URBAN DESIGN BRIEF 181 Burloak Drive, Oakville

Transcription

1 URBAN DESIGN BRIEF 181 Burloak Drive, Oakville February 2017 Our File: 1730B WESTON ROAD / WOODBRIDGE / ONTARIO / L4L 8G7 / T: / F: /

2

3 TABLE OF CONTENTS INTRODUCTION LOCATION & EXISTING CONDITIONS COMMUNITY CONTEXT DESIGN VISION, GUIDING PRINCIPLES & OBJECTIVES POLICY CONTEXT DEVELOPMENT PLAN SUMMARY & CONCLUSION

4 1 INTRODUCTION This Urban Design Brief has been prepared by MHBC in support of applications for a Zoning By-law Amendment and Plan of Subdivision to facilitate the creation of three (3) additional lots and the development of three (3) single detached dwellings on the property ( proposal ) municipally addressed as 181 Burloak Drive in the Town of Oakville (the subject lands or 'property'). This document is intended to provide an overview of the design principles that will guide the subdivision and future development of the subject lands. This brief will demonstrate that the proposed subdivision and development will be compatible with the surrounding neighbourhood and that it will meet the Town of Oakville s development requirements and design guidelines, as set out in the Town of Oakville s Livable Oakville Official Plan (LOP) and Livable by Design Manual (LDM), including the Town s Design Guidelines for Stable Residential Communities. This brief has been prepared in accordance with the Town of Oakville s Urban Design Brief Terms of Reference. The objectives of this document are to: 1. Describe and illustrate an overall design strategy for the proposed development on the subject site; 2. Address the policies and principles outlined in the Town of Oakville LOP and LDM; 3. Establish design principles and objectives that will ensure the development will integrate with the existing and planned surrounding context while encouraging evolution in architectural style and innovation in built form. Should you have any questions, please do not hesitate to contact the undersigned. Eldon C. Theodore, BES, MUDS, MCIP, RPP, LEED AP Partner and Urban Designer Ashley Paton, B.U.R.Pl Planner BURLOAK DRIVE URBAN DESIGN BRIEF

5 2 LOCATION & EXISTING CONDITIONS The subject lands are municipally addressed as 181 Burloak Drive and are located on the east side of Burloak Drive. The subject lands are approximately 0.29 ha (0.72 acres) in size, with frontage along both Burloak Drive ( m) and Wilmot Crescent ( m). The subject lands are relatively flat with no prominent natural features. There is currently one single-detached dwelling on the northeast portion of the site, with driveway access along Burloak Drive. Randolph Crescent Foxbar Road Euston Road Burloak Drive Wilmot Crescent Stevenson Road Warner Drive Winston Road Subject Site Figure 2.1 Location Map MHBC PLANNING FEBRUARY

6 The site is bounded by: NORTHEAST Low-density residential area with single-detached dwellings. Figure 2.2 Single detached dwellings along Wilmot Crescent Figure 2.3 Single detached dwellings along Burloak Drive SOUTHEAST Low-density residential area with single-detached dwellings. SOUTHWEST Low-density residential area with single-detached dwellings. Figure High density residential apartments east of 2220 Marine Drive 181 BURLOAK DRIVE URBAN DESIGN BRIEF

7 NORTHWEST Low-density residential area with single-detached dwellings. Spruce Park is located further northwest, approximately 20 m, as the crow flies Figure 2.5 Single detached dwellings along Burloak Drive Figure 2.6 Pedestrian Entrance on Burloak Drive to Spruce Park MHBC PLANNING FEBRUARY

8 3 COMMUNITY CONTEXT Burloak Drive is the boundary road dividing the Town of Oakville (northeast) and the City of Burlington (southwest). The subject lands are within Oakville s Bronte neighbourhood, which is mainly comprised of single detached homes, ranging from new builds to mid-century homes, with a limited number of townhouses scattered north along Burloak Drive and south towards Lakeshore Road West. Adjacent lands are designated low density residential in the LOP. The Bronte neighbourhood is located in close proximity to a variety of local amenities, including parks, schools, shops, trails and other community facilitates. These include: Spruce Park, South Shell Park Shell Park Walk, Waterfront Heritage Trail West, Sheldon Creek Trail Mohawk Gardens Public School, Frontenac Public School, Robert Bateman High School, Pineland Public School, Nelson High School Burloak Drive is identified as a minor arterial road that operates with three-lane cross section, with the middle lane being a two-way left turn lane. The active transportation network in the neighbourhood provides continuous sidewalks on all streets as well as crosswalks at major intersections. Bicycles must share the road with cars on Burloak Drive and on Wilmot Crescent. Approximately 400 m to the south of the subject lands, Burloak Drive connects with Lakeshore Road West, which has bicycle lanes. Lakeshore Road West also provides access to a variety of waterfront trails and pathways. Burlington Transit route 20 (Burloak Lakeshore) runs along Burloak Drive, providing access to Appleby GO Station. Route 20 runs during peak and non-peak times, including seven days a week and on holidays. Two bus stops along Burloak Drive are located within 150 m of the subject lands BURLOAK DRIVE URBAN DESIGN BRIEF

9 Natural Area Low Density Residential City of Burlington Subject Site Figure 3.1 Land Use of Surrounding Area 2 min. walk Randolph Crescent Wilmot Crescent Bus Stop Transit Connection Subject Site Euston Road 1 min. walk Burloak Drive Stevenson Road Warner Drive Figure 3.2 Transit Connectivity MHBC PLANNING FEBRUARY

10 4 The goal of the proposed subdivision and developments is to make more efficient use of underutilized space on the subject lands by creating three new lots that will front onto Burloak Drive. These proposed changes represent residential infill on the subject lands and will help to maintain and enhance the character of existing residential area. The proposal provides an appropriately designed and compatible infill development and represents good planning and good design. Overall, the project will contribute to the housing supply while maintaining and protecting the character of the existing residential area, supporting the Region of Halton and Town of Oakville s goals for existing residential areas. Consideration of the following principles will guide the design of the proposed development: 1. Sense of identity 2. Compatibility 3. Connectivity 4. Sustainability 5. Legacy 6. Creativity DESIGN VISION, GUIDING PRINCIPLES & OBJECTIVES BURLOAK DRIVE URBAN DESIGN BRIEF

11 5 POLICY CONTEXT LIVABLE OAKVILLE OFFICIAL PLAN The subject lands are designated Low Density Residential on Schedule F South West Land Use" of the LOP. No Official Plan Amendment is required to facilitate the proposed subdivision and developments. The Planning Justification Report prepared for these applications provides further analysis of the relevant planning policies and justification for the proposed subdivision and development. This section of the design brief summarizes how the Urban Design policies of Section 6 of the LOP have been addressed. Subject Site Figure 5.1 MHBC PLANNING FEBRUARY 2017 Livable Oakville Schedule F: South West Land Use 11

12 POLICY/ GUIDELINE SUMMARY OF HOW GUIDELINE IS ADDRESSED General Objectives The proposal will be compatible with the character and design of the neighbourhood through the division of an oversized lot to create lots of similar size and orientation to those in the surrounding area The proposal will create additional housing options in the neighbourhood while maintaining compatibility with surrounding existing buildings Views and vistas of the existing streetscape are maintained The proposed development will allow for a respectful lotting pattern that is in character with the community Public Realm A high quality public realm is promoted through the intensification of the site and creation of a well-defined street edge The proposed development provides connectivity to pedestrian-oriented spaces and routes, including sidewalks and trails Figure 5.2 Proposed Lotting Pattern BURLOAK DRIVE URBAN DESIGN BRIEF

13 POLICY/ GUIDELINE SUMMARY OF HOW GUIDELINE IS ADDRESSED Complete Streets The proposal will incorporate the existing sidewalks along Burloak Drive which will help to create barrier-free, comfortable, and safe pedestrian routes The active transportation network will also provide accessible access to the two Burlington Transit bus stops that exist within 150 m of the subject land Streetscapes The subject lands are currently accessed via a single driveway along Burloak Drive. The subdivision and development of the site will include a total of three accesses on Burloak Drive and one access on Wilmot Crescent. These proposed access points are consistent with the existing conditions along the east side of Burloak Drive and will allow the subject lands to integrate better into the neighbourhood The principal entrances to the proposed buildings will be situated along Burloak Drive which will help to improve the existing streetscape conditions as the existing single-detached dwelling is setback considerably from Burloak Drive The proposed building will assist in framing the street and creating a consistent transition from public to private realm The proposed development incorporates sustainable design elements, namely front-yard landscaping which promotes infiltration Street Design/ Layout The proposed accesses along Burloak Drive are consistent with the driveway and sidewalk locations of the adjacent properties and will allow for better integration of the subject lands to the existing street design/ layout Built Form The location and placement of the new houses on the Burloak Drive frontage provides an opportunity to frame the street The proposed development will allow for compatible built form in terms of massing and scale with the existing streetscape The proposed development is integrated into the streetscape and will be consistent with the heights of the surrounding buildings The entrances to the proposed new buildings will provide convenient pedestrian connections to public sidewalks and transit stops Sustainable design practices in the public and private realm will be achieved through a variety of strategies incorporated into the building, engineering and landscape design of the site The proposed development will accommodate universal design principles and has been designed in accordance with Accessibility for Ontarians with Disability Act (AODA) standard Landscaping Landscape features on the subject site will be appropriately placed in order to enhance the appeal of the site, and create an attractive environment for pedestrian movement A tree removals and preservation plan has been prepared in support of the proposed development which ensures the preservation and enhancement of the urban forest MHBC PLANNING FEBRUARY

14 POLICY/ GUIDELINE SUMMARY OF HOW GUIDELINE IS ADDRESSED Pedestrian Access and Circulation Safe and direct access is provided to connect pedestrians to principal entrances, amenity areas, parking areas, the public sidewalk and adjacent developments Transit stops are located within a 1-2 minute walking distance of the principal building entrances. Connections are provided via sidewalks Vehicular Access and Circulation Three driveway accesses on Burloak drive and one on Wilmot Crescent are proposed. These accesses will be clearly defined through the use paved surfaces and curb cuts The location of the vehicle accesses will be placed in strategic locations in order to maximize areas available for landscaping Parking Landscaping will be incorporated into the front yard to help clearly define the parking areas The parking areas will be provide barrier-free access to the public realm and will be located in close proximity to principal building entrances Lighting Outdoor lighting will complement the building design, direct light away from the night sky and minimize impacts on adjacent properties and public roads Outdoor lighting features will be encouraged to be energy efficient All lighting will be compatible with the character and style of the proposed community BURLOAK DRIVE URBAN DESIGN BRIEF

15 LIVABLE BY DESIGN MANUAL The Town of Oakville LDM is intended to provide clear design direction for achieving a consistent level of quality development across the town. The Livable by Design Manual applies to all development proposals which are subject to review and planning approval by the Town. The LDM directs that new and infill development is designed and executed in accordance with the following six guiding design principles: 1. Sense of Identity which is focused on developing buildings, streetscapes, infrastructure and spaces that are permanent and enduring, memorable and beautiful, adaptable and flexible, and highly-valued; 2. Compatibility, which ensures that development applies appropriate and context-specific design solutions to ensure new development integrates and complements the existing built environment and identity; 3. Connectivity, which promotes enhancing connectivity and accessibility via providing choices for mobility including walking, driving, cycling or transit; 4. Sustainability, which deals with creating an urban form that relies on accommodating growth through compact development supported by alternative transportation modes and re-enforces walkability, promoting green building design and incorporating alternative energy sources, and combining living, working and playing environments in close proximity; 5. Legacy, which focuses on the preservation and enhancement of built heritage, cultural features and landscapes, significant public views, and natural heritage systems and features; and, MHBC PLANNING FEBRUARY

16 6. Creativity, which promotes a high-quality built environment comprised of appropriately designed buildings, pedestrianfocused places, attractive streetscapes, enhanced views and vistas, and adaptable gathering places, which all respond to their local surroundings. The proposed development has been designed in consideration of these guiding principles. The proposal is compatible with the surrounding neighbourhood and the proposed development represents an appropriate use of the subject lands. The site is within proximity to a variety of amenities, including parks, trails and transit stops. The development will provide a high quality built environment and will allow the subject lands to better integrate with the existing neighbourhood through the division and infill development of an oversized lot. In addition to the guiding principles, the LDM provides more detailed design direction for Stable Residential Communities. The intent is that development will achieve well-designed built form that is linked with the local context to create livable, functional and attractive environments. In accordance with the Urban Design Guidelines for Stable Residential Communities ( SRC Guidelines ), new development consists of new detached dwellings on a vacant or newly created lot. The proposed development meets this definition. Section 3 of the SRC Guidelines provides urban design direction for new development in stable residential communities. Tables outlining how the proposed development will meet the guidelines in the manual are provided in the following pages BURLOAK DRIVE URBAN DESIGN BRIEF

17 NEIGHBOURHOOD CONTEXT DESIGN DIRECTION SUMMARY OF HOW GUIDELINE IS ADDRESSED Character The proposed division of land will complement the existing character by creating lots of comparable size to those in the neighbourhood The proposed development will also provide adequate transitions from the existing dwelling to the adjacent lots through the development of similar scaled buildings with sufficient setbacks The proposal will encourage buildings be of a distinctive design that will avoid being repetitive Lotting Pattern The proposed subdivision will break up an oversized lot, helping to achieve a more compatible lot pattern with the adjacent properties The proposed lots will have an area consistent with other lots in the neighbourhood The setbacks for the proposed buildings will be consistent with the adjacent buildings, helping to maintain visual continuity along the streetscape Scale The new developments will be of similar scale to those in the community as defined by the Zoning By-Law The lot patterning is proposed to be altered but will result in a lotting pattern compatible with the surrounding community by providing similar sized lots that also front onto Burloak Drive Rear Yard Privacy The rear yard of the building to be retained on the northeast portion of the subject lands is consistent with the rear yard setbacks of the properties to the southeast Appropriate fencing, screening, and landscaping will be used to maintain privacy between the retained and proposed lots MHBC PLANNING FEBRUARY

18 ARCHITECTURAL CONTEXT DESIGN DIRECTION SUMMARY OF HOW GUIDELINE IS ADDRESSED Massing The proposed buildings will be of similar massing to the adjacent buildings as per the draft zoning The proposed buildings will be designed in such a way to mitigate potential impacts of overshadowing on adjacent properties by providing adequate setbacks similar to abutting properties Height The proposed buildings will be of similar height to the adjacent properties helping to maintain the character of the community Setbacks The proposed development will be orientated and positioned on the lot using setbacks similar to those on adjacent properties The proposed buildings will utilize an average of setbacks taken from adjacent properties along Burloak drive Primary Facade The main building facades of the proposed development will be well-articulated and will incorporate architectural elements compatible with adjacent properties Service elements, such as heating and air conditioning units, utility meters and telecommunication equipment can be incorporated into the design of the proposed buildings to allow for screening from public view Architectural Elements and Materials The proposal will make best efforts to ensure: All accessory elements on the building will be compatible with the quality, style, materials, and colours of the main dwelling Adequate window openings on the primary facade will add visual interest and maximize light penetration The proposed buildings will, where appropriate, incorporate durable building and accent materials Garages and Accessory Structures The proposal will make best efforts to ensure: The proposed buildings will have attached garages, which will be flush with the front facade of the building. This is consistent with the design of adjacent houses and will ensure appropriate compatibility with the community BURLOAK DRIVE URBAN DESIGN BRIEF

19 SITE CONTEXT DESIGN DIRECTION SUMMARY OF HOW GUIDELINE IS ADDRESSED Landscaping and Tree Preservation The proposed subdivision and developments will make every effort to retain landscaping and trees that exist on the north west property line Landscaping and trees will be incorporated into the design of the newly created lots Soft and hard landscaping elements consistent with adjacent properties will be incorporated into the layout and design of the subject lands The proposed buildings will face south west which will allow sunlight to enter the dwellings during the winter as a means to conserve energy Existing grades will be maintained across the property to preserve existing vegetation and topography and to avoid unnecessary drainage and overlook impacts between neighbouring properties Driveways and Walkways The proposed paved areas in the front yard will be limited in width to accommodate a driveway plus a pedestrian walkway The widest part of the driveway will be located directly in front of the proposed garage doors The proposed development will incorporate pedestrian connections from the municipal sidewalk to the main entrance of the dwelling TOWN OF OAKVILLE ZONING BY-LAW The Zoning By-law Amendment Application for the property will implement the proposed lotting, as contemplated by the Plan of Subdivision, as well as implement the retained and proposed lots, as designed. MHBC PLANNING FEBRUARY

20 6 DEVELOPMENT PLAN The proposed subdivision and proposal consists of the subdivision of the subject lands into four (4) parcels, including three that will front onto Burloak Drive, and the development of three (3) new single-detached dwellings on these newly created lots. The newly proposed lots will have frontages of 13.2 m with the retained lot having a frontage of m on Wilmot Crescent. The proposal represents the division of a lot that currently does not fit in with the surrounding character and lot pattern and will better integrate the subject lands with the community. Below is a figure showing the developable area based on the proposed zoning provisions for the property. LEGEND Developable Area RL3 Zone Max Height= 12.0m Max Lot Coverage= 35% RL5 Zone Max Height= 12.0m Max Lot Coverage= 35% m² m² m² m² Figure 6.1 Developable Area of Proposed Lots BURLOAK DRIVE URBAN DESIGN BRIEF

21 7 SUMMARY & CONCLUSIONS The proposed subdivision and development at 181 Burloak Drive will provide a sensitive residential infill development on the subject lands that will increase the subject lands compatibility with the surrounding stable residential neighbourhood. Gentle intensification of the subject lands will provide an opportunity to enhance an underutilized piece of land with additional housing to accommodate new residents in the neighbourhood. The project will enhance the existing streetscape and create a street edge that integrates with the surrounding neighbourhood. In conclusion, the proposal addresses the Town s Urban Design policies and the guidelines respecting Stable Residential Communities in the Town s Livable by Design Manual. MHBC PLANNING FEBRUARY

22 KITCHENER WOODBRIDGE LONDON KINGSTON BARRIE BURLINGTON BURLOAK DRIVE URBAN DESIGN BRIEF