

ground level, not mounded or depressed. Shrubs planted

slightly above ground level, by no more than 25 mm, is

recommended.

Services and utilities, such as lighting standards, fire

hydrants, and hydro ducts, should not conflict with planting

materials, both above and below ground.

Services and utilities should not encroach into the soil

volume required for new tree plantings.

All shrubs should be planted in continuous planting beds

(see example in Figure 12).

Mulch should be placed on all planting beds to aid in weed

suppression and moisture retention.

To accommodate the base of the tree, space should be

provided for tree openings that are at least:

a. 3.0 m wide for a large stature tree

b. 2.5 m wide for a medium stature tree

c. 2.0 m wide for a small stature tree

These minimums could be reduced if enhanced rooting

techniques are employed that mitigate possible damage to

the surrounding landscape while providing for the long

term growth of the tree.

Where underground services or utilities are

present/proposed, consider the potential negative impacts

to the base of the tree should future maintenance require

soil excavation in close proximity to the tree. To mitigate

this and other risks, trees should not be planted within:

a. 1.0 m of the edge of a utility or service easement

that is 3.0 m in width or greater

b. 2.5 m of any underground utility or service,

where space permits. However, at a main and

lateral intersection a 2.0 m setback shall be

maintained

c. 3.0 m of a transformer or hydrant Local utility

companies shall be contacted for further

information when planting, or proposing other

works, near utilities.

To respect the crown of the tree, trees should not be

planted:

a. within 7.0 m of a stop sign or other traffic control

signage

b. in locations where the growing canopy may

come into contact with buildings, structures, or

fencing

c. in locations where growing canopy may come

within 3.0 m of a primary powerline or within 1.0 m

of a secondary powerline or communication asset.

d. overhanging pedestrian areas if it is a species

that drop fruit or seed pods.

Shrubs should not be placed within 600 mm of a curb

adjacent to vehicular parking and not within 3.0 m of the

opening side of a transformer or 1.5 m on all other sides.

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Figure 33 – Illustration of Continuous Planting Bed


The canopy cover provided within the property will be

approximately 42.82%, which greatly exceeds the 20%

Town target and will greatly assist in achieving the Town-

wide objective of 40% coverage;

The range and diversity of tree and landscaping species

installed on the site have been selected to ensure no

invasive species are planted and that the species selected

are appropriate for the soil and light conditions, drainage,

slope, moisture and other site conditions;

The proposed planting techniques have been selected to

reflect the characteristics of the site and to ensure the long

term survivability of all selected species; and

The specifications set out in section 4.3.5 above will be met

or exceeded through the implementation of the

landscaping design.

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5. SUMMARY AND CONCLUSIONS

The key urban design policy documents outlined in the preceding

sections of this report touch on many specific areas of architectural,

site and community design, with the intent of achieving the

following Guiding Principles, which have already been presented in

detail in this report:

Sense of Identity;

Compatibility;

Connectivity;

Sustainability;

Legacy; and

Creativity.

Our opinion is that each of these guiding principles is effectively

addressed through the proposed urban design, as has been

discussed in this Urban Design Brief. The information presented in

this document has been organized into the following key categories

for presentation and discussion purposes:

Objectives and General Principles;

Streetscape Design;

Built Form and Character;

Site Design and Configuration;

Pedestrian Environment; and

Landscaping and Natural Environment.

5.1 Objectives and General Principles

From a general perspective, the proposed townhouse project has

been designed to balance neighbourhood compatibility with high

quality, intensified urban form that enhances the streetscape and

built form relative to current conditions. The quality of design will

result in a development that stands out in the area and will

encourage similar levels of design elsewhere. The policy documents

considered in this urban design brief provide policy directions and

guidelines for a wide variety of built form types. Thus, it is not

possible to incorporate all of these policy directions into the

development proposal. These policy documents also provide

flexibility for the owner to work with the Town of Oakville to

achieve urban design that meets the overall purpose and intent of

the Livable Oakville Plan and its implementation through the

Livable by Design Manual and the Site Design and Development

Standards.

The proposed development will greatly enhance the character and

quality of living environment on the subject property and the wider

neighbourhood relative to existing conditions. This proposal

represents intensification in the Bronte Village community that

respects the unique heritage and community character, which will

also provide transition between existing low density residential

uses north of Lakeshore Road and proposed high density uses on

and south of Lakeshore Road.

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It is our opinion that the development proposal conforms to the

applicable Streetscape policies of the Livable Oakville Plan, Livable

by Design Manual, and Site Design and Development Standards. In

conforming to these policies, the proposal will directly support the

Town of Oakville’s guiding principles of achieving a Sense of

Identity, Connectivity and Creativity. This opinion is based on the

following points:

The proposal will greatly enhance the quality of the

streetscapes on Sovereign Street and East Street along the

frontage of the subject property.

The proposal will facilitate a much safer and more

comfortable pedestrian environment than exists today by

providing built form and landscaping that will frame the

street.

The proposal includes tree and foundation planting (shrubs,

perennials and grasses) to be installed along the frontages

of Sovereign Street and East Street. These landscaped areas

also provide an attractive transition between the public

realm and the private development.

The townhouse units adjacent to Sovereign Street and East

Street will have their principle entrances fronting onto the

street rather than internal to the site.

The proposed townhouse units have been designed with

well-defined articulation in the facades and roof lines. A

mix of building materials and colours has also been

incorporated.

The site has been designed to provide pedestrian

connections through the subject property and to the

sidewalks on Sovereign Street and East Street. These

connections facilitate pedestrian movements to Lakeshore

Road and the wider Bronte Village community.



applicable Built Form policies of the Livable Oakville Plan, Livable by

Design Manual, and Site Design and Development Standards. In

conforming with these policies, the proposal will directly support

the Town of Oakville’s guiding principles of Sense of Identity,

Compatibility, Legacy and Creativity. This opinion is based on the

following points:

The development proposal directly conforms with the

Bronte Village land use policies that identify the subject

property to be intensified, including for townhouses, to

provide a transition between Lakeshore Road and the

neighbourhoods to the north.

The proposed development has been designed to bring

architectural and urban design of unique quality and

character to Bronte Village in a manner that is compatible

and respectful of the existing community character.

The proposal represents a transition from low density to

medium density built form. The building design includes

articulation and architectural treatments to ensure

compatibility with the existing community character while

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also providing a unique, high quality development for the

area.

The site design provides a significant degree of open space

and landscaping to buffer the proposed development from

the public realm and adjacent properties.

The proposed townhouse units will be of height and

massing that is compatible with, but also represents

transition between, the existing low density built form in

the neighbourhood to higher density developments

proposed on Lakeshore Road and to the south.

Convenient connections to the public realm will be

achieved by orienting the primary entrances to the units in

Blocks A and B on Sovereign Street and East Street

respectively. Well-designed and direct pedestrian

connections through the site to the public realm have been

designed for residents in Block C.

Outdoor amenity space to individual units will be provided

via second floor balconies above the garages, which will be

screened from the public realm by the units themselves.



applicable Site Design and Configuration policies of the Livable

Oakville Plan, Livable by Design Manual, and Site Design and

Development Standards. In conforming with these policies, the

proposal will directly support the Town of Oakville’s guiding

principles of Sense of Identity, Compatibility and Connectivity. This

opinion is based on the following points:

The site has been designed with clear separation between

vehicular and pedestrian circulation routes. Different

materials have been used to delineate vehicle routes from

pedestrian routes. The pedestrian routes have also been

configured to provide direct and convenient connection to

the public realm.

Only one driveway is proposed to the site in order to

consolidate vehicular movements and maximize site area

for landscaping and the townhouse units. The clear throat

distance is also much longer than the minimum identified in

the Site Design and Development Standards.

A minimal amount of surface visitor parking has been

provided and is located in an area screened by the

townhouse blocks. This parking area is located immediately

adjacent to a pedestrian walkway and provides a barrier-

free space.

A high level of landscaping has been proposed to “soften”

the site and maximize the area of the site that is unpaved.



applicable Pedestrian Environment policies of the Livable Oakville

Plan, Livable by Design Manual, and Site Design and Development

Standards. In conforming with these policies, the proposal will

directly support the Town of Oakville’s guiding principles of Sense

of Identity, Compatibility and Creativity. Direct pedestrian

connections will be provided to each unit along with a walkway

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providing direct connection to the public realm. Different materials

will be used to differentiate vehicle circulation and pedestrian

routes. Continuous pedestrian routes are provided across driveway

and vehicle circulation areas.



applicable Landscaping and Natural Environment policies of the

Livable Oakville Plan, Livable by Design Manual, and Site Design and

Development Standards. In conforming with these policies, the

proposal will directly support the Town of Oakville’s guiding

principles of Sense of Identity, Compatibility and Sustainability. This

opinion is based on the following points:

The landscaping design for the proposed development will

provide attractive open spaces that frame the subject

property and the adjacent streetscape, while providing an

aesthetically pleasing buffer between the private and public

realm.

The trees and plantings proposed along Sovereign Street

and East Street will enhance the quality of the environment

for pedestrians and residents of the development.

The proposed tree canopy cover exceeds the 20%

requirement set by the Town of Oakville for private

development sites.

The landscape design includes a variety of native species,

including deciduous and coniferous trees that will provide

variation throughout the seasons.

The proposed landscape design supports the Town’s

sustainability objectives.

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