1005 Dundas Street East & 3033 Eighth Line, Oakville

Transcription

1 1005 Dundas Street East & 3033 Eighth Line, Oakville Urban Design Brief Prepared for Oakville Urban Core Development Inc. by IBI Group August, 2016 IBI Group

2 Table of Contents» Introduction... 2» Design Vision, Guiding Principles & Objectives... 4» Context Analysis... 6» Policy Context... 18» Development Plan... 22» Site Design...25» Built Form... 32» Sustainability Techniques... 39» Shadow Impact Study... 41» Appendix IBI Group Urban Design Brief 1005 Dundas Street East & 3033 Eighth Line, Oakville 1

3 » Introduction IBI Group Urban Design Brief 1005 Dundas Street East & 3033 Eighth Line, Oakville 2

4 Introduction The subject parcel is owned by Oakville Urban Core Development Inc. whose representatives propose developing a residential project, consisting of an 8-storey condominium building and 20 condominium townhouses. The owner of the parcel is currently in the process of making a Zoning By-law Amendment Application and Site Plan Application necessary to align with the Town s requirements and to move forward with the development. This Urban Design Brief is an integral component of the planning application and has been developed to ensure the design has regard for the Town s policies and strategies. The Brief will also establish a vital framework to effectively guide the development of the subject property. This Urban Design Brief has been prepared in accordance with the requirements specified in the Urban Design Brief Development Application Guidelines (June 2016). In addition to the content defined in this document, our team developed a Shadow Impact Study, as per the Shadow Impact Analysis Development Application Guidelines (June 2016), received from the Town of Oakville Planning Services representatives. Furthermore, the project team developed this report using the directives described in the following Town s documents:» North Oakville East Secondary Plan, 2008» North Oakville Zoning By-law , July, 2014» Town of Oakville Streetscape Strategy, February 2014» North Oakville Urban Design and Open Space Guidelines, November 2009» North Oakville Sustainable Development Checklist and User Guide, May 2008» North Oakville Transit Plan, August 2009» North Oakville Trail Plan, May 2013» Town of Oakville Active Transportation Master Plan, Cycling and Walking Master Plan, September 2009» North Oakville Parking Strategy, November 2009» Strategic Plan This Report is a joint effort between the Client, IBI Group s Architects and Urban Designers, Ruth Victor & Associates Planners, and Adesso Design Inc. Landscape Architects and Town Planners. IBI Group Urban Design Brief 1005 Dundas Street East & 3033 Eighth Line, Oakville 3

5 » Design Vision, Guiding Principles & Objectives An overview of the urban design vision, objectives and principles for the proposed development IBI Group Urban Design Brief 1005 Dundas Street East & 3033 Eighth Line, Oakville 4

6 Design Vision, Guiding Principles & Objectives The goal in developing the subject site is to create a high quality residential complex promoting best practices in architecture and urban design, based on a strategic set of design guidelines outlined by the Town s strategic development documents. The major guiding principles of the proposed development are as follows:» To ensure that the character of the new development considers positive attributes of the site and surrounding natural and built forms;» To encourage transit-oriented development;» To create a comfortable pedestrian environment and attractive streetscapes;» To ensure compatibility and links with adjacent areas; and» To ensure sustainable development. The following sections demonstrate how the proposed development will integrate with the existing and planned surrounding context, and what the benefits are of developing this residential complex containing an 8-storey condominium building and 20 condominium townhouses. IBI Group Urban Design Brief 1005 Dundas Street East & 3033 Eighth Line, Oakville 5

7 » Context Analysis Analysis of the site and surrounding existing and planned context IBI Group Urban Design Brief 1005 Dundas Street East & 3033 Eighth Line, Oakville 6

8 Context Analysis The subject properties are located at 1005 Dundas Street East and 3033 Eighth Line, in the North East area of the Town of Oakville. The subject area is designated as part of the North Oakville East Secondary Plan, Dundas St East & 3033 Eighth Line Figure 1 Subject Site within Town of Oakville & North Oakville Secondary Plan IBI Group Urban Design Brief 1005 Dundas Street East & 3033 Eighth Line, Oakville 7

9 Figure 2 illustrates the subject site within the context of the North Oakville Master Plan, Appendix 7.3, February The subject area forms a component of the Dundas Street Urban Core (DUC) as well as Neighbourhood Centre (NC) Areas. The North Oakville East Secondary Plan, 2008 permits the development of both mixed use and single use buildings within the DUC area. Furthermore, the NC Area is intended to accommodate a range of medium density residential developments including live/work units and limited commercial and civic uses Dundas St East & 3033 Eighth Line Figure 2 Subject Area Land within the North Oakville East Secondary Plan, North Oakville Master Plan Appendix 7.3. February 2008 IBI Group Urban Design Brief 1005 Dundas Street East & 3033 Eighth Line, Oakville 8

10 The subject site is:» Part of lot 10 concession 1 N.D.S described as PART 1, PLAN 20R-2356 designated as P.I.N (LT), Municipally known as N o 3033 Eighth Line, Oakville and» Part of lot 10 concession 1 N.D.S., Described as in INST. N o HR , designated as P.I.N (LT), municipally known as N o 1005 Dundas Street East, Oakville. The 10,870.3 m² site has a rectangular shape, with approximately 120 m frontage along the east side of Eighth Line, and roughly 60 m of frontage on the north side of Dundas Street East. Figure 3 Aerial View of Subject Property IBI Group Urban Design Brief 1005 Dundas Street East & 3033 Eighth Line, Oakville 9

11 Existing Natural Features, Topography and Vegetation To the west of the subject site towards Trafalgar Road, the landform slopes down and the subject site appears to be standing on the highest point. The subject land is flat without any significant slopes or grade changes. Figure 4 illustrates the existing condition of the site. In the north-west area of the site there is a 1- storey building. There are also 12 trees with a diameter of 0.30 m or larger. There are no heritage structures or elements on or near the site. Site 1 storey frame dwelling Trees with dia 0.30 m IBI Group Figure 4 Subject Property Urban Design Brief 1005 Dundas Street East & 3033 Eighth Line, Oakville 10

12 Views from and to the Site The subject properties are adjacent to an existing single residential property on the north-west. Figure 5 North-west view to existing residential property Along the north-east property line there is a large undeveloped greenfield property. The site fronts onto Dundas Street to the south-east. Directly across from the subject site and Dundas St East there is an Urban Residential area consisting of single family homes. Figure 6 South view toward site from existing residential area Figure 7 View from the Site toward south east and existing residential area IBI Group Urban Design Brief 1005 Dundas Street East & 3033 Eighth Line, Oakville 11

13 Figure 8 View to the Site and ongoing development To the south-west, the subject site is bounded by Eighth Line and ongoing construction of the Shieldbay development. IBI Group Urban Design Brief 1005 Dundas Street East & 3033 Eighth Line, Oakville 12

14 Landmarks, Gateways, Nodes in the Vicinity of the Site As per North Oakville East Secondary Plan, 2008, Neighbourhood central activity nodes are located within each neighbourhood in new communities north of Dundas Street. They are located within a five-minute walk from most residences and will include public utilities that serve the neighbourhood. Live/work units and limited commercial uses will also be encouraged in these areas. The only element in close proximity to the subject site is the Neighbourhood Central Activity node which is located at the intersection of Eighth Line and the east/west avenue/transit corridor. There are two local streets intersecting with Eighth Line between the subject site and the east/west road. A Core Preserve Area is located north of the east/west road. This is an existing woodlot which merits protection. Subject site Neighbourhood Central Activity IBI Group Urban Design Brief 1005 Dundas Street East & 3033 Eighth Line, Oakville 13

15 Built Form Character and Surrounding Land Uses The subject site is situated in North Oakville, the largest remaining new development area for the Town of Oakville. The Site is a part of the Dundas Urban Core Area and Neighbourhood Centre Area. Large sections of the surrounding area north from Dundas Street East are still undeveloped, and most of the land along the Dundas Street corridor has been designated for mixed use development at high and medium densities. North - east of the site is a large greenfield area. To the south, the subject site is bordered by Dundas Street East, a major arterial road with future transit potential. Dundas St East divides the subject site from an existing residential area, which is an integral part of a much wider Urban Residential Area. This Urban Residential Area is designated for Low Density Residential development as per The Livable Oakville Plan, 2009 and the Town of Oakville Official Plan, February 23, On the west side of Eighth Line there is ongoing construction and development of Shieldbay Developments Inc Dundas Street East. This new development will largely change the composition of the surrounding area, and the entire neighbourhood character. This neighbourhood will consist of residential and open spaces uses, including a Neighbourhood Park, School, Village Square and natural open space features. This development will be well merged with the proposed residential development on the subject properties. Urban Pattern The existing urban pattern in the immediate area is largely undeveloped, with the exception of the residential area along the south side of Dundas Street East and the ongoing development along Eighth Line. Dundas St E is a major Regional arterial road through Oakville. The road pattern in the area supports walking and cycling, providing direct pedestrian access to transit routes and stops. IBI Group Figure 10 Surrounding Land Uses Urban Design Brief 1005 Dundas Street East & 3033 Eighth Line, Oakville 14

16 Connection to Surrounding Transportation Networks The proposed development will be easily accessible from surrounding neighborhoods and is well integrated with the Town s road, cycling, pedestrian, trail and transit networks. The subject site is located on Dundas Street East, which is identified as a Primary Transit Corridor, and Eighth Line, identified as a Secondary Transit Corridor in the Town of Oakville North Oakville Secondary Plan, Transit Plan, August Dundas St East provides high-frequency service connections within Oakville, as well as inter-municipal connections and connections to the inter-regional network of services, which is an important benefit for future residential development on the site. In terms of public transit facilities, the subject land is located in close proximity to the station of the local bus route 24. Route 24 is connected to higher order transit through the Oakville GO Station. Pedestrian and cycling components are prominent in the area and present a positive advantage of the site. A signed bike route on the Eighth Line, along the subject site, will be part of a 271 km long new on-road cycling facility proposed by the Town of Oakville (Active Transportation Master Plan, Cycling and Walking Master Plan, September 2009). In addition, a Multi-use Trail is proposed as part of an Active Transportation Network along the south-east border of the subject site on Dundas Street East. IBI Group Figure 11 Existing Transportation Networks Urban Design Brief 1005 Dundas Street East & 3033 Eighth Line, Oakville 15

17 Relationship to Public Open Space The Natural Heritage and Open Space Systems are designed to protect the natural environment, provide a balance between active and passive recreational needs and contribute to overall quality of life in North Oakville and the Town as a whole. The Natural Heritage components in the surrounding area includes Hydrologic features, Core Preserve Areas, High Constraint Stream Corridor Areas and a Medium Constraint Stream Corridor. The Open Space components of the Natural Heritage and Open Space System includes public parks and a proposed elementary school. The natural heritage and the open space components are presented in the Figure 12. Furthermore, there are no heritage structures or elements on the site, and there are no mapped NHS components on or adjacent to the subject properties. The proposed development cannot pose a negative impact to the Town s Natural Heritage and Open Space System. IBI Group Figure 12 Public Open Space & Natural Heritage Systems Urban Design Brief 1005 Dundas Street East & 3033 Eighth Line, Oakville 16

18 SWOT Analysis In summary, an analysis of the existing conditions on the site and neighboring areas, as well as the client s vision and the design of the proposed development, conforms with the following characteristics. The following summary demonstrates how the proposed development will integrate with the existing and planned surrounding community context and how it will be a positive addition to North Oakville, in terms of creating a unique identity. Strength Weakness Opportunity Threats» Very good position in terms of location and integration with existing transit corridors. Site is located very close to public transit facilities, as well as cycling and pedestrian networks. Development will be less than 5 minutes away from transit stop which creates an excellent opportunity for applying principles of Transit Oriented and Pedestrian Friendly Development.» The proposed residential development of 255 condominium apartment units and 20 condominium townhouses will add to available housing stock in the community.» Site characteristics and proposed development do not have any negative characteristics.» All characteristics of the proposed residential development will positively contribute to the Town s vision in developing North Oakville as an urban community with nodal development, which reflects small-town heritage, preserves natural and cultural heritage, and creates a livable community as a model of smart growth.» The urban design for the subject site presents an opportunity to improve the current standard of building design and character along the major arterial roads that bound the site.» Proposed Elementary School within Shieldbay Development provides an important educational function that benefits the community and proposed residential development on 1005 Dundas and 3033 Eighth Line.» Characteristics of the subject site, surrounding area, and proposed design do not pose any threats relevant for future development. IBI Group Urban Design Brief 1005 Dundas Street East & 3033 Eighth Line, Oakville 17

19 » Policy Context Analysis of relevant policies and direction within applicable Town documents IBI Group Urban Design Brief 1005 Dundas Street East & 3033 Eighth Line, Oakville 18

20 The Strategic Plan recently received by Oakville Council focuses on 5 key areas and initiatives. Of these, the relevant components are Environmental Leadership, Economic Growth and Fiscal Sustainability. The components are reviewed in greater detail below and the ways in which this project contributes to the realization of these goals are addressed. Environmental Leadership Beacon Environmental has been retained to undertake a scoped Environmental Impact Study on the property. The study will investigate the existence of habitat for endangered species and screen for significant natural heritage components. There are no mapped NHS components on or adjacent to the subject property. The study will address impacts to trees due to grading changes and drainage on the property which might impact any off-site wetlands. Amphibian Surveys, Breeding Birds Surveys, Reptile Surveys and Vegetation Surveys will be undertaken over the summer of A Noise Study has been completed and there is no contribution to the ambient noise levels from this project. Traffic noise from Dundas Street East can be mitigated with the provision of air conditioning and the appropriate notices will be placed on title to the property. Economic Growth While the proposed development does not contain any commercial component, the proposed residential development of 255 condominium apartment units and 20 condominium townhouses will add to available housing stock in the community. Fiscal Sustainability The development will be subject to the payment of development charges and cash-in-lieu of parkland in accordance with current town, regional and board of education requirements. Servicing from local water and waste water mains will be provided by the developer as per current regional policy. IBI Group Urban Design Brief 1005 Dundas Street East & 3033 Eighth Line, Oakville 19

21 North Oakville Parking Strategy BA Consulting prepared the North Oakville Parking Strategy, November 2009 detailing the Parking Management Principles for the provision of both public and private parking resources for the overall North Oakville Community and to outline a strategy for on-street parking, especially in residential areas. The proponent of development at the northeast corner of Eighth Line and Dundas Street East has retained Paradigm Transportation Solutions to undertake a transportation and parking study as a background report for a Zoning By-law Amendment. The consultant is aware of the BA report. The primary goals recommended for the North Oakville Parking Strategy are:» To support Good Urban Design and contribute to creating a walkable and transit supportive urban environment by minimizing surface parking and encouraging higher density development through the use of parking garages that are well located and integrated with primary development;» To foster Economic Development by assisting the private sector in achieving the development vision for the North Oakville area through the implementation of parking requirements that encourage efficient use of parking resources as well as strategic public investment in the provision of municipal parking facilities and transportation alternatives;» To implement Transportation Demand Management by influencing commuter mode choice through parking supply management and pricing and the provision of commuting alternatives through the parking program. Based on the current site plan, surface parking has been minimized and underground parking has been provided under the proposed buildings. Halton Region will be providing higher order transportation facilities along Dundas Street in the future and Oakville Transit will likely operate along the proposed collector road to the north of the site. IBI Group Urban Design Brief 1005 Dundas Street East & 3033 Eighth Line, Oakville 20

22 North Oakville Storm Water Management Conceptual locations of drainage ponds are depicted on the approved North Oakville East Master Plan. A pond was not contemplated on this site however two ponds are to be located in close proximity, one to the east and one to the west. C.F. Crozier and Associates is preparing the storm water management plan for this site and have access to the information compiled by the North Oakville Community group. Consideration will be given to onsite retention of storm water through sustainable or low impact guidelines. The North Oakville Sustainable Development Checklist and User Guide will be completed by the various consultants and provided to the Town at application stage for the Zoning By-law Amendment. North Oakville Master Plan, Appendix 7.3, February 2008, in the North Oakville East Secondary Plan designates the subject lands as Neighbourhood Centre and Dundas Urban Core. Dundas Urban Core: Both mixed use and single use buildings are permitted under this land use designation. High density residential uses shall be clustered at the nodes. Minimum density is an FSI of 0.5 and maximum density is an FSI of 2.5. Where medium density uses are proposed such development shall have a minimum density of 25 units per net hectare and a maximum density of 75 units per net hectare. Minimum height is 3 storeys and maximum height is 8 storeys. Neighbourhood Centre: The Neighbourhood Centre Area is intended to accommodate a range of medium density residential development including live/work units and limited commercial and civic uses. The permitted uses shall be medium density residential uses and small scale convenience retail, personal services, restaurants and business activity as well as public and institutional uses including village squares. Both mixed use and single use buildings are permitted. Minimum density is 35 units per net hectare for residential and maximum density is 150 units per net hectare. Minimum height is 2 storeys and maximum height is 5 storeys. Conformity: The proposed development complies with the Official Plan land use and density requirements. The density of development for the townhouse component is 45 units per hectare so the townhouses comply with the policy in the Official Plan. The density for the mid-rise building is 398 units per hectare. The FSI for this building is 2.05 thus achieving compliance as well Dundas St East & 3033 Eight Line Figure 13 Site within North Oakville Master Plan IBI Group Urban Design Brief 1005 Dundas Street East & 3033 Eighth Line, Oakville 21

23 » Development Plan Description of the overall character and configuration of the proposed development IBI Group Urban Design Brief 1005 Dundas Street East & 3033 Eighth Line, Oakville 22

24 Development Plan The development consist of a total of one 8 (eight) storey condo building with 255 units, and 20 condominium townhouse units. Figure 14 summarizes key statistics of the proposed development. The proposed development builds on the characteristics of the site and surrounding area and responds to the need to accommodate growth in an efficient manner. The development parcel fronts onto Dundas Street East. Dundas Street East is described in the North Oakville East Secondary Plan, 2008 as being a point of transition between the north and south side of the street rather than a barrier, and that urban design elements should encourage visual and physical links between the north and south sides of the street. The south side of the street opposite the subject properties is a residential area comprised of two-storey single family homes. Furthermore, ongoing development along Eighth Line will bring benefits to the residential area envisioned on the subject properties. Development on the subject properties will be compatible with this area. The proposal adds variety in a neighborhood which is largely dominated by single family homes to the south. Additionally, the proposed design provides a precedent for future development. SITE AREA 10,870.3 m² DENSITY (FSI) 2.50 MID-RISE BUILDIG NET FLOOR AREA 22,310 m² 240,143 sq. ft. SALEABLE AREA 19,126 m² 205,876 sq. ft. TYPICAL FLOOR PLATE AREA 1,058 m² 11,388 sq. ft. UNIT COUNT 255 units one bedroom 100 units two bedroom units TOWNHOUSES NET FLOOR AREA 4,820 m² 51,882 sq. ft. SALEABLE AREA 5,340 m² 57,479 sq. ft. UNIT COUNT PARKING REQUIRED PROVIDED TOTAL 20 units 376 spaces 380 spaces + 30 bike parking sports AT GRADE 40 spaces UNDERGROUND 340 spaces (4 barrier free) BICYCLE PARKING 30 spaces NET FLOOR AREA 27,130 m² 292,025 sq. ft. SALEABLE AREA 24,466 m² 263,355 sq. ft. CONSTRUCTION AREA 36,800 m² 396,112 sq. ft. ABOVE GRADE 27,650 m² BELOW GRADE 9,150 m² 40 at grade and 340 underground 297,622 sq. ft. 98,490 sq. ft. Figure 14 Project Statistics IBI Group Urban Design Brief 1005 Dundas Street East & 3033 Eighth Line, Oakville 23

25 As per the Urban Design Guidelines, the Town aims to provide various dwelling types that will guide the demographics of North Oakville by accommodating individuals of different ages, economic status and sociocultural backgrounds. The proposed development responds to these guidelines with its high quality design, accessibility and variety in dwelling types. Figure 15 Site Plan In addition, the design promotes good design principles by placing buildings on the street and celebrating the important Dundas Street and Eighth Line intersection with an 8-storey corner building. The proposed 8-storey building along Dundas Street East will create variation in height which will result in an interesting street edge. The massing of the L shape condo building provides an interesting frontage along both Eighth Line and Dundas Street East. Orienting the townhouse blocks to the east and north portions of the site will provide a gradual transition to future development. The main entrances to the building are clearly defined by the projected overhangs. The use of substantial glazing paired with light tone stone facing will compliment proposed neighbouring buildings to establish a consistent streetscape. The proposed development comprehensively addresses compatibility with surrounding land uses, envisioned densities, height and massing, and creates a unique sense of place and character that is well combined with surrounding area. IBI Group Urban Design Brief 1005 Dundas Street East & 3033 Eighth Line, Oakville 24

26 » Site Design Detailed Design Directions IBI Group Urban Design Brief 1005 Dundas Street East & 3033 Eighth Line, Oakville 25

27 Location of building, entrances and accessibility, and vehicular and pedestrian circulation The proposed development consists of one mid-rise building which is sited parallel to Dundas St East and Eighth Line, maintaining a sufficient setback to accommodate the required front yard setback and building entrances. The main entrances are accommodated on the south-west and south-east corners of the building, along Dundas St East. Entrances will be clearly visible and directly accessible from the sidewalk. The second entrance to the building is provided at the resident drop-off area in the internal courtyard. Townhouses are located within a courtyard. Eight 3- storey townhouses will be located in continuation of the east side of the mid-rise building, maintaining an appropriate separation distance between the proposed mid-rise building and townhouses. Twelve more 3-storey townhouses are proposed to be developed in the north-west part of the subject land. Townhouses will be surrounded by accessible walkways leading to the house entrances. Figure 16 Position of the buildings in relation to the site, abutting streets and surroundings IBI Group Urban Design Brief 1005 Dundas Street East & 3033 Eighth Line, Oakville 26

28 With respect to access and circulation, the proposed development provides a well-defined internal drive aisle to establish on-site circulation and to extend the existing pedestrian realm into the site. The design provides vehicular drop off within the site, away from public roads and main pedestrian access from the street. There is one vehicular access point to the site on the Eighth Line between the 3-storey townhouses and the south-west part of 8-storey mid-rise building. This is the only access that drivers can use to enter and exit the site. Parking Within the site there is a parking entrance and access point to the underground parking located in the mid-rise building. At grade parking spaces are provided off the courtyard for all townhouses. Each townhouse has two parking spaces. This is in accordance with Town s goal to create walkable and transit supporting urban environments by minimizing surface parking though the use of a parking garage. The current estimate for required parking is 376 spaces. The total provided will be 380. In order to minimize at grade parking and maximize underground parking, only 40 spaces will be provided at grade, while 340 spaces will be provided underground. Also, 30 bicycle parking spaces will be provided on the site. PARKING REQUIRED PROVIDED 376 spaces 380 spaces AT GRADE 40 spaces (12 at grade parking spaces + 28 spaces provided in townhouses) UNDERGROUND 340 spaces (4 barrier free) BICYCLE PARKING 30 spaces IBI Group Urban Design Brief 1005 Dundas Street East & 3033 Eighth Line, Oakville 27

29 Streetscape and Public Open Space Pedestrian movement through the subject properties and in the surrounding areas are designed for maximum efficiency. Public sidewalks are proposed along Dundas Street East and Eighth Line. The pedestrian connection is enhanced by upgraded paved connections to the building. Additionally, benches and bike racks are included to provide an interesting streetscape element and also facilitate multiple forms of transportation. Figure 17 Sections along Dundas Street East Figure 18 Sections along Eighth Line IBI Group Urban Design Brief 1005 Dundas Street East & 3033 Eighth Line, Oakville 28

30 Dundas Street East is an arterial road, and therefore, its streetscape reflects this function. Currently, at this location there are three (3) vehicular lanes (each direction) a central median with street lights, and an asphalt multi-use path located on the south side of Dundas Street East. Specifically, based on the Land Use Plan this parcel is part of the Dundas Urban Core Area. This area is proposed to provide a full range of residential, retail, services, commercial, entertainment, cultural, business and institutional uses. The form of the proposed architecture and complimentary landscape design adhere to this accessible multi-functional use. Landscape Strategy The proposed streetscape and landscape design will complement the established and proposed forms within the surrounding developments and improve the overall tree canopy of the area. The buffer planting along the East property line will feature continuous plantings of trees, shrubs and perennials. Shrubs will be selected for four season interest and will be large enough to screen the adjacent existing residential development. Large canopy street trees are proposed along Eighth Line, Dundas Street East and the North property line. Upgraded paving is proposed to add pedestrian interest. Furthermore, benches are proposed along Eighth Line and Dundas Street East to encourage gathering and anticipate future development which will provide continuous pedestrian linkages. As per the North Oakville Forest Strategy Management Plan, canopy cover targets for proposed residential areas is 20% with 30 m 3 soil volume per tree. Small stature (3-9 m spread) require a minimum of 8 m spacing for street trees. This spacing guideline has been met in the proposed Landscape Plan. Small canopy specimen trees are proposed in the raised planters associated with the Townhouse blocks to provide interest but also screening for the ground level private patios. Overall, the proposed Landscape components adhere to the design guidelines for Urban Core Areas and will complement the planned abutting land uses. Lighting Light standards will be used throughout the site that will match the scale and character of the design components of the site. Exterior lighting will be limited to areas only as required for safety and comfort. It will be pedestrian friendly and energy efficient, yet provide required lighting level to the site without trespassing into adjacent properties. IBI Group Urban Design Brief 1005 Dundas Street East & 3033 Eighth Line, Oakville 29

31 Transit Oriented Development The proposed residential development will be entirely in alliance with the Town s vision to encourage Transit Oriented Development. The proposed development will increase density around major transit stops on Dundas St East, and supports safe, attractive, accessible and pedestrian-oriented development. Figure 19 TOD IBI Group Urban Design Brief 1005 Dundas Street East & 3033 Eighth Line, Oakville 30

32 Transit Oriented development is supported by existing conditions on the subject site, as well as with envisioned development in surrounding area:» The subject site is located on Dundas Street East, which is identified as a Primary Transit Corridor, and Eighth Line, identified as a Secondary Transit Corridor in the Town of Oakville North Oakville Secondary Plan, Transit Plan, August 2009.» Dundas St East provides high-frequency service connections within Oakville, as well as inter-municipal connections and connections to the inter-regional network of services, which is an important benefit for future residential development on the site.» The subject land is located in close proximity to the station of the local bus route 24 which is connected to higher order transit through the Oakville GO Station.» Pedestrian and cycling components are strong and present an important and positive advantage of the site.» Signed Bike Route on Road along the subject site on Eighth Line will be part of a 271 km long new on road cycling facility proposed by Town of Oakville Active Transportation Master Plan, Cycling and Walking Master Plan, September 2009» A Multi-use Trail is proposed as part of the Active Transportation Network along the south-east border of the subject site on Dundas Street East.» Building entrances will face the street in order to make access for pedestrians a priority.» The site will have a green landscaped character that will create a pleasant pedestrian environment through the use of trees and landscaping. IBI Group Urban Design Brief 1005 Dundas Street East & 3033 Eighth Line, Oakville 31

33 » Built Form Detailed Design Directions IBI Group Urban Design Brief 1005 Dundas Street East & 3033 Eighth Line, Oakville 32

34 Height and massing» Mid-rise building fronts Dundas Street East and Eighth Line, creating a strong street presence» Both corners are articulated along Dundas Street East» Townhouses face future street to the west and towards Eighth Line Figure 20 Sketch Perspective Mid-rise Building IBI Group Urban Design Brief 1005 Dundas Street East & 3033 Eighth Line, Oakville 33

35 Figure 21Townhouse Design Elevation IBI Group Urban Design Brief 1005 Dundas Street East & 3033 Eighth Line, Oakville 34

36 Figure 22 Townhouse Design Perspective IBI Group Urban Design Brief 1005 Dundas Street East & 3033 Eighth Line, Oakville 35

37 Setbacks Building setbacks along the public streets have been set to create a vibrant public realm edge condition, defining the node in a strong urban way. Along Dundas East, a 2 m front yard setback is established. A small setback to the street is provided for a strong street frontage on Dundas. In addition, a 2 m setback continues along Eighth Line. A large setback to the north-east is provided with the intention to support possible future development. The proposed setback values are presented on the following site plan. Figure 23 Setbacks IBI Group Urban Design Brief 1005 Dundas Street East & 3033 Eighth Line, Oakville 36

38 Building to Street Ratio Figure 24 Building to street ratio Dundas St East Figure 25 Building to Street ratio Eighth Line IBI Group Urban Design Brief 1005 Dundas Street East & 3033 Eighth Line, Oakville 37

39 Transition to adjacent uses and built form» Taller mid-rise building at the street edge, with the tallest component (mechanical penthouse) at the very corner» Building heights are reduced as the site transitions to adjacent low-rise residential buildings, away from Dundas Street East» Future development to the south-west of Eighth Line (possible taller buildings fronting Dundas Street East as well) Streetwall and building treatment at grade (the pedestrian experience)» Cornice line above ground floor establishes a pedestrian scale for pedestrian comfort sets up a podium» This is articulated further through change in material at ground floor level Rhythm of at-grade openings» Solid brick frames at alternating heights sets up a graceful rhythm across the elevations. This also helps transition in building heights» Private terraces are setback from building face for privacy and to create more depth to the elevations» The juxtaposition between the solid brick elements and the transparent glazing animates the elevations Façade treatments, architectural elements and materials» Style: Modern, with references to the traditional brick family home» Materials: Stone, brick and window wall» Colours: Light limestone hued colour palette, with complimentary brick in the natural stone colour range, and dark grey accents Character & Image» The use of brick and punched windows within the frames makes reference to the surrounding residential neighbourhoods» This is further done through the roof top trellis structures» The townhouses relate strongly to the neighbourhood and context being low-rise residential, with grade entrances and through material use, while still using the same vocabulary as the mid-rise building to keep the building harmonious Corner and/or landmark/gateway building treatment» Orienting buildings towards the streets supports a pedestrian-friendly street environment. Proposed mid-rise building has a strong orientation to the Dundas St East and Eighth Line corner with main entrances oriented to the public sidewalk» The tallest portion of the building is located right at the corner of Dundas and Eighth Line to address the corner» Massing also uses the angled front and large canopies to further emphasize the corner IBI Group Urban Design Brief 1005 Dundas Street East & 3033 Eighth Line, Oakville 38

40 » Sustainability Techniques How the proposed design conforms to sustainable design principles IBI Group Urban Design Brief 1005 Dundas Street East & 3033 Eighth Line, Oakville 39

41 The proposed design is committed to the principles of sustainable development as specified in the North Oakville East Secondary Plan, Although there is no plan to apply for LEED certification at this time, the proposed design conforms to sustainable design principles. The following presents building and site design features:» Street design prioritizes convenient pedestrian connections and links to transit stops to promote a transit oriented development.» Bicycle parking is incorporated inside the building to encourage healthy living and an active lifestyle.» Most of the parking spots are kept below grade to allow for full scale landscape design in order to reduce the amount of hard surfacing on the site, improve site drainage and reduce the heat island effect.» Reduction in light pollution. Exterior lighting will be limited to areas only as required for safety and comfort. It will be pedestrian friendly and energy efficient, yet provide required lighting level to the site without trespassing into adjacent properties.» Water Efficient Landscaping» Construction materials will be locally sourced as possible to reduce transportation environmental impact.» Continuous tree canopy maximizes shading, reduces solar radiation and protects development from wind and rain.» Urban and landscape design elements minimize heat gain.» Passive design and cross ventilation opportunities to be incorporated.» Rain gardens, bioswales and increase of soil depths on street.» Rainwater runoff rates reduced with tree canopy, and permeable surfaces.» Hardscape surfaces designed with impervious paving materials. IBI Group Urban Design Brief 1005 Dundas Street East & 3033 Eighth Line, Oakville 40

42 » Shadow Impact Study Define whether shadows cast by a proposed development will impact adjacent properties, streets and public spaces IBI Group Urban Design Brief 1005 Dundas Street East & 3033 Eighth Line, Oakville 41

43 Summary The sun/shade shadow study included in this brief was conducted to demonstrate the impact of the proposed development, at 1005 Dundas Street East, on the surrounding context and public spaces. The shadow information is identified by colour, illustrating the existing and proposed incremental shadows. The contextual information was derived using the Building Footprints and Road Network Maps from Oakville s Open Data Catalogue, as well as Google Maps. This information was modeled in Auto CAD, along with the proposed development. The 3D model was imported into Revit where the shadow analysis was generated, using the location and time data provided in the Oakville Development Application Guidelines, Shadow Impact Analysis document. Sunrise and sunset times were obtained for each date from for the year 2016, as noted on each diagram. The shadow impact analysis begins 1.5 hours after sunrise, at hourly intervals, until at least 1.5 hours before sunset. Analysis As outlined in the Oakville Development Application Guidelines, the shadow impact analysis must demonstrate that public sidewalks, plazas, parks, school yards and non-residential outdoor amenity areas receive at least 6 hours of continuous sunlight per day on April 21, June 21 and September 21. There are no plazas, parks, school yards or non-residential outdoor amenity areas within the shadow impact area. The sidewalks along Dundas Street East and Eighth Line have at least 6 hours of continuous sunlight on the above mentioned dates, as illustrated. In addition, the analysis must demonstrate the shadow impact of the proposed development does not exceed two afternoon consecutive hourly test times on April 21, June 21, and September 21 on neighbouring properties. The impacts are as follows:» April 21: The proposed development impacts the existing residential properties on the east side of Dundas Street for less than one afternoon hour, between 5:56pm and 6:56pm. The adjacent property to the north-east side of the site has less than 60% impact during all afternoon test times.» June 21: The proposed development impacts the existing residential properties on the east side of Dundas Street for less than two afternoon hours, between 6:08pm and 8:08pm. There is minimal impact to the adjacent property to the north-east side of the site.» Sept 21: The proposed development impacts the existing residential properties on the east side of Dundas Street for less than one afternoon hour, between 5:35pm and 6:35pm. The adjacent property to the north-east side of the site has less than 60% impact during all afternoon test times. Conclusion In conclusion the shadow impact of the proposed development is negligible, and conforms to the Town of Oakville s shadow impact criteria. The mid-rise building is located at the south corner of the site, with minimum setbacks, to create a strong street corner and frontage, as is encouraged by the Town of Oakville policies. Furthermore, the southern location of the mid-rise building promotes sitecontained shadowing, mitigating impact on the surrounding properties. IBI Group Urban Design Brief 1005 Dundas Street East & 3033 Eighth Line, Oakville 42

44 » Appendix Shadow Impact Analysis IBI Group Urban Design Brief 1005 Dundas Street East & 3033 Eighth Line, Oakville 43

45 SHADOW IMPACT ANALYSIS

46 APRIL 21st 7:56 am (DST) Sunrise: 6:26am to Sunset: 8:10pm Derived from Year 2016 Dundas St. E. Existing Shadows Eighth Line Existing Buildings Proposed Additional Shadows Proposed Building Shadow Impact NOTES: *Building and street massing for sun/shade study inferred from Town of Oakville (Open Data Maps) and Google Maps. **Hourly intervals begin 1.5 hours after sunrise to 1.5 hours before sunset, as outlined in the Shadow Impact Analysis Guidelines 0m GRAPHIC SCALE

47 APRIL 21st 8:56 am (DST) Sunrise: 6:26am to Sunset: 8:10pm Derived from Timeanddate.com, Year 2016 Dundas St. E. Existing Shadows Eighth Line Existing Buildings Proposed Additional Shadows Proposed Building Shadow Impact NOTES: *Building and street massing for sun/shade study inferred from Town of Oakville (Open Data Maps) and Google Maps. **Hourly intervals begin 1.5 hours after sunrise to 1.5 hours before sunset, as outlined in the Shadow Impact Analysis Guidelines 0m GRAPHIC SCALE

48 APRIL 21st 9:56 am (DST) Sunrise: 6:26am to Sunset: 8:10pm Derived from Timeanddate.com, Year 2016 Dundas St. E. Existing Shadows Eighth Line Existing Buildings Proposed Additional Shadows Proposed Building Shadow Impact NOTES: *Building and street massing for sun/shade study inferred from Town of Oakville (Open Data Maps) and Google Maps. **Hourly intervals begin 1.5 hours after sunrise to 1.5 hours before sunset, as outlined in the Shadow Impact Analysis Guidelines 0m GRAPHIC SCALE

49 APRIL 21st 10:56 am (DST) Sunrise: 6:26am to Sunset: 8:10pm Derived from Timeanddate.com, Year 2016 Dundas St. E. Existing Shadows Eighth Line Existing Buildings Proposed Additional Shadows Proposed Building Shadow Impact NOTES: *Building and street massing for sun/shade study inferred from Town of Oakville (Open Data Maps) and Google Maps. **Hourly intervals begin 1.5 hours after sunrise to 1.5 hours before sunset, as outlined in the Shadow Impact Analysis Guidelines 0m GRAPHIC SCALE

50 APRIL 21st 11:56 am (DST) Sunrise: 6:26am to Sunset: 8:10pm Derived from Timeanddate.com, Year 2016 Dundas St. E. Existing Shadows Eighth Line Existing Buildings Proposed Additional Shadows Proposed Building Shadow Impact NOTES: *Building and street massing for sun/shade study inferred from Town of Oakville (Open Data Maps) and Google Maps. **Hourly intervals begin 1.5 hours after sunrise to 1.5 hours before sunset, as outlined in the Shadow Impact Analysis Guidelines 0m GRAPHIC SCALE

51 APRIL 21st 12:56 pm (DST) Sunrise: 6:26am to Sunset: 8:10pm Derived from Timeanddate.com, Year 2016 Dundas St. E. Existing Shadows Eighth Line Existing Buildings Proposed Additional Shadows Proposed Building Shadow Impact NOTES: *Building and street massing for sun/shade study inferred from Town of Oakville (Open Data Maps) and Google Maps. **Hourly intervals begin 1.5 hours after sunrise to 1.5 hours before sunset, as outlined in the Shadow Impact Analysis Guidelines 0m GRAPHIC SCALE

52 APRIL 21st 1:56 pm (DST) Sunrise: 6:26am to Sunset: 8:10pm Derived from Timeanddate.com, Year 2016 Dundas St. E. Existing Shadows Eighth Line Existing Buildings Proposed Additional Shadows Proposed Building Shadow Impact NOTES: *Building and street massing for sun/shade study inferred from Town of Oakville (Open Data Maps) and Google Maps. **Hourly intervals begin 1.5 hours after sunrise to 1.5 hours before sunset, as outlined in the Shadow Impact Analysis Guidelines 0m GRAPHIC SCALE

53 APRIL 21st 2:56 pm (DST) Sunrise: 6:26am to Sunset: 8:10pm Derived from Timeanddate.com, Year 2016 Dundas St. E. Existing Shadows Eighth Line Existing Buildings Proposed Additional Shadows Proposed Building Shadow Impact NOTES: *Building and street massing for sun/shade study inferred from Town of Oakville (Open Data Maps) and Google Maps. **Hourly intervals begin 1.5 hours after sunrise to 1.5 hours before sunset, as outlined in the Shadow Impact Analysis Guidelines 0m GRAPHIC SCALE

54 APRIL 21st 3:56 pm (DST) Sunrise: 6:26am to Sunset: 8:10pm Derived from Timeanddate.com, Year 2016 Dundas St. E. Existing Shadows Eighth Line Existing Buildings Proposed Additional Shadows Proposed Building Shadow Impact NOTES: *Building and street massing for sun/shade study inferred from Town of Oakville (Open Data Maps) and Google Maps. **Hourly intervals begin 1.5 hours after sunrise to 1.5 hours before sunset, as outlined in the Shadow Impact Analysis Guidelines 0m GRAPHIC SCALE

55 APRIL 21st 4:56 pm (DST) Sunrise: 6:26am to Sunset: 8:10pm Derived from Timeanddate.com, Year 2016 Dundas St. E. Existing Shadows Eighth Line Existing Buildings Proposed Additional Shadows Proposed Building Shadow Impact NOTES: *Building and street massing for sun/shade study inferred from Town of Oakville (Open Data Maps) and Google Maps. **Hourly intervals begin 1.5 hours after sunrise to 1.5 hours before sunset, as outlined in the Shadow Impact Analysis Guidelines 0m GRAPHIC SCALE

56 APRIL 21st 5:56 pm (DST) Sunrise: 6:26am to Sunset: 8:10pm Derived from Timeanddate.com, Year 2016 Dundas St. E. Existing Shadows Eighth Line Existing Buildings Proposed Additional Shadows Proposed Building Shadow Impact NOTES: *Building and street massing for sun/shade study inferred from Town of Oakville (Open Data Maps) and Google Maps. **Hourly intervals begin 1.5 hours after sunrise to 1.5 hours before sunset, as outlined in the Shadow Impact Analysis Guidelines 0m GRAPHIC SCALE

57 APRIL 21st 6:56 pm (DST) Sunrise: 6:26am to Sunset: 8:10pm Derived from Timeanddate.com, Year 2016 Dundas St. E. Existing Shadows Eighth Line Existing Buildings Proposed Additional Shadows Proposed Building Shadow Impact NOTES: *Building and street massing for sun/shade study inferred from Town of Oakville (Open Data Maps) and Google Maps. **Hourly intervals begin 1.5 hours after sunrise to 1.5 hours before sunset, as outlined in the Shadow Impact Analysis Guidelines 0m GRAPHIC SCALE

58 JUNE 21st 7:08 am (DST) Sunrise: 5:38am to Sunset: 9:03pm Derived from Timeanddate.com, Year 2016 Dundas St. E. Existing Shadows Eighth Line Existing Buildings Proposed Additional Shadows Proposed Building Shadow Impact NOTES: *Building and street massing for sun/shade study inferred from Town of Oakville (Open Data Maps) and Google Maps. **Hourly intervals begin 1.5 hours after sunrise to 1.5 hours before sunset, as outlined in the Shadow Impact Analysis Guidelines 0m GRAPHIC SCALE

59 JUNE 21st 8:08 am (DST) Sunrise: 5:38am to Sunset: 9:03pm Derived from Timeanddate.com, Year 2016 Dundas St. E. Existing Shadows Eighth Line Existing Buildings Proposed Additional Shadows Proposed Building Shadow Impact NOTES: *Building and street massing for sun/shade study inferred from Town of Oakville (Open Data Maps) and Google Maps. **Hourly intervals begin 1.5 hours after sunrise to 1.5 hours before sunset, as outlined in the Shadow Impact Analysis Guidelines 0m GRAPHIC SCALE

60 JUNE 21st 9:08 am (DST) Sunrise: 5:38am to Sunset: 9:03pm Derived from Timeanddate.com, Year 2016 Dundas St. E. Existing Shadows Eighth Line Existing Buildings Proposed Additional Shadows Proposed Building Shadow Impact NOTES: *Building and street massing for sun/shade study inferred from Town of Oakville (Open Data Maps) and Google Maps. **Hourly intervals begin 1.5 hours after sunrise to 1.5 hours before sunset, as outlined in the Shadow Impact Analysis Guidelines 0m GRAPHIC SCALE

61 JUNE 21st 10:08 am (DST) Sunrise: 5:38am to Sunset: 9:03pm Derived from Timeanddate.com, Year 2016 Dundas St. E. Existing Shadows Eighth Line Existing Buildings Proposed Additional Shadows Proposed Building Shadow Impact NOTES: *Building and street massing for sun/shade study inferred from Town of Oakville (Open Data Maps) and Google Maps. **Hourly intervals begin 1.5 hours after sunrise to 1.5 hours before sunset, as outlined in the Shadow Impact Analysis Guidelines 0m GRAPHIC SCALE

62 JUNE 21st 11:08 am (DST) Sunrise: 5:38am to Sunset: 9:03pm Derived from Timeanddate.com, Year 2016 Dundas St. E. Existing Shadows Eighth Line Existing Buildings Proposed Additional Shadows Proposed Building Shadow Impact NOTES: *Building and street massing for sun/shade study inferred from Town of Oakville (Open Data Maps) and Google Maps. **Hourly intervals begin 1.5 hours after sunrise to 1.5 hours before sunset, as outlined in the Shadow Impact Analysis Guidelines 0m GRAPHIC SCALE

63 JUNE 21st 12:08 pm (DST) Sunrise: 5:38am to Sunset: 9:03pm Derived from Timeanddate.com, Year 2016 Dundas St. E. Existing Shadows Eighth Line Existing Buildings Proposed Additional Shadows Proposed Building Shadow Impact NOTES: *Building and street massing for sun/shade study inferred from Town of Oakville (Open Data Maps) and Google Maps. **Hourly intervals begin 1.5 hours after sunrise to 1.5 hours before sunset, as outlined in the Shadow Impact Analysis Guidelines 0m GRAPHIC SCALE

64 JUNE 21st 1:08 pm (DST) Sunrise: 5:38am to Sunset: 9:03pm Derived from Timeanddate.com, Year 2016 Dundas St. E. Existing Shadows Eighth Line Existing Buildings Proposed Additional Shadows Proposed Building Shadow Impact NOTES: *Building and street massing for sun/shade study inferred from Town of Oakville (Open Data Maps) and Google Maps. **Hourly intervals begin 1.5 hours after sunrise to 1.5 hours before sunset, as outlined in the Shadow Impact Analysis Guidelines 0m GRAPHIC SCALE