158-2192 TRAFALGAR ROAD URBAN DESIGN BRIEF PREPARED BY KLM PLANNING PARTNERS INC. FOR DUNPAR DEVELOPMENTS INC. TOWN OF OAKVILLE JUNE 2012
TABLE OF CONTENTS 1 INTRODUCTION 1.1 Project Description...1 1.1.1 Subject Lands...1 1.1.2 Purpose...1 2 2.1 Site Analysis...3 2.1.1 Existing Conditions...3 2.1.2 Surrounding Context...4 2.1.3 Neighbourhood Character...5 2.1.4 Transportation Facilities...6 2.2 Opportunities & Constraints...7 2.3 Goals & Objectives...8 2.4 Compliance with Town Policies...9 2.4.1 Land Use Policies...9 2.4.2 Urban Design Policies...11 3 DESIGN CONCEPT 3.1 Site Design...14 3.2 Built Form Elements & Massing...15 3.3 Building Articulation & Architectural Treatment...16 3.4 Character & Image...16 3.5 Lighting...17 3.6 Sustainability...17 3.7 Public Realm...18 4 IMPLEMENTATION 64 JARDIN DRIVE, UNIT 1B CONCORD, ON L4K 3P3 TEL: (905) 669-4055 FAX: (905) 669-0097 www.klmplanning.com
1 INTRODUCTION 1.1 PROJECT DESCRIPTION KLM Planning Partners Inc. has been retained by Dunpar Developments Inc. to prepare this brief as part of the supporting document submission package for the proposed development of 114 residential townhomes on Trafalgar Road in the Town of Oakville. 1.1.1 Subject Lands The subject lands are legally described as Part of Lot 13, Concession 1, South of Dundas Street (Geographic Township of Trafalgar) and are known municipally as 2158, 2168, 2180, and 2192 Trafalgar Road, in the Town of Oakville. They are 1.65 hectares in size, and have an approximate frontage of 166 metres along Trafalgar Road (see Figure 1.2). Topographically, the site is generally fl at. 1.1.2 Purpose The purpose of this Urban Design Brief is to provide a detailed description of the development proposal, an analysis of the local context, and a discussion on how the proposed development was devised to be consistent with Town s urban design policies, as well as compatible with the character of the existing community. FIGURE 1.1: EXAMPLE OF DUNPAR DEVELOPMENT IN MISSISSAUGA 1
1 INTRODUCTION SUBJECT LANDS FIGURE 1.2: LOCATION MAP 2
2.1 SITE ANALYSIS 2.1.1 Existing Conditions In their current form, the subject lands are comprised of four (4) individual rural residential lots known municipally as 2158, 2168, 2180, and 2192 Trafalgar Road (see Figure 2.1). They have a combined area of 1.65 hectares, and have an approximate total frontage of 166 metres along Trafalgar Road. Topographically, the site is generally fl at. Each Lot contains a single dwelling, with the exception of number 2180, which currently sits vacant. Driveway access to each lot is provided individually and directly onto Trafalgar Road. 2192 2180 2168 2158 TRAFALGAR ROAD 2158 TRAFALGAR ROAD 2168 TRAFALGAR ROAD FIGURE 2.1: SUBJECT LANDS 2180 TRAFALGAR ROAD 2192 TRAFALGAR ROAD 3
2.1.2 Surrounding Context North: Immediately to the north of the subject lands is a multi-tenant commercial building with professional offi ces including a daycare centre, chiropractic and dental offi ce. These lands are designated as Neighbourhood Commercial in the Offi cial Plan. Further to the north is the Uptown Core, comprised of a mix of commercial retail and medium to high density residential uses - including a neighbourhood park. East: Across Trafalgar Road to the east of the subject lands is an established residential neighbourhood, consisting mostly of single detached dwellings. Some of these dwellings fronting onto a window street abutting Trafalgar Road. South: To the south are single dwellings situated on original rural lots, as well as two Catholic Churches located on the north and south sides of River Oaks Boulevard. SUBJECT LANDS FIGURE 2.2: CONTEXT PLAN West: To the west are currently vacant lands, approved for the development of 52 single detached dwellings through Draft Plan of Subdivision 24T-06004. 4
2.1.3 Neighbourhood Character The subject lands are situated directly on the Trafalgar Road corridor, which has been identifi ed as a future rapid transit corridor with the potential for new growth by means of intesifi cation. However, they are also adjacent to stable residential neighbourhoods, and other existing land uses. This section of the Trafalgar Road corridor is transitional in nature, which is refl ected in the mixture of housing types and densities present. The overall character of this area is generally low density, however new development in the Uptown Core is spawning a change in the local development pattern to higher densities. As the Uptown Core continues to develop, it is expected that the Trafalgar Road corridor will grow in a similar fashion, and evolve into a true urban streetscape with built form at a pedestrian scale and densities that are also transit supportive. 1 RESIDENTIAL APARTMENTS AND HIGHER DENSITIES OF THE UPTOWN CORE 3 NEIGHBOURHOOD PARK ON GLENASHTON DRIVE 2 PROFESSIONAL OFFICES ON TRAFALGAR ROAD 4 1 MULTIPLE ATTACHED DWELLINGS LOCATED ON GLENASHTON DRIVE 5 2 3 4 EXISTING RESIDENTIAL FRONTING ONTO A WINDOW STREET 6 6 5 NEW UKRAINIAN CATHOLIC CHURCH 5
2.1.4 Transportation Facilities Trafalgar Road is considered as a major arterial, and provides direct north-south connections to other major throughfares, such as the QEW and Highway 407, as well as major transit facilities such as the Oakville Go station. Collector streets bisect Trafalgar Road at regular intervals, providing local vehicular and pedestrian connections to the existing residential areas. Oakville Transit currently serves this section of Trafalgar Road via Route #1, traveling from the Oakville GO station to the Uptown Core Terminal. Route #19 is also within close proximity to the subject lands, and offers a rush hour express service (as Route #190) to and from the Oakville GO Station. Bus stops are currently located at the intersections of Glenashton Drive and River Oaks Boulevard on both sides of Trafalgar Road. SUBJECT LANDS FIGURE 2.3: EXSITING TRANSIT FACILITIES 6
2.2 OPPORTUNITIES & CONSTRAINTS The size, location, and confi guration of the subject lands provide for a number of opportunities and limitations that have shaped the development of the overall concept: OPPORTUNITIES Located directly on existing public transit routes; Direct access to future planned rapid transit on Trafalgar Road; Frontage onto major arterial street; Pedestrian and vehicular connections to proposed approved subdivision adjacent to subject lands; Close proximity to existing community amenities, such as local commercial uses and places of worship; Potential connection to green space through approved subdivision adjacent to subject lands; Transitional nature of surrounding area encourages redevelopment and intensifi cation; Topography of site is generally fl at. FUTURE DEVELOPMENT (24T-06004) FUTURE DEVELOPMENT (UPTOWN CORE) GLENASHTON DRIVE B B TRAFALGAR ROAD B CONSTRAINTS RIVER OAKS BOULEVARD B No direct vehicular access onto Trafalgar Road. SUBJECT LANDS MAJOR ROAD LOCAL ROAD GREENWAY / OPEN SPACE B EXISTING TRANSIT ROUTE EXISTING BUS STOP FUTURE RAPID TRANSIT PEDESTRIAN ACCESS REDEVELOPMENT POTENTIAL FIGURE 2.4: SWOT PLAN COMMUNITY/COMMERCIAL ACTIVITY EXISTING DWELLING STREET FRONTAGE 7
2.3 GOALS AND OBJECTIVES The goal of the proposed development is to create a transitsupportive residential community that implements the Province s, Region s and Town s policies for intensifi cation, is compatible with the surrounding community fabric, and creates a high quality urban streetscape on Trafalgar Road. To achieve this goal, the following design objectives will be applied: Provide a building type massing that is pedestrian scaled, yet dense enough to support public transit use; Site buildings to frame street edges, both internal and external to the site; Create a consistent massing and appearance along frontages of the site; Locate buildings to screen parking areas from the streetscape; Encourage pedestrian movement by providing direct and convenient connections; Incorporate architectural elements that add visual interest to the street edge; and, Provide consistent and high quality landscaping along street frontages that will offer a comfortable and attractive pedestrian environment. 8
2.4 COMPLIANCE WITH TOWN POLICIES Livable Oakville is the Town s new Offi cial Plan for all lands south of Dundas Street and the lands north of Highway 407. It was approved on May 10, 2011, by the Ontario Municipal Board (OMB), with further modifi cations approved on August 4 and October 28, 2011 accordingly. 2.4.1 Land Use Policies The subject lands are currently designated Low Density Residential, as identifi ed on Schedule I of the Offi cial Plan, which permits the development of detached, semidetached and duplex dwellings at a density of up to 29 units per site hectare. An amendment to the Offi cial Plan is being requested to redesignate the subject lands from Low Density Residential to Medium Density Residential with a maximum density of up to 70 units per site hectare. Intensifi cation within stable residential communities is permitted under the Offi cial Plan, as outlined under Section 11.1.8 (b), and 11.1.9. To maintain and protect the existing neighbourhood character, this section outlines the criteria to evaluate the compatibility of new development within stable residential areas, including but not limited to the following: a) The built form of development, including scale, height, massing, architecturalcharacter and materials, is to be compatible with the surrounding neighbourhood; PLACEHOLDER TO TO BE BE UPDATED UPDATED FIGURE 2.5: OFFICIAL PLAN 9
b) Development should be compatible with the setbacks, orientation and separation distances within the surrounding neighbourhood; c) Where a development represents a transition between different land use designations or housing forms, a gradation in building height shall be used to achieve a transition in height from adjacent development; d) Where applicable, the proposed lotting pattern of development shall be compatible with the predominant lotting pattern of the surrounding neighbourhood; h) Impacts on the adjacent properties shall be minimized in relation to grading, drainage, location of service areas, access and circulation, privacy, and microclimatic conditions such as shadowing; j) Development should maintain access to amenities including neighbourhood commercial facilities, community facilities including schools, parks and community centres, and existing and/or future public transit services. The proposed development of 4-storey townhouses is consistent with these policies by providing a built form that is compatible with the surrounding detached dwellings. It provides an appropriate transition to adjacent and nearby 2-storey dwellings, and does not impose any signifi cant negative impacts such as shadowing and privacy. The site design also provides direct access to neighbourhood facilities, such as schools, places of worship, parks and local retail. Additionally, transit-supportive densities are incorporated along Trafalgar Road, which is identifi ed as a corridor linking the Midtown Oakville growth centre and Uptown Core in the Livable Oakville Offi cial Plan. It is defi ned under Section 26.3.1: Corridors are recognized for their potential for intensifi cation due to their location along major transit routes, and in many cases, because they contain numerous vacant or underutilized lands. 10
2.4.1 Urban Design Policies Section 6 of the Livable Oakville Offi cial Plan, outlines the town-wide urban design policies. It describes the Town s goal of acheiving a high standard of urban design and architecture to provide an innovative and diverse urban form that promotes a sustainable, dynamic and livable enviornment, which are achieved through the following objectives: To provide diversity, amenity, comfort, safety, and compatibility with the existing community; To encourage attractive and safe public spaces, such as streetscapes, gateways, vistas and open spaces; To promote innovative and diverse urban form and excellence in architectural design; and, To promote the creation of distinctive places and locales. These are achieved through a comprehensive evaluation of the following urban design elements. Under Section 6.2.7, the Public Realm policies state that new development should contribute to the creation of a cohesive streetscape through: The placement of building entrances towards the street; and, A variation of facade articulation and details; FIGURE 2.6: EXAMPLE OF FACADE ARTICULATION In order to acheieve compatibility with adjacent uses, new development should be designed to create an appropriate transition through the provision of roads, landscaping, spatial separation and compatible built form; as stated in Section 6.4.1. 11
Additionally, the Built Form policies in Section 6.5.1 state that buildings should align with neighbouring buildings for the purpose of creating a continuous streetwall, and providing comfort for pedestrians at ground level. The proposed development will create a cohesive streetscape along Trafalgar Road and the newly approved public road by orienting the townhouse blocks along the streetline. Variations in the design of the building elevations, including details such as gables, covered building entrances, and raised landscape planters, will provide added interest to the streetscape. As it relates to site Access and Circulation, Section 6.8.1 states that defi ned internal driving aisles should be provided to establish on-site circulation, direct traffi c and frame parking areas. It also states that walkways should be provided through the site to connect pedestrians to building entrances, the public sidewalk, other pedestrian routes, adjacent developments, and transit facilities. Driveway entrances are also encouraged to minimize disruption of the public sidewalk. Two consolidated driveway entrances located on the approved future public street will provide access to the entire development. Internally, a private street network will provide vehicular access, and will be coupled with sidewalks to maximize pedestrian connectivty across the site. FIGURE 2.7: EXAMPLE OF A COHESIVE STREETSCAPE 12
Additionally, Landscaping is encouraged under Section 6.9.1 to enhance the overall visual appearance of the development, promote a human scale and create an attractive pedestrian environment. It can also be used to frame desired views and defi ne various functions within the site, such as public open space. Planter boxes, covered entrances and street trees will be incorporated along the frontage of each townhouse block; which will achieve the goal of creating an attractive, humanscaled and comfortable streetscape. Section 6.10 states that surface Parking areas should be located in either rear or side yards and appropriately screened when visible from the street. Private resident parking will be provided at the rear of each townhouse block, accessed by lanes within the internal street network. Visitor parking will be provided at the side yard of some units, while most will be provided as parallel spaces to become part of the urban streetscape. Lastly, the Signage and Lighting policies of section 6.12.5 state that adequate pedestrian-scaled lighting to accent walkways, steps, ramps, transit stops and other features should be provided. To achieve this, pedestrian-scaled lighting will be provided along the entirety of the internal street network, as well as all pedestrian walkways and private open spaces. FIGURE 2.8: EXAMPLE OF APPROPRIATE LANDSCAPING 13
3.1 SITE DESIGN The proposal consists of eleven (11) 4-storey townhouse blocks, totalling 114 units. The townhouse blocks will be sited to address the street frontages, and will provide direct pedestrian access to the street and public transit facilities. They will also frame private open spaces, and internal mews that will enhance the pedestrian realm of the proposed development. Private parking areas will be provided at the rear of the townhouse blocks and will be screened from the street, while most visitor parking will be provided as parallel spaces adding to the effect of the urban streetscape within the site. However, due to site restrictions a traditional townhouse block will be incorporated at the northwest corner of the site, with driveway and garage access provided along the front elevation. TRAFALGAR ROAD An internal private street system and sidewalks will accomodate pedestrian connections across the site to a future public street, as well as provide local vehicular access. No vehicular access is provided directly onto Trafalgar Road. APPROVED LOCAL ROAD DESIGN CONCEPT 3 PUBLIC STREET TRANSIT ROUTE PRIVATE ROAD PRIVATE PARKING VISITOR PARKING PEDESTRIAN ACCESS BUILDING FRONTAGE OPEN SPACE FIGURE 3.1: CONCEPT PLAN 14
3 DESIGN CONCEPT 3.2 BUILT FORM ELEMENTS & MASSING The proposed townhouse buildings are 4-storeys in height, however the roof design, which includes the use of dormers and gables to mask the fourth storey, creates the appearance of a 3-storey building. This provides an approproate transition towards the surrounding low-rise 2-storey dwellings. Building are set back to frame the street edge. Combined with covered entrances, landscaping, and street trees to delineate the private and public realm this treatment provides a comfortable pedestrain scale along the streetscape (see Figure 3.2). FIGURE 3.2: EXAMPLE OF URBAN STREETSCAPE FIGURE 3.3: TYPICAL ELEVATION 15
3 DESIGN CONCEPT 3.3 BUILDING ARTICULATION & ARCHITECTURAL TREATMENT In addition to the location of the proposed buildings along the street edge, the exterior design of the building plays an important role in creating a pedestrian scaled streetscape. To achieve this, the following design treatments have been incorportated: Covered porches are used to defi ne building entrances; A pattern of fenestration provides eyes on the street and promotoes interaction between the private and public realm; Blank walls are discouraged, and are masked by landscaping where required; Long and tall facades are divided into sections through the use of cornices, and a change in cladding materials; Corners are defi ned by extruding octagonal features that wrap the building facade along the street edge. 3.4 CHARACTER & IMAGE The architectural styling of the proposed townhouse development is consistent with that of the surrounding area. The higher density of built form, paired together with the incorporation of traditional building materials provides an appropriate transition along the streetscape between the urban character of the uptown core and emerging corridor, and the existing low-rise residential areas. FIGURE 3.4: EXAMPLE OF CORNER TREATMENT 16
3 DESIGN CONCEPT 3.5 LIGHTING Pedestrian scaled street lighting will be provided along the internal private street system, creating a safe and comfortable pedestrian environment at all hours of the day. All street lighting will be directed towards the ground, reducing the effects of light pollution. Additionally, building entrances will be marked by lighting to provide an inviting experience for pedestrians. The use of spot lighting is encouraged to add visual interest and security to the streetscape at night. 3.6 SUSTAINABILITY FIGURE 3.5: EXAMPLE OF PEDESTRIAN SCALED LIGHTING In consideration of the proposed built form being townhouses, the overall construction of the buildings will reduce carbon emissions signifi cantly over that of a grouping of single family dwellings. Reducing the number of exterior walls reduces the demand for heating and cooling, therefore saving energy. In addition, low energy appliances and low fl ow water systems are also encouraged. On site, the amount of paved surface area has been minimized to reduce the effects of stormwater runoff. Additionally, the close proximity to the Uptown Core community amenities and transit facilities will afford residents with opportunites for alternative modes of transportation; such as cycling, walking, and transit. 17
3 DESIGN CONCEPT 3.7 PUBLIC REALM The built form elements of the proposed development introduce defi ned street edges in a scale that encourages pedestrian acitivity within both the private and public realms. The reduced building setbacks, paired with building entrances directly along the street frontages will also defi ne the boundaries of landscaped open spaces, and internal mews. These spaces are encouraged to be designed in a similar fashion to public parks, with elements such as seating, lighting, landscaping, and shade structures. FIGURE 3.8: EXAMPLE OF PUBLIC REALM FRAMED BY BUILDINGS 18
4 IMPLEMENTATION This urban design brief has been prepared to illustrate the design intent of the proposed residential development located on Trafalgar Road in the Town of Oakville. The preliminary drawings, descriptive text and precedent images presented in this report paint a clear vision for the look and feel of this development and its integration within the existing community, as it evolving character. The combination of built form massing and articulation along the streets, the coordinated and pedestrian scaled streetscape design and the provision of multiple and accessible pedestrian links, achieves the objectives of the urban design policies of the Livable Oakville Offi cial Plan. At the Site Plan Approval stage, the fi nal design will be guided by this document. 19