2418 KHALSA GATE, OAKVILLE URBAN DESIGN BRIEF APPLICATION FOR ZONING BY-LAW AMENDMENT. Prepared for: Golden Arch Tech Investment Corporation

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1 APPLICATION FOR ZONING BY-LAW AMENDMENT Prepared for: Golden Arch Tech Investment Corporation NOVEMBER 2015

2 I TABLE OF CONTENTS INTRODUCTION... 1 SECTION Contextual Analysis... 2 Oakville Official Plan... 5 Old Bronte Road/Khalsa Gate Streetscape Plan... 6 Livable by Design Manual & Objectives of Proposal... 7 SECTION Description of Proposed Development... 8 Site Plan... 8 Site Circulation... 9 Building Elevations... 9 Concept Landscape and Streetscape Plan Sustainability Public Realm Connections Public Art Shadow Studies SUMMARY ASSESSMENT & CONCLUSION i -

3 II LIST OF FIGURES Fig 1. Rendering of Proposed Development from Pine Glen Road and Bronte Road... 1 Fig 2. Rendering of Proposed Development from Pine Glen Road and Khalsa Gate... 1 Fig 3. Rendering of Proposed Development from Khalsa Gate... 1 Fig 4. Aerial of Subject Site & Surrounding Area... 2 Fig 5. Existing Residence on Subject Lands... 2 Fig 6. Ballantry Homes Lands... 3 Fig 7. Ballantry Homes Concept Plan... 3 Fig 8. Single Detached Dwelling East of Subject Site... 3 Fig 9. Townhouses Under Construction (East of Subject Site)... 3 Fig 10. Ambulance Station... 3 Fig 11. Existing Single Detached Dwelling North of Subject Lands... 3 Fig 12. Existing Subdivision on West Side of Bronte Road... 4 Fig 13. Palermo School... 4 Fig 14. Palermo Village Land Use Plan... 5 Fig 15. Street Cross-section of the Promenade... 6 Fig 16. Khalsa Gate and Pine Glen Road Intersection... 7 Fig 17. Khalsa Gate & Bronte Road Intersection... 7 Fig 18. Proposed Site Plan... 8 Fig 19. Proposed Ground Floor Plan... 8 Fig 20. North Elevation... 9 Fig 21. South Elevation Fig 22. East Elevation Fig 23. West Elevation Fig 24. Concept Landscape Plan Fig 25. March 10am Fig 26. March 2pm Fig 27. Sep 10am Fig 28. Sep 2pm ii -

4 INTRODUCTION M. Behar Planning and Design Inc. (MBPD) has been retained by Golden Arch Tech Investment Corporation to provide urban design consulting services for the redevelopment of a parcel of land at Bronte Road and Pine Glen Road in Oakville. This Urban Design Brief has been prepared to address the Town of Oakville s approvals process requirements. This brief provides the urban design justification in support of the proposed mixed-use development at 2418 Khalsa Gate in the emerging Palermo Village neighbourhood. The structure of this report follows the recommended guidelines set out by the Town of Oakville in its Terms of Reference Urban Design Brief. This Brief should be read in conjunction with the Planning Justification Report prepared by Ruth Victor and Associates. Figure 1 - Rendering of Proposed Development from Pine Glen Road and Bronte Road Figure 2 - Rendering of Proposed Development at Pine Glen Road and Khalsa Gate Figure 3 - Rendering of Proposed Development along Khalsa Gate

5 SECTION 1 - CONTEXTUAL ANALYSIS The subject site is located at the south-west corner of Khalsa Gate and Pine Glen Road and measures approximately 5,148 m2 or 0.51 hectares. The site is generally rectangular in shape and maintains frontage on three streets: 43m of frontage along Bronte Road; 68m of frontage along Pine Glen Road; and 51m of frontage along Khalsa Gate. SUBJECT SITE Pine Glen Road Khalsa Gate Bronte Road Figure 4 - Aerial of Subject site and Surrounding Area The site currently contains an older detached dwelling, with its original landscaping, which will be removed as part of the redevelopment. The site has no significant topographic features and slightly slopes from Khalsa Gate to Bronte Road. Figure 5 - Existing Residence on Subject Lands - 2 -

6 SECTION 1 - CONTEXTUAL ANALYSIS Immediately to the south of the subject site, the land has been cleared in anticipation of a proposed stacked townhouse development by Ballantry Homes at 2390 Khalsa Gate (Phase 1) and a 10 storey apartment building (Phase 2). SUBJECT SITE Figure 6 - Ballantry Homes Lands Figure 7 - Ballantry Homes Concept Plan A detached dwelling is located across from the subject property on the east side of Khalsa Gate. A Sikh Temple is located further south along with a townhouse development that is currently under-construction. Figure 8 - Single Detached Dwelling East of Subject Site Figure 9 - Townhouses Under Construction (East of Subject Site) A new Ambulance Station and existing single detached dwelling is located on the north side of Pine Glen Road. Figure 10 - Ambulance Station North of Subject Lands Figure 11 - Existing SIngle Detached Dwelling North of Subject Lands - 3 -

7 SECTION 1 - CONTEXTUAL ANALYSIS On the west side of Bronte Road, there is a detached residential subdivision separated from Bronte Road by a noise reduction fence. Within a short distance, there are new neighbourhoods, schools, parks and religious/cultural facilities. Figure 12 - Existing Subdivision on West Side of Bronte Road Figure 13 - Local School - Palermo Public School - 4 -

8 SECTION 1 - OAKVILLE OFFICIAL PLAN Oakville s Official Plan, Livable Oakville, sets the tone for the development of new communities in the Town s Growth Areas. Significant Urban Design Policies include detailed objectives for: The Public Realm comfortable, walkable and accessible streets and public spaces. Complete Streets multi-modal, pedestrian friendly, barrier-free and safe Streetscapes - which create a sense of identity, which are well landscaped and well lit. Gateways creating a sense of entry at prominent locations. Urban Squares to promote formal and informal interaction. Public Art located in publicly accessible areas, such as plazas and gateways. Built Form in Growth Areas positioned along intensification corridors to provide interest at grade, with main entrances oriented to the public sidewalk Landscaping - to create an attractive comfortable environment for pedestrian movement. Pedestrian and Vehicular Circulation walkways which extend from curb to building face, safe direct vehicular access and circulation, Parking underground as much as possible or organized in appropriately sized and scaled parking courts, Servicing and Loading accessible, but not visible from the public realm Palermo Village OP Policies The Oakville OP Policies for Palermo Village, in general, and for the subject site in particular, are well defined. Palermo Village will become a transit supportive, pedestrian-oriented mixed-use community. It is anticipated that the intersection of Khalsa Gate and Pine Glen Road will be an anchor for a Palermo Village main street. The Palermo Village Plan calls for the development of the subject site to be at a maximum of 10 storeys with a maximum FSI of 4.0. Subject Lands Figure 14 - Palermo Village Land Use Plan - 5 -

9 SECTION 1 - OLD BRONTE ROAD / KHALSA GATE STREETSCAPE PLAN The Town of Oakville issued a Council Endorsed streetscape plan for the Old Bronte Road/Khalsa Gate area in March The document provides detailed guidelines for the urban design nature of development along this central artery. The Plan s aim is to resurrect Oakville s first settlement (Palermo) in a modern iteration. In the original Palermo, Bronte Road was its main street. In the modern version, Highway 25 will be responsible for carrying major through traffic while Old Bronte Road/ Khalsa Gate will become a destination and focal point for pedestrian, cycling, commercial and residential activity in an emerging New Palermo. Local traffic will be accommodated on Old Bronte/Khalsa Gate in a 27.5 metre right-of way with convenient layby parking. The reduced right-of-way will permit wide sidewalks, bicycle lanes, street trees and a full range of pedestrian-friendly amenities. Excess municipal right-of-way will be transferred to adjacent land owners so that new development can implement the Plan as part of their site plans Khalsa Gate is within the section of the Plan called The Promenade. In this section of Khalsa Gate, buildings will have First Floor ceiling heights of 4.5 metres, with generous amounts of clear glazing. The Plan recognizes the importance of the Khalsa Gate/Pine Glen Road intersection as a gateway into the new main street. The proposed landscape plan for the Khalsa Gate frontage of the project adheres to the recommendation of the Council endorsed Old Bronte/Khalsa Gate Streetscape Plan. Figure 15 - Street Cross Section of the Promenade - 6 -

10 SECTION 1 - LIVABLE BY DESIGN MANUAL & OBJECTIVES OF PROPOSAL Livable By Design Manual The Livable By Design Manual outlines the basic urban design principles which all new developments are required to adhere to. Of relevance to the proposal for 2418 Khalsa Gate are the following: Sense of Identity The principle requires that development creates buildings, streetscapes, infrastructure and spaces that are permanent and enduring, memorable, and beautiful, adaptable and flexible and highly valued. Connectivity The promotion of choices for mobility through site planning and streetscape design. Sustainability Compact development which supports various transit modes and which supports living, working and playing in close proximity. Creativity The principle encourages the design and development community to produce appropriately designed buildings, pedestrian - focused places and attractive streetscapes. Goals and Objectives for the Proposal The Palermo Village Land Use Plan indicates that 2418 Khalsa Gate lies at the heart of the Growth Area. Two of the most significant intersections in Palermo Village (Bronte Road/Pine Glen Road and Khalsa Gate/Pine Glen Road) form the northeast and northwest corners of 2418 Khalsa Gate. This location presents an opportunity to create a development with a significant presence, which anchors this part of Palermo Village and brings to the two intersections a good amount of pedestrian activity along its main street. As will be elaborated in Section 2, the proposed development responds to the applicable Town of Oakville s development and urban design policies. The proposed development fully implements the Palermo Village Plan and addresses the recommendations of Livable Oakville, Old Bronte/Khalsa Gate Streetscape Plan, and Livable By Design Manual. It brings a mix of uses, activity and built form, which is an appropriate fit for this site. Figure 16 - Khalsa Gate & Pine Glen Road Intersection Figure 17 - Khalsa Gate & Bronte Road Intersection - 7 -

11 241 8 K H A L S A G AT E, OA K V I L L E SECTION 2 - DESCRIPTION OF PROPOSED DEVELOPMENT Site Plan The proposed building consists of two parts. At grade there is a residential component and a retail wing, both of which surround a central courtyard in a U shaped building. Above the first level, the building consists of 274 residential units. Below grade, there are two levels of underground parking providing 279 parking spaces. At grade, the proposed development maintains an additional 28 spaces to support the proposed retail uses, for a total of 307 parking spaces. The overall height of the building is 10 storeys. Figure 18 - Proposed SIte Plan Figure 19 - Proposed Ground Floor Plan -8-

12 SECTION 2 - DESCRIPTION OF PROPOSED DEVELOPMENT Site Circulation Two vehicular entrances/exits service the site one on Pine Glen Road and one on Khalsa Gate. The majority of parking is underground, with some surface parking located in a central courtyard. Pedestrian movement is accommodated through convenient, clearly defined and well-lit routes throughout the site. Building Elevations The proposal is a ten storey, integrated residential and commercial building. A three storey base defines the three street edges, and establishes a strong pedestrian scale. The podium is emphasized through the use of a 2m stepback at the 4th storey. Above the base are seven storeys of residential units. The structure is poured-in-place concrete with metal and glass cladding. The proposed material palette includes: - extensive glazing on all ten floors - glass balcony rails - aluminum accent panels - stone and pre-cast concrete accent features Roof-top mechanical equipment is integrated with the overall architecture of the building. The roof of the building also contains residential outdoor amenity space. Figure 20 - North Elevation - 9 -

13 SECTION 2 - DESCRIPTION OF PROPOSED DEVELOPMENT Figure 21 - South Elevation Figure 22 - East Elevation Figure 23 - West Elevation

14 241 8 K H A L S A G AT E, OA K V I L L E SECTION 2 - DESCRIPTION OF PROPOSED DEVELOPMENT Concept Landscape and Streetscape Plan A landscape concept plan has been prepared to provide the basis for a detailed plan at the Site Plan Approval stage. The plan indicates hard and soft landscaping, including trees, and street furniture in the public right of ways along Khalsa Gate, Pine Glen Road and Bronte Road. The decorative paving pattern visually links the public and private realms. Soft landscaping is shown on the site to frame the entrances to the building, in the parking lot, and as buffer planting along the south property line rth no concept 1:200 (m) PINE GLEN ROAD PROPOSED BENCHES PROPOSED BIKE RACKS MINOR GATEWAY ENTRY PLAZA L IA COMMERCIAL C ER PROPOSED BIKE RACKS M CO M RESIDENTIAL ENTRY PLAZA PUBLIC ART SPACE MOVING ROOM PROPOSED GARBAGE RECEPTACLE COMMERCIAL 12 BICYCLE RACKS COMMERCIAL PROPOSED 10 STOREY RESIDENTIAL BUILDING RESIDENTIAL SECONDARY ENTRANCE KHALSA GA TE 2418 KHALSA GATE RAMP L E TIA NC EN RA SID NT RE IN E A M EXIT MECH/ELEC ROOM COMMERCIAL OUTDOOR AMENITY m ft2 SIDEWALK ZONE COMMER CIAL RACKS 18 BICYCLE PROPOSED CLUSTER SEATING TREE ZONE {with street furniture} SIDEWALK ZONE COMMER 28 PARKING SPOTS LAWN AMENITY SPACE COMMERCIAL BRONTE RO AD CIAL BICYCLE STORAGE EXIT TREE ZONE {with street furniture} EXIT GARBAGE ROOM LOADING TREES INCLUDED IN PARKING ISLANDS LANDSCAPE AREA RAMP TO UNDERGROUND GARAGE 19.35m@15% 4m@7.5% adesso design inc. project 2418 Khalsa Gate Town of Concept Oakville Figure 24 - Landscape Plan landscape architecture 218 Locke Street South, 2nd Floor Hamilton, ON L8P 4B4 t Sustainability As the project moves from a Re-zoning Application to a Site Plan Control Application, the following sustainability measures will be considered for the project: Roughed-in conduits for electric vehicles Dedicated priority parking spaces Secure, weather-protected bicycle parking for residents High albedo surface materials Shade trees planted in the surface parking areas Green roof on portion of the available roof area Water-efficient planting for more than 80% of the landscaped areas The use of native (and non-invasive) species for planted areas Retention of on-site soil or replacement with soil of equal, or better, quality Glazing treated up to 12m above grade with bird-friendly measures Ground level grates with a porosity of less than 20mm x 20mm Shielded exterior lighting fixtures Public Realm Connections All entrances (commercial and residential) have direct connections to the public sidewalks along Khalsa Gate, Pine Glen Road and Bronte Road. The primary building entrance has been provided at the corner of Bronte Road and Pine Glen Road, thereby providing direct pedestrian access to the sidewalk. A similar treatment has been provided at Khalsa Gate and Pine Glen Road. The proposal calls for unobstructed, clear glazing at grade, which will allow views into and out of the development, thus providing additional visual interest along the streets

15 SECTION 2 - DESCRIPTION OF PROPOSED DEVELOPMENT Oakville Transit currently runs two regular and one rush-hour bus service along Bronte Road. (5 Dundas and 33 Palermo) The proposed development of 2418 Khalsa Gate, will support transit-friendly features such as a shelter, benches, garbage bins, newspaper boxes, shade trees etc. Public Art Section 6.8 of Livable Oakville encourages Public Art especially in areas with cultural significance. Further guidance for the installation of Public Art is given in Section 2.6 of the Livable by Design Manual. The Palermo Village Plan, as previously noted, seeks to resurrect Oakville s original settlement. The new village, therefore, has deep cultural roots. In the proposed site plan, provision has been made for a Public Art installation at the intersection of Pine Glen and Khalsa Gate by recessing the ground floor for this purpose. This intersection is also identified in the Palermo Village Plan as a minor gateway. The proposed Public Art work will simultaneously meet a major urban design objective and also provide a contribution, by the development, to the creation of a minor gateway. Shadow Studies The proposed development has been designed to conform with the Palermo Village Plan, which allows for a ten storey building on the subject site, as per Section (c) of the Plan. In keeping with the Town of Oakville s policies, the building has been located close to the adjacent street, to frame the public realm and create a sense of enclosure. In the Shadow Study prepared by ICON Architects, we have noted that there are instances where there is a significant amount of sunlight access on public sidewalks higher than five hours and in some instances slightly lower than five hours. As noted, the proposed development achieves an appropriate type of urbanism, with the desirable building form at this location and, on balance, does not cause adverse shadow impacts. Figure 25 - March 10:00AM Figure 26 - March 2pm Figure 27- September 10am Figure 28 - September 2pm

16 SUMMARY & CONCLUSIONS The Oakville Official Plan and its Palermo Village Policies clearly define what is expected on the subject site. The proposed development implements the policies in a manner, which will create a significant mixed use focus for the intersections of Khalsa Gate/Pine Glen Road and Pine Glen Road/Bronte Road, within the emerging main street of Palermo Village. In keeping with Town of Oakville s policy requirements, the proposal for 2418 Khalsa Gate provides: a mixed use residential/commercial development; a 10 storey building with dynamic massing; 7 storeys of building mass stepped back from a 3 storey podium; a high quality architectural materials palette; the majority of parking is located underground, with convenient surface parking in a parking court; servicing and loading are screened from public view and contained within the site; clear pedestrian and vehicular circulation; high levels of pedestrian activity at grade on all street frontages; building entrances which address and are accessible from the public realm and the adjacent intersections; a transit supportive development; and a development, which implements the Old Bronte/Khalsa Gate Streetscape Plan and sets a high quality tone for the future development of the Palermo Village Promenade as a Complete Street. The proposed development will contribute to, and make a significant high quality urban design contribution towards the creation of an exciting new community in one of Oakville s Growth Areas. Respectfully submitted, Moiz Behar, OAA, MRAIC, MCIP, RPP