DUNDAS TRAFALGAR (NORTH OAKVILLE) Urban Design Brief DUNDAS TRAFALGAR (North Oakville) Urban Design Brief Prepared by: NAK Design Strategies Prepared for: Dundas Trafalgar Inc. December 2014
TABLE OF CONTENTS SECTION 1 1.0 CONTEXTUAL ANALYSIS 04 1.1 Purpose of the Urban Design Brief 04 1.2 Study Area 04 1.3 Planning and Urban Design Documents 06 1.4 Goals and Objectives 07 1.4.1 Community Goals and Objectives 07 1.4.2 Neighbourhood Goals and Objectives 07 1.4.3 Surrounding Land Uses 08 1.4.4 Development Summary 08 SECTION 2 2.0 COMMUNITY DESIGN PLAN 10 2.1 Land Uses 10 2.1.1 Structuring Elements 11 2.1.2 Road Hierarchy 11 2.1.3 Natural Heritage System 12 2.1.4 Stormwater Management Pond 12 2.1.5 Future Adjacent Residential Community 13 2.2 Trafalgar Urban Core Area 14 2.2.1 Built Form Guidelines 15 2.2.2 Open Space / Streetscape Guidelines 16 2.2.3 Dundas Street West Interface 17 2.3 General Urban Area 18 2.3.1 Built Form Guidelines 19 2.3.2 Open Space / Streetscape Guidelines 19 2.4 Streetscape Design 20 2.4.1 Trafalgar Road Arterial Transit Corridor 20 2.4.2 Avenue / Transit Corridors (Streets A, B and D) 21 2.4.3 Connector / Transit Corridors (Street C) 23 2.4.4 Private Local Street 24 2.4.5 Laneways 24 2.5 Parks 25 2.6 SWM Pond and Natural Channel 26 2.6.1 Trail Edge 27 2.6.2 Conventional SWM Pond Guidelines 28 2.7 Natural Heritage System 29 2.8 Trails and Pathways 30 2.9 Pedestrian Circulation 31 2.10 Gateways 32 SECTION 3 3.0 BUILT FORM 34 3.1 General Built Form Guidelines 34 3.2 Built Form Typologies 35 3.2.1 Townhouses 36 3.2.2 Stacked Townhouses 37 3.2.3 Back-To-Back Townhouses 38 3.2.4 Apartments 39 3.2.5 Commercial 40 SECTION 4 4.0 ARCHITECTURAL DESIGN CRITERIA 42 4.1 Character and Image 42 4.2 Architectural Variety 42 4.3 Massing Within the Streetscape 42 4.4 Architectural Elements 43 4.4.1 Porches 43 4.4.2 Exterior Materials and Colours 43 4.4.3 Architectural Detailing 43 4.4.4 Fenestration 43 4.5 Roof Form 44 4.6 Street-Accessed Garages 45 4.7 Utility and Service Elements 46 4.8 Priority Lot / Site Locations 47 SECTION 5 5.0 SUSTAINABILITY 48 5.1 Sustainable Development Practices 48 5.2 Walkability 48 SECTION 6 6.0 CONCLUSION 50
SECTION 1 1.0 CONTEXTUAL ANALYSIS 1.1 PURPOSE OF THE URBAN DESIGN BRIEF The proposed Dundas Trafalgar (North Oakville) neighbourhood study area is located in North Oakville and forms a component of the broader North Oakville Secondary Plan Area. The Dundas Trafalgar (North Oakville) Urban Design Brief is submitted as part of the development application. It provides design direction for the implementation of the vision and intent of the community and serves as a supplement to the Town of Oakville s parent design guidelines document, the North Oakville Urban Design and Open Space Guidelines (Brook McIlroy, November 2009). The Urban Design Brief focuses on the physical design of the community, with particular reference to structuring elements, including the existing natural heritage system, major road network, parks and public open spaces, stormwater management facilities, school, and residential blocks (General Urban Area, Trafalgar Urban Core Area). It will prescribe open space and built form guidelines and principles for these areas and components, while allowing some flexibility for delivering a wide range of design expressions, architectural form, and styles that provide interest in the urban environment. The Urban Design Brief emphasizes and details the integral elements that will help create an innovative and walkable environment, as a reflection of the Town s established goals and objectives for North Oakville. LEGEND north oakville development area major centre major arterial arterial municipality border canada-usa border dufferin county wellington county 124 DUNDAS TRAFALGAR (NORTH OAKVILLE) SITE AREA 125 orangeville 7 tremaine road peel regional municipality 107 highway 407 regional road 25 410 brampton ne gawa boulevard 427 burnamthorpe road east dundas street west york regional municipality 409 tra road OLD BURNHAMTHORPE ROAD SIXTH LINE TRAFALGAR ROAD 400 NINTH LINE 404 toronto region pearson international airport toronto markham 2 durham regiona municipality 1.2 STUDY AREA The Dundas Trafalgar (North Oakville) study area consists of a combined 94.0 acres (38.0 ha.) of land that is designated as part of the North Oakville Secondary Plan Area. It is bounded to the west by Trafalgar Road, to the south by Dundas Street and to the north and east by future residential development and existing natural heritage features. waterloo regional municipality Guelph halton regional municipality 6 401 403 milton 407 10 mississauga north oakville burlington hamilton division hamilton Fig. 1.2a - Regional Context Map and Dundas Trafalgar (North Oakville) Study Area 24 brantford 253 403 6 hamilton international airport niagara regional municipality 406 st. catharines 405 04 DUNDAS TRAFALGAR (NORTH OAKVILLE)
DUNDAS TRAFALGA R Fig. 1.2b - The Dundas Trafalgar (North Oakville) study area lands within the North Oakville East Master Plan (Appendix 7.3 - February 2008). URBAN DESIGN BRIEF 05
1.3 PLANNING AND URBAN DESIGN DOCUMENTS The proposed Dundas Trafalgar (North Oakville) neighbourhood is subject to several planning studies and processes. This Urban Design Brief outlines a set of guidelines consistent with the objectives of the following documents: North Oakville East Secondary Plan The North Oakville East Secondary Plan establishes detailed planning objectives to guide future development in the area. It also outlines the conditions which must be met prior to any development proceeding. Consistent with the Community Vision and General Development Objectives outlined in Section 7.2 of the secondary plan document, the proposed development plan shall recognize Oakville s distinctive historical roots and small-town heritage, while creating a compact, pedestrian-oriented urban community that offers a broad range of housing opportunities. The character and pattern of the community recognizes and preserves natural heritage features, integrating views, vistas, and pedestrian systems. A range of housing types and densities are proposed, accessible to transit and within walking distance to activities and amenities. North Oakville Master Plan The design and structure of the Dundas Trafalgar (North Oakville) study area shall comply with the North Oakville Master Plan (Appendix 7.3 February 2008), which graphically illustrates the structuring elements, land uses and overall design of the North Oakville Planning Area and sets out the manner in which the policies and figures of the Secondary Plan are to be implemented. North Oakville Urban Design and Open Space Guidelines Fig. 1.2c - Dundas Trafalgar (North Oakville) site plan overlayed on aerial view of surrounding existing land uses. 06 The North Oakville Urban Design and Open Space Guidelines outline the physical design components necessary for the development of a high quality, sustainable and integrated community. They provide a detailed set of objectives, illustrated recommendations and guidelines that will greatly expand the Town s capacity for urban living, employment, and recreation, by implementing the broad policies of the North Oakville East Secondary Plan. Individual development applications must be evaluated according to relevant urban design principles and open space guidelines. DUNDAS TRAFALGAR (NORTH OAKVILLE)
North Oakville Sustainability Checklist The North Oakville Sustainability Checklist is an important tool for assessing the sustainability of planned developments. Based on North Oakville Secondary Plan policies, the checklist is meant to be a tool to encourage sustainable development practices. 1.4 GOALS AND OBJECTIVES The Dundas Trafalgar (North Oakville) neighbourhood lands are intended as an innovative, model community and designed to be an integral part of the larger communities of North Oakville, the Town of Oakville and Halton Region. In order to achieve this integration, the following community goals and neighbourhood objectives have been established: 1.4.1 Community Goals and Objectives To create a sustainable natural and open space system - recognizes the importance of the natural environment and the established NHS outside the Dundas Trafalgar (North Oakville) study area, and the need to protect and capitalize on these existing resources to benefit future generations. Provide access and visibility to open space recognizes the importance of developing physical (interconnected trail system, street network) and visual access to open spaces; these spaces are supportive of an improved quality of life and promote physical activity by providing recreational and active transportation opportunities for residents. To create a sustainable transportation network recognizes the importance of intensifying land uses in specific areas, such as within the Trafalgar Urban Core Area and Neighbourhood Centre Area, to support the use of transit and reduce the length of vehicular trips. To create compact, walkable mixed-use development recognizes the importance of creating walkable, pedestrian-scaled neighbourhoods through public and private realm design initiatives that encourage community interaction and foster a sense of place for the Dundas Trafalgar (North Oakville) neighbourhood and surrounding North Oakville development areas. To encourage a variety of housing recognizes the importance of implementing a variety of housing types, styles and densities that contribute to the character of distinct neighbourhoods. To preserve and extend residential enclaves and cultural heritage recognizes the importance of creating well-planned neighbourhoods that promote the character of the site, contributing to a unique sense of place. 1.4.2 Neighbourhood Goals and Objectives A set of key neighbourhood objectives have been established as part of the Dundas Trafalgar (North Oakville) study. These are as follows: Trafalgar Urban Core Area create opportunities for greater residential density along main streets within the community, as well as strategically allocated commercial uses. Streets and Alternative Design Standards (ADS) consideration for alternative street sections that achieve a balance between pedestrian, cycling and vehicular functions and provides logical, safe and convenient access to community facilities and natural features. Transit Supportive Development create a pedestrian accessible environment using a modified grid street pattern with minimized block lengths that enable residents to be in close proximity to bus transit stops. Gateway create a sense of entry into the neighbourhood that is consistent with the prevailing architectural theme and utilizes both landscape and built form to define the entry. Open Space and Natural Heritage Features integrate important public natural open space features as a key component of the character and function of the neighbourhood, providing opportunities for views and vistas, as well as passive and active uses, including recreation trail linkages. Parks consideration for a unique, urban park design and integration of public plaza opportunities as a reflection of the neighbourhood character and function. Diversity the Urban Core and General Urban Area to provide a range of densities and housing opportunities within close proximity of community amenities (transit, parks, schools, trails and natural features). URBAN DESIGN BRIEF 07
1.4.3 Surrounding Land Uses Lands surrounding the Dundas Trafalgar (North Oakville) study area primarily consist of future residential development and existing natural heritage features, consistent with the North Oakville East Secondary Plan. The residential densities tend to be greater west of Trafalgar Road, where it is largely defined by its Trafalgar Urban Core Area designation. Lands to the east of the study area predominantly comprise future lower density residential in the form of General Urban and Sub-Urban Areas. The major street layout and block pattern has been coordinated and integrated with surrounding development proposals. Significant existing natural heritage features have been retained immediately adjacent to the east and north of the study area boundary. 1.4.4 Development Summary It is proposed that the Dundas Trafalgar (North Oakville) neighbourhood study area be developed with a range of residential and open space uses, consistent with the North Oakville East Secondary Plan and associated Master Plan. Proposed residential uses and built form types largely fall within the Trafalgar Urban Core Area classification, with a small pocket of General Urban Area. Uses within the Trafalgar Urban Core Area may consist of a variety of townhouse types (street accessed, rear lane, backto-back, stacked), and apartments. Access to the proposed development is provided on all 4 sides of the study area, with primary entry points extending from Trafalgar Road (2) and Dundas Street. In general, the proposed development program has High and Medium Density uses within the Trafalgar Urban Core Area along Trafalgar Road, moving eastward. A small portion of a Neighbourhood Park and Elementary School is integrated along the east limit of the study area, where it forms a component of the adjoining neighbourhood area. Fig. 1.4.4 - Images that represent the planned community vision for the Dundas Trafalgar (North Oakville) study area. 08 DUNDAS TRAFALGAR (NORTH OAKVILLE)
URBAN DESIGN BRIEF 09
SECTION 2 2.0 COMMUNITY DESIGN PLAN The Community Design Plan described herein has evolved from earlier plan submissions, and represents the culmination of efforts undertaken in concert with Town Staff, and other stakeholders, in order to best respond to the development needs and realities of the area. Components of the plan related to the Natural Heritage System (the engineered channel in particular) have been approved by the Ontario Municipal Board. STREET D 2.1 LAND USES The Dundas Trafalgar (North Oakville) study area will be defined by a mix of land uses that will establish the character and function of the collective neighbourhoods. These land uses shall be planned as integrative components of an overall community framework, ensuring that the established land use relationships will promote an innovative, walkable, safe, vibrant and more sustainable place to live, play, work and shop. It will establish a variety of housing types and densities, open spaces, linkages and a priority in preserving the prominent natural heritage. TRAFALGAR ROAD STREET C STREET A The following land uses are included: STREET B Road Hierarchy General Urban Area / Trafalgar Urban Core Area Natural Heritage System Stormwater Management Facilities A Park and Open Spaces Elementary School Trails and Pathways LEGEND GENERAL URBAN TRAFALGAR URBAN CORE AREA NATURAL HERITAGE SYSTEM DUNDAS STREET STORMWATER MANAGEMENT FACILITY ELEMENTARY SCHOOL NEIGHBOURHOOD PARK 0 25 100 200m STUDY AREA BOUNDARY Fig. 2.1 - Land Use Plan 10 DUNDAS TRAFALGAR (NORTH OAKVILLE)
2.1.1 Structuring Elements The structuring elements for the Dundas Trafalgar (North Oakville) community will serve as the main building components for delineating the various land uses, establishing the street hierarchy network and providing the configuration of blocks. The following section describes these key structuring elements. 2.1.2 Road Hierarchy The overall framework of the community is primarily influenced by designated arterial/transit corridors, including Trafalgar Road to the west and Dundas Street to the south. There are 2 main east-west connections, consisting of Street B and Street C, avenue/transit corridors. Primary north-south connections include Street A, an avenue/transit corridor along the east perimeter of the study area, which connects to Street C. Further to the west, Street D, another avenue/transit corridor, extends north from Street C and into adjacent Urban Core residential areas. The local street network consists of private local roads, which strive to mix and balance pedestrian and vehicular use within a more compact road right-of-way. The proposed road hierarchy will, therefore, consist of the following street types (refer to Fig. 2.1.2): Arterial / Transit Corridor (Trafalgar Road and Dundas Street) - major transportation function; Town-wide transit connections; access to major land uses; Avenue / Transit Corridor (Streets A, B, C, and D) - 24.0m R.O.W.; connector and potential transit link; connects to transit supportive land uses; serves to disperse traffic away from local streets; 2 travel lanes; 2 travel / off-peak parking lanes; Private Local Roads - 7.90m R.O.W.; local street fabric, varied R.O.W. width; combined pedestrian, cyclist and vehicular functions; alternative public-private interface. TRAFALGAR ROAD STREET D STREET C STREET A STREET B For additional design criteria, refer to section 2.4 Streetscape Design. DUNDAS STREET LEGEND ARTERIAL / TRANSIT CORRIDOR AVENUE / TRANSIT CORRIDOR PRIVATE LOCAL ROAD MIDBLOCK CONNECTIONS STUDY AREA BOUNDARY 0 25 100 Fig. 2.1.2 - Road Hierarchy Plan 200m URBAN DESIGN BRIEF 11
2.1.3 Natural Heritage System The existing Natural Heritage System (NHS) within Dundas Trafalgar (North Oakville) is part of an extensive ecologically functioning system found throughout the North Oakville lands. The NHS will be preserved and protected to meet environmental objectives to achieve an ecologically diverse, healthy, sustainable NHS in an urbanized setting. The proposed land use fabric, including streets, residential blocks, stormwater management facilities, public open spaces, schools, etc. has, in part, evolved from the prominent NHS lands, which will provide vital amenity features within walking distance of the Dundas Trafalgar community. Adjacent land uses shall be designed to support the NHS features (woodlands, wetlands, watercourses) through careful integration of buildings, streets, public open spaces, trails, etc. and by establishing required setbacks and buffers. STREET D BLOCK NHS 7.856ha 2.1.4 Stormwater Management Pond In addition to its primary water quality and quantity control functions, the proposed stormwater management (SWM) pond shall be designed to maintain the environmental and ecological integrity of the NHS and to provide a net benefit to the environmental health of the community, to the extent practical. Generally, the pond has been located in relation to existing natural drainage patterns of the site. The proposed SWM facility fulfills the secondary role of complementing the parks and open space features, through the provision of extensions to the trail network and the creation of public amenity features such as lookouts and multi-use pathways. For additional design criteria, refer to section 2.6 SWM Pond and Natural Channel. TRAFALGAR ROAD BLOCK NHS 1.210ha BLOCK NHS 0.266ha STREET C BLOCK NHS 0.239ha BLOCK SWMP 3.319ha STREET B STREET A DUNDAS STREET LEGEND NATURAL HERITAGE SYSTEM STORMWATER MANAGEMENT FACILITY STUDY AREA BOUNDARY 0 25 100 200m Fig. 2.1.3 - Natural Heritage System and SWM Pond and Channel Plan 12 DUNDAS TRAFALGAR (NORTH OAKVILLE)
2.1.5 Future Adjacent Residential Community The structure of the Dundas Trafalgar (North Oakville) residential neighbourhood has been coordinated with the layout of the surrounding future neighbourhood streets and land use types, as part of the North Oakville East Master Plan. These uses primarily comprise General Urban Area, Sub Urban Area and Neighbourhood Centre Area lands to the east, and predominantly Trafalgar Urban Core Area lands to the west. Proposed facilities, including the Neighbourhood Park and Elementary School, will straddle the boundary between Dundas Trafalgar (North Oakville) and the proposed neighbourhood to the east. Fig. 2.1.5 - Proposed Dundas Trafalgar (North Oakville) concept plan. URBAN DESIGN BRIEF 13
2.2 TRAFALGAR URBAN CORE AREA As a focal point for development within North Oakville, the Trafalgar Urban Core Area will contain a mix of High Density and Medium Density uses and forms that will support transit, walking and cycling infrastructure as desirable means of connecting to parks, trails, schools and other community amenities. This is consistent with the North Oakville Urban Design and Open Space Guidelines and reflective of a broader strategy of improved sustainability standards for the design of buildings, public open spaces, streets and linkages. Consistent with the North Oakville Urban Design and Open Space Guidelines, the Trafalgar Urban Core Area is anticipated to be built out over a long period of time. In this respect, residential densities and landscape treatments along this corridor are designed as highly urban, pedestrian friendly and transit supportive. Furthermore, the built form design shall be sufficiently flexible to allow a variety of tenants and uses as additional development occurs over time. In accordance with the Guidelines, High Density residential uses are located along the portion of Trafalgar from Dundas Street to north of Street C. The proposed Trafalgar Urban Core Area for Dundas Trafalgar (North Oakville) is intended to reflect this vision through the integration of the following design components and features that will combine to create a distinct, vibrant urban character: A mix of built form, including apartments, stacked townhouses, back to back townhouses and commercial. Major road network (Trafalgar Rd. and Dundas St. W.) with a higher order transit function. High density residential built form with main street character and frontages directly on Trafalgar Road. Public amenity features integrated into adjacent open space. Compact private local street that balances pedestrian, cycling and vehicular functions. Fig. 2.2 - Concept plan showing the proposed variety of built form and open space treatment for the north and central portion of the Trafalgar Urban Core Area. 14 DUNDAS TRAFALGAR (NORTH OAKVILLE)
2.2.1 Built Form Guidelines Built form shall address the following guidelines: Shall allow for multiple uses and densities, including High Density and Medium Density uses. Any retail/commercial mix shall allow for variation in format size appropriate to the use and site area. Prominent building massing and architectural treatment should be provided at the street edge to create street animation and enable access to establishments from adjacent sidewalks. There are proposed instances in which built form frontage is oriented to open space features such as the stormwater pond or channels. Individual entrances in this case shall be linked to the pedestrian trail or promenade that forms the public amenity feature of each open space. Given the prominence of the Trafalgar Urban Core Area, built form shall be distinct, reflect a well-conceived architectural style and incorporate high-quality materials. Building scale and architectural styles shall be provided in a manner that reinforces an attractive, active, human-scaled street environment and promotes an urban village main street character. Each building may reflect its own distinct architectural identity, although all buildings should be designed to provide a collective sense of cohesion and harmony. Building design should be visually attractive with well articulated façades, fenestration, interesting roof lines and prominent entrances, where appropriate. Provide fenestration along building sides fronting onto the streets to visually connect the street with the urban core, and ensure commercial uses have prominent windows facing the street. The design of buildings and siting should give careful consideration to overall form, massing, proportions and rhythm of repeating elements to achieve a streetscape that relates to the desired pedestrian scale. Building heights should have an urban scale without overshadowing nearby smaller-scale dwellings. Building designs for corner locations, regardless of use, should reflect an architectural treatment appropriate to their landmark status. Building design should incorporate horizontal or vertical elements to help visually break up tall buildings. Loading, service areas, garbage facilities and mechanical/utility equipment should be integrated into the design of the building or hidden from focal areas. Building heights should generally step down from Trafalgar Road or Dundas Street to better integrate with neighbouring lower rise buildings. Fig. 2.2.1 - Conceptual plan showing a potential commercial layout at a major intersection (Dundas St. W. and Street A) within the Trafalgar Urban Core Area. URBAN DESIGN BRIEF 15
2.2.2 Open Space / Streetscape Guidelines Open space / streetscape guidelines shall address the following: Boulevard treatment shall reflect adjacent land use. For example, boulevards adjacent to townhouse residential lots may be characterized by a grass boulevard with street tree treatment between curb and sidewalk. Where at-grade retail functions may be considered, the boulevard may reflect a more urban treatment with hard surfaces for greater accessibility, street furniture, and alternative street tree planting techniques. Where required by residential, retail or service-related uses, ensure provisions for accessible pedestrian connections from the street level are integrated into the boulevard design. Where it is deemed feasible and beneficial to adjacent land uses, strategically integrate lay-by or on-street parking allowances adjacent to retail and service related amenities. Where possible, parking should be unobtrusive and oriented away from the public streets. Where large surface parking lots cannot be located behind built form, they should be screened from views through plantings and other landscape treatments. On-street parking shall be provided to support commercial uses where appropriate. Where applicable, bus stop locations should be integrated with the streetscape treatment, including the sizing of shelters that are appropriate to the boulevard width and respond to the street level uses of adjacent built form and driveway locations. Street furniture (light standards, benches, waste receptacles, bike racks, etc.) shall reflect current Town of Oakville standards, unless otherwise directed by the Town. Above-ground utilities shall be strategically located to mitigate negative visual impacts and minimize physical barriers to pedestrian flow. To reduce impact on adjacent uses, site lighting should have cut-offs to direct light inward and downward, where appropriate. For additional design criteria, refer to section 2.4 Streetscape Design and 2.5 Parks. 16 DUNDAS TRAFALGAR (NORTH OAKVILLE)
2.2.3 Dundas Street West Interface The proposed residential blocks located between Dundas St. W. and the stormwater management pond establish a walkable, connected, and compact urban character with a strong built form presence in the Trafalgar Urban Core Area. As part of the urban character grade-related built form and alternative street tree planting techniques will be integrated, with consideration for tree grates or raised planters. As well, opportunities for street furniture (benches, waste receptacles, bollards, bike racks and light standards) will be considered to establish the street as an important social space and create animation in tandem with the higher-density built form. Fig. 2.2.3a - Conceptual plan showing the potential Trafalgar Urban Core Interface, with a connection from Dundas St. West to the SWM pond and trail. Fig. 2.2.3b - Conceptual section illustrating a potential SWM pond lookout condition. URBAN DESIGN BRIEF 17
2.3 GENERAL URBAN AREA General Urban Area land uses are situated within a small pocket of Dundas Trafalgar (North Oakville), where it will integrate street accessed townhouse dwellings within close proximity of community amenities such as the natural heritage system, neighbourhood park and trail connections. The Trafalgar Urban Core Area will serve as the transition between the General Urban Area and the avenue/transit corridor (Street C). The intended result will be the continuation of a densely populated urban neighbourhood within close walking distance of transit, the commercial area, public open spaces and schools. Fig. 2.3 - Concept plan showing the features and extent of the General Urban Area. 18 DUNDAS TRAFALGAR (NORTH OAKVILLE)
2.3.1 Built Form Guidelines Street-facing townhouse dwellings have been proposed to achieve a strategic increase in density with respect to the development context, road hierarchy and community functions. Consideration shall be given to the individual aspects of built form, as welll as the design of the entire building, to ensure that the individual design of streets and buildings are intricately connected, creating a collective, but diverse experience in the private and public realms. Built form shall address the following guidelines: Building compositions should present massing and design continuity, while at the same time creating variation within the streetscape. Each building may reflect its own distinct architectural identity, although all buildings should be designed to provide a collective sense of cohesion and harmony. Built form shall have a strong orientation to the street with at grade entrances where feasible. Prominent building massing and architectural treatment should be provided at the street edge to create animation and enable access to dwellings from adjacent sidewalks. Building scale and architectural styles shall be provided in a manner that reinforces an attractive, active, human-scaled street environment and promotes an urban village character. Careful consideration should be given to the massing, proportions, wall openings and plane variations of building elevations to ensure interesting facades. For dwellings located at corners, upgraded treatments should be considered for the flanking building side. Street-facing attached garages should be integrated into the main building massing to avoid prominence in the streetscape. 2.3.2 Open Space / Streetscape Guidelines Open space / streetscape guidelines shall address the following guidelines: Boulevard treatment shall reflect adjacent land use. May potentially integrate an urban streetscape treatment that considers alternative paving materials (decorative paved crosswalks) and street tree planting techniques (raised planters, hard surface treatment). Where required by adjacent built form uses, ensure provisions for accessible pedestrian connections from the street level are integrated into the boulevard design. Consolidated guest parking areas may also be integrated into the streetscape to supplement on-street parking provisions. Where applicable, bus stop locations should be integrated with the streetscape treatment, including the sizing of shelters that are appropriate to the boulevard width and respond to the street level uses of adjacent built form. Crosswalks at key intersections may be distinguished by an enhanced paving treatment. Street furniture (benches, waste receptacles, bike racks, etc.), if integrated, shall reflect either current Town of Oakville standards or, if unique to Dundas Trafalgar (North Oakville), be reviewed and approved by the Town of Oakville. Above-ground utilities shall be strategically located to mitigate negative visual impacts and minimize physical barriers to pedestrian flow. Opportunities may existing to allow publicly accessible open space features at corner building locations or between buildings to provide pedestrian amenity space and complement particular building uses. For additional design criteria, refer to section 2.4 Streetscape Treatment and 2.5 Parks. URBAN DESIGN BRIEF 19
2.4 STREETSCAPE DESIGN Reflecting the road hierarchy, the proposed streetscape treatment shall serve both a functional and urban design role and is a primary component for establishing the urban village character of the Dundas Trafalgar (North Oakville) community. Although each road type will be characterized by a particular set of streetscape elements, the collective network of streets will project a complementary, distinct and cohesive image for the community. The following is a general description of the proposed or potential streetscape treatment associated with each road type found within the study area: 2.4.1 Trafalgar Road Arterial Transit Corridor As Arterial/Transit Corridors, Trafalgar Road and Dundas Street are the main transportation corridors for North Oakville East and serve as a key structuring element for the Dundas Trafalgar (North Oakville) community. Trafalgar Road will function as a dedicated bus transit way. In accordance with the North Oakville Urban Design and Open Space Guidelines, transit supportive uses such as higher-density residential uses are encouraged along this corridor. The following describes some of the proposed streetscape elements: Ultimately intended as a six lane road with off-peak on-street parking on both sides, and a central transit right-of-way within the landscaped median. Sidewalks provided on both sides of the road, which, depending on adjacent built form use, may extend to the building frontage. Street trees situated within the boulevard may be planted in a grass strip or hard surface treatment (raised planter, tree grates), depending on adjacent built form use. Additional street trees may be planted within centre medians to frame the dedicated bus-way, provide greater canopy coverage and reduce the perceived scale of the road. Pedestrian crossings at key intersections will be installed with enhanced paving as an attractive feature and to reinforce a safe, walkable environment. Street light poles and luminaires shall reflect approved Town standards. 20 DUNDAS TRAFALGAR (NORTH OAKVILLE)
2.4.2 Avenue / Transit Corridors (Streets A, B, C and D) Streets A, B, C, and D are proposed as 24.0m right-of-ways which serve as major gateways into the community, from Trafalgar Road and Dundas Street, provide potential transit links to major land uses and disperse traffic away from local streets. In accordance with the North Oakville Urban Design and Open Space Guidelines, transit supportive uses such as townhouses and high-rise / walk-up apartments are encouraged along these corridors. The following describes some of the proposed streetscape elements: Shall allow for 2 travel lanes with 2 additional travel lanes that provide off-peak parking. Minimum 1.5m sidewalks provided for both boulevards. Given the residential and open space interface, street trees will generally be situated within grass boulevards, between sidewalk and curb. Where appropriate to the adjacent land use type and function, a more urban boulevard condition may be considered. This generally provides a greater extent of paving to facilitate increased pedestrian traffic and easier access from curb-side parked cars. It also provides more flexible space to integrate outdoor furniture. Urban boulevard conditions shall consider urban tree planting techniques (tree grates, raised planters, structural soil) that are conducive to heavy pedestrian traffic, while still achieving appropriate soil volumes. A comprehensive family of outdoor furniture and street lighting (benches, waste receptacles, bike racks, bollards, tree grates, etc.), should be adopted, which will be consistent with those utilized in public open spaces within Dundas Trafalgar (North Oakville). A single row of coarse textured, native street trees shall be planted on each side. Planting conditions, such as appropriate soil volumes and rooting area, shall promote long term growth of street trees. Street light poles and luminaires shall reflect approved Town standards. Fig. 2.4.2a - A comprehensive family of outdoor furniture and street lighting may be considered for urban boulevard treatments along Trafalgar Road, as appropriate to the adjacent land uses. Fig. 2.4.2b - Urban boulevard conditions along Trafalgar Road shall consider urban tree planting techniques (tree grates, raised planters) that are conducive to greater pedestrian traffic. URBAN DESIGN BRIEF 21
Fig. 2.4.2c - Avenue / Transit Corridor - General Urban - 24.0m R.O.W. / 2 travel lanes / centre turn lane / travel lane & off-peak parking on one side / 4.5m boulevard. Fig. 2.4.2d - Avenue / Transit Corridor - Neighbourhood Centre - 24.0m R.O.W. / 2 travel lanes / travel lanes & off-peak parking on both sides / 4.5m boulevard. 22 DUNDAS TRAFALGAR (NORTH OAKVILLE)
2.4.4 Private Local Street The proposed local street network strives to balance pedestrian, cycling and vehicular functions within a compact, urban street right-of-way. As such, they are intended as important neighbourhood social spaces that allow for informal interaction and eyes on the street. The following describes some of the proposed streetscape elements: Shall allow for 2-way vehicular travel with a minimum 1.5m sidewalk provided on one side. Lane widths shall reflect minimum standards to facilitate slower traffic speeds and a safer, more comfortable pedestrian and cycling environment. Predominantly framed by townhouse dwellings, the provision of frontaccessed versus rear-accessed garages will influence the character of the boulevard and the perception of public/private space. Street trees will generally be situated within the front yard easement. Street light poles and luminaires shall reflect approved Town standards. Fig. 2.4.4 - Private Local Street - 7.90m R.O.W. / 2 travel lanes / curbside sidewalk on one side. URBAN DESIGN BRIEF 23
2.4.5 Laneways Laneways reflect a traditional urban form that benefits the parallel local street environment in many ways. Where lane-based townhouse dwellings are integrated as part of the street network, they provide an urban front door interface with the local street, encourage variation in the built form product, and enable some efficiencies in block layout to achieve a more compact urban village environment. As well, lanes reduce interruptions to the street curb edge, resulting in the removal of driveways and allowing for continuous rows of street trees with a greater rooting area. The following describes some of the proposed streetscape elements: Shall allow for 2-way vehicular travel with a paved apron on both sides. Apron provides potential to locate utilities to the rear of dwellings and away from the local street right-of-way. The appearance of the lane should be enhanced through thoughtful design and selection of the garage, garage door and any fencing details. The entry to the lane should be landscaped with grass, trees and shrubs where appropriate to enhance the streetscape perpendicular to the lane. Fig. 2.4.5 - Laneway - 6.2m R.O.W. / 2 travel lanes / paved edge. 24 DUNDAS TRAFALGAR (NORTH OAKVILLE)
STREET A 2.5 PARKS Parks within the Dundas Trafalgar (North Oakville) community shall reflect the compact urban village design influence and provide a balance between passive and active recreation needs, hard and soft material emphasis, as well as destination or linkage function. The design of the Neighbourhood Park that extends into the adjacent neighbourhood, substantially beyond the east boundary of the site, as well as its linkages, will be further defined once the park design process is undertaken (in concert with Town staff and in coordination with the adjacent development). STREET D TRAFALGAR ROAD STREET C STREET B DUNDAS STREET LEGEND NEIGHBOURHOOD PARK STUDY AREA BOUNDARY 0 25 100 200m Fig. 2.5 - Plan depicting locations of designated parks and open spaces. URBAN DESIGN BRIEF 25
STREET A 2.6 SWM POND AND NATURAL CHANNEL Central to the character and function of the community is the proposed stormwater management pond and natural channel. Apart from their primary water quality and control functions, these facilities shall be designed to maintain the environmental and ecological integrity of the NHS and to provide a net benefit to the environmental health of the development area. In addition to these core functions, the SWM pond and channel will provide key community amenity spaces that will help establish the character of Dundas Trafalgar (North Oakville) as a unique, walkable and connected urban village. STREET D BLOCK OPEN SPACE 0.266ha BLOCK NHS 7.856ha Fig. 2.6b - Conceptual plan depicting the proposed SWM pond and trail edge treatment as an important public amenity. TRAFALGAR ROAD BLOCK OPEN SPACE 1.210ha STREET C STREET B BLOCK OPEN SPACE 0.239ha BLOCK SWMP 3.319ha LEGEND 0 25 100 200m DUNDAS STREET Fig. 2.6a - Plan showing SWM pond and natural feature locations. EXISTING NATURAL CHANNEL / OPEN SPACE BLOCK STORMWATER MANAGEMENT FACILITY STUDY AREA BOUNDARY Fig. 2.6c - Conceptual plan depicting a portion of the natural channel integrated into the urban design. 26 DUNDAS TRAFALGAR (NORTH OAKVILLE)
2.6.1 Trail Edge The proposed trail is a multi-functional and accessible community feature surrounding the SWM pond. As part of the SWM pond design, the path will provide walking and cycling connections with continuous views of the natural feature, while directly linking to other important features, such as Dundas Street to the south and Trafalgar Road to the west. In addition to walking, the trail may include seating areas for gatherings, outdoor furniture and lighting, lookout points, and a strong tree-lined edge. The following guidelines should be considered: The trail may allow for pedestrian and cycling uses. The public realm may be coordinated with the residential units located adjacent to the trail. A family of outdoor furniture and pedestrian lighting (benches, waste receptacles, bike racks, bollards, tree grates, etc.), should be adopted, which will be consistent with those utilized in other public open spaces within Dundas Trafalgar (North Oakville). Bench seating may be included throughout the length of the trail. Shade structures with seating may be integrated at key vantage points. Any changes in elevations shall meet all accessibility requirements. Barrier materials along the edge of the pond (retaining wall system, railings) shall ensure required safety conditions are met, while also being consistent with the design theme. Fig. 2.6.1b - Conceptual plan depicting a the proposed trail along the west and south edges of the SWM pond. Fig. 2.6.1a - Conceptual examples of features that shall be considered for the trail, including areas for walking and cycling, seating opportunities throughout and lookout features at key vista points. Fig. 2.6.1c - Conceptual sections/elevations illustrating portions of the trail conditions along the SWM pond edge. URBAN DESIGN BRIEF 27
2.6.2 Conventional SWM Pond Guidelines Beyond the community amenity features associated with the trail, the proposed SWM pond design will need to consider issues related to the planting and edge conditions. To encourage a strong connection with the community and fully address the core environmental functions, the design of the pond shall have regard for the following: A regular spaced row of coarse-leaved canopy trees shall be provided along the north street frontage, in combination with areas of naturalized planting. Naturalized planting throughout to consist of whips, multi-stem shrubs, ornamental grasses and riparian, aquatic and upland species appropriate for the pond condition, with an emphasis on native species and in accordance with Conservation Halton standards. A pedestrian trail shall be integrated around the pond to provide continuous connections. Trails within the pond may be combined with maintenance access roads in common locations to minimize non-vegetative surfaces, while facilitating important pedestrian linkages. Should utility structures be placed within the pond facility, they should be screened from public view with planting and/or built enclosures, as necessary. Provide information signage at the pond entry / lookout areas along the trail to inform the public of the importance and treatment of the SWM pond as a functioning natural open space feature. Opportunities may exist to substantially terrace plant in between rows or armourstone or other retaining wall system, effectively screening a large extent of the retaining wall, should that be desired, while providing a gradual and full vegetated transition from water level to the public edge. Armourstone or other retaining wall system should be placed an appropriate distance from adjacent street right-of-ways so that it has no impact on the design, safety and support of the roadway. Fig. 2.6.2 - The SWM pond will be characterized by natural planting throughout, consisting of whips, multi-stem shrubs, ornamental grasses and riparian, aquatic and upland species appropriate for the pond condition, with an emphasis on native species. 28 DUNDAS TRAFALGAR (NORTH OAKVILLE)
2.7 NATURAL HERITAGE SYSTEM The designated Natural Heritage System (NHS), located in the northeast corner of the Dundas Trafalgar (North Oakville) study area, is intended to ensure an ecologically diverse, healthy and sustainable NHS in an urbanized setting. The primary objective is to preserve the existing natural environment to achieve multiple objectives and targets related to fish and wildlife habitat, connected natural areas and features, community diversity, water management, etc., that will be balanced and implementable. Several features are proposed within the perimeter of the NHS lands. These features include extensive trail connections with direct links to the surrounding streets. Included with the trails are opportunities for seating areas, situated to take advantage of viewing opportunities and at the terminus of the two streets along the west side. Opportunities also exist to include a playground facility further to the south, in proximity of the townhouses that form part of the General Urban Area. Fig. 2.7a - The interface of the existing NHS with proposed development may integrate a segment of the trail network, with opportunities for community facilities, such as playgrounds. Fig. 2.7b - Conceptual plan showing existing NHS features, including the channel, adjacent to the proposed development south and west. URBAN DESIGN BRIEF 29
2.8 TRAILS AND PATHWAYS The North Oakville Secondary Plan calls for the development of an extensive recreation trail system. The trail system proposed for Dundas Trafalgar (North Oakville) will provide access to the NHS from the adjacent streets and SWM pond. In doing so, the trails will connect to planned or existing pathways throughout the broader community as a comprehensive pedestrian linkage network. The trail design shall comply with the North Oakville Urban Design and Open Space Guidelines and satisfy the objectives set forth in the North Oakville East Trails Plan. The following guidelines shall be considered: The material composition of the trail should be appropriate to the surrounding natural features. Trails should be sited to mitigate impacts to sensitive environments. Trail lighting requirements shall be determined on a site-by-site basis and take into consideration issues related to night-time use, disturbance of natural areas, impacts on adjacent land uses, maintenance requirements, etc. Where feasible, trails should be accessible and visible from adjacent streets. All trails shall be appropriately set back from adjacent residential rear lot lines. Trail design elements may include trailhead markers, seating areas and information signage for way-finding and environmental education. Trails located within natural features shall be linked with other pedestrian pathways and connections, in order to achieve a comprehensive, interconnected pedestrian and cycling network. 0 25 100 TRAFALGAR ROAD 200m STREET D STREET C STREET B DUNDAS STREET STREET A LEGEND TRAILS AND PATHWAYS PEDESTRIAN LINKS NATURAL HERITAGE SYSTEM / DRAINAGE CORRIDOR STORMWATER MANAGEMENT FACILITY NEIGHBOURHOOD PARK STUDY AREA BOUNDARY Fig. 2.8b - Conceptual plan indicating the location of the trails, pathways and pedestrian links relative to the existing and proposed open space features. Fig. 2.8a - The use, materials and character of the trails may vary, depending on the context. Fig. 2.8c - Conceptual section/elevation depicting a portion of the trail system running along the rear of residential dwellings, adjacent to the NHS. 30 DUNDAS TRAFALGAR (NORTH OAKVILLE)
2.9 PEDESTRIAN CIRCULATION The pedestrian circulation system within Dundas Trafalgar (North Oakville) is established through several interconnecting parts that will combine to achieve a walkable, cycle-friendly community with logical, convenient connections to all amenities and transit facilities proposed within the study area and beyond. There are 3 major components that form the pedestrian circulation system, including: STREET D Trails and pathways associated with the SWM pond, channels and existing NHS area; Sidewalks associated with the street hierarchy; and Pathways located within privately-owned lands. The combined result is an extensive network of pedestrian linkages that provide efficient, convenient and safe connections throughout the community. This provides strong encouragement for walking trips that serve to animate the community, create public social space, foster a sense of community pride and ownership, and increase safety and awareness through eyes on the street. TRAFALGAR ROAD STREET C STREET A STREET B LEGEND DUNDAS STREET TRAILS AND PATHWAYS SIDEWALK LINKS PRIVATE SPACE WALKWAYS STUDY AREA BOUNDARY 0 25 100 200m Fig. 2.9a - Trails and pathways within SWM ponds, channels and the existing NHS area will be accessible, allowing for a variety of uses. Fig. 2.9b - Conceptual plan of the proposed pedestrian circulation system, combining trails and pedestrian pathways, sidewalks and private space walkways. URBAN DESIGN BRIEF 31
2.10 GATEWAYS Gateways are an effective tool in creating a sense of entry into a distinct, cohesive community, through a consistent design and material palette. They are an important identifier that provides opportunities for branding as a reflection of the character and theme of the community. As well, they serve as effective way-finding markers from outside the community. Formal gateways for Dundas Trafalgar (North Oakville) are proposed along Trafalgar Road at the intesection with the east-west collector roads (Streets B and C), as well as along Dundas St. W., at the intersection with the north-south collector, Street A. These corner locations are either framed by a strong built form element or the open space channel, and the gateway design will need to respond to both conditions in a manner that achieves a sense of symmetry. The following guidelines shall apply in the design of these features: Gateways shall be defined by both landscape features and the adjacent built form orientation and architectural treatment, where applicable. Gateways shall reinforce the character of the community through a complementary material palette that picks up on the prevailing architectural style and materials. Only robust, durable materials and design shall be considered, with minimal long term maintenance requirements. Gateways shall provide for safe, attractive and logical pedestrian entry into the community. Gateway features shall not impede critical visibility paths. All above ground utility boxes should be sited away from the gateway area when possible. Landscape treatment may consider a combination of various elements, including decorative paving, plantings, grass, decorative walls and columns, signage and lighting. Plantings should consist of a limited variety of tree, shrub, grass and perennial species to minimize maintenance requirements. 0 25 100 TRAFALGAR ROAD 200m STREET D STREET C STREET B DUNDAS STREET STREET A LEGEND POTENTIAL COMMUNITY GATEWAY LOCATION STUDY AREA BOUNDARY Fig. 2.10a - Conceptual plan illustrating potential community gateway locations for Dundas Trafalgar (North Oakville). Fig. 2.10b - Conceptual plan illustrating a potential gateway feature at the urbanized channel interface with Trafalgar Road. 32 DUNDAS TRAFALGAR (NORTH OAKVILLE)
URBAN DESIGN BRIEF 33
SECTION 3 3.0 BUILT FORM The built form component for Dundas Trafalgar (North Oakville) shall primarily include the Trafalgar Urban Core Area land uses, with a small pocket of General Urban Area. These are expected to encompass predominantly townhouse dwellings, with higher density apartments, mixed-use buildings, and commercial uses fronting onto Trafalgar Rd. and Dundas St. W. A high quality built form character shall be achieved for all designations, delivering architecture that is rich and varied in its form and elements, creating a distinctive com munity with visually appealing streetscapes. Although architectural style variation is encouraged and can help distinguish neighbourhoods within the study area, it is critical that each individual building or dwelling reflect a singular and coherent influence, whether it be Victorian, Georgian, French Chateau, English Manor, Craftsman, Tudor, Modern, Contemporary, etc. Other built form types, such as apartment, mixed-use, and commercial buildings may adopt more contemporary architectural influences. 3.1 General Built Form Guidelines Architectural design shall support creative expressions, encouraging variation within a consistent program of design. Both contemporary and tradition based architectural influences may be used to define and distinguish blocks and neighbourhoods. Built form located adjacent to or fronting onto public open spaces and exposed to important view termini shall have a particular emphasis with regards to design articulation and visual interest. Built form should be designed and oriented to respond appropriately to its context within the community, with respect to priority lot locations and public realm landscape design intentions. Height and massing appropriate to the street type and width shall promote a pedestrian-friendly, appropriately scaled street environment. The use of high quality, durable, low maintenance building materials should be specified to achieve the desired architectural theme of the home. Architectural styles, design proposals and location criteria for all built form shall be evaluated for approval by the urban design consultant. Fig. 3.1 - Built form within Dundas Trafalgar (North Oakville) is expected to comprise predominantly townhouse dwellings, with higher density apartments and mixed-use buildings fronting onto Trafalgar Rd. and Dundas St. W. 34 DUNDAS TRAFALGAR (NORTH OAKVILLE)
STREET A 3.2 Built Form Typologies Proposed residential built form within Dundas Trafalgar (North Oakville) is expected to consist of the following range of residential densities and typologies, consistent with guidelines outlined in the North Oakville East Secondary Plan (February, 2008): General Urban Area predominantly townhouse residential with provisions for street fronting, rear-lane, back-to-back and stacked dwellings. Trafalgar Urban Core Area predominantly High Density and Medium Density residential with provisions for street fronting, rear-lane, backto-back and stacked dwellings; potentially containing apartments. STREET D TRAFALGAR ROAD STREET C STREET B LEGEND DUNDAS STREET TOWNHOUSES(FRONT AND REAR ACCESSED) HIGH DENSITY COMMERCIAL STUDY AREA BOUNDARY 0 25 100 200m Fig. 3.2 - Conceptual plan illustrating the potential distribution of built form within Dundas Trafalgar (North Oakville). URBAN DESIGN BRIEF 35
3.2.1 Townhouses The General Urban Area and parts of the Trafalgar Urban Core Area are expected to comprise an assortment of townhouse built form, including street accessed, rear-lane, back-to-back and stacked dwellings. Townhouses make efficient use of land, increase the diversity of built form within a community and achieve higher density populations to support a compact urban village environment. These dwellings are most often clustered to provide strategic density increases as appropriate to the road hierarchy and public transit stops. Built form design should address the following guidelines: The design of townhomes shall consider the entire building rather than individual units, as well as consider how individual buildings relate to one another. Building compositions should ensure continuity of massing and design, while providing variety along the streetscape. Adequate wall articulation is required to avoid large expanses of roof or wall planes: stepping of units and the addition of porches, bays and gables may be considered where necessary. To ensure interesting façades, consideration should be given to the massing, proportions, wall openings and plane variations of building elevations. Townhouse units should feature 2 to 3-storey massing, and bungalow forms should be discouraged. For corner dwellings, corner unit entries should be oriented to the flankage street, where possible. Where consistent with the architectural style, designs with covered front porches or porticos are desirable. To avoid prominence in the streetscape, street-facing attached garages may be integrated into the main building massing. Street-accessed townhouses may have single-car attached garages from the street. Two car garages may be considered where it can be demonstrated that there are no negative impacts to the front appearance of the dwelling. Lane-based townhouses may feature single- one-and-a-half- or twocar garages with access from the lane. Rear lane garages may either be attached or detached from the dwelling. Where the rear lane garage is detached from the principal dwelling, the design shall be complementary with respect to materials, massing character and quality to provide an attractive built form appearance along the lane. Townhouse units with garages backing onto a rear lane should incorporate upgraded rear architectural treatment. The design of garages on corner lots or other areas open to public view shall reflect an enhanced design quality consistent with the principal dwelling. Where townhouses front onto public open space features, a walkway shall be provided from the front door of each unit. Careful coordination of materials and colours to distinguish between public and private space is expected, particularly with regards to the front yard treatment. The design of townhouses fronting onto any public open space should be coordinated with the intended landscape design and functions of the open space. To minimize their appearance, consideration should be given to the location of utility meters, while complying with utility company requirements. Fig. 3.2.1 - Example of a street townhouse with front facing garages built into the massing of the building. 36 DUNDAS TRAFALGAR (NORTH OAKVILLE)
3.2.2 Stacked Townhouses Stacked townhouses are typically a multi-level condominium housing form (typically 4 storeys and comprising 2-storey units) with rear facing garages, that provides a high density dwelling as a transition to lower density neighbourhood character. Built form design should address the following guidelines: Individual private outdoor space is typically provided in the form of a balcony located above the garage, where it is divided for use by the upper and lower level units. Sunken courtyards may also be considered for use by lower level units. Flat roofs may be permitted as an option to allow for rooftop terraces. Given its typically greater expanse, building facades shall be highly articulated to provide an attractive built form. Well considered coordination of materials, colours and composition will be required to achieve an attractive product. Rear parking access from a lane is preferred over front yard parking. Consolidated and screened utility meters are encouraged and should be located on internal end units, where applicable, subject to coordination with local utility company standards. Fig. 3.2.2 - Example of stacked townhouse building, showing typical front, rear and side elevations. URBAN DESIGN BRIEF 37
3.2.3 Back-To-Back Townhouses Back-to-back townhouses are proposed in the Trafalgar Urban Core Area within Dundas Trafalgar (North Oakville). This townhouse form is typically a 3 storey freehold structure with front facing garages accessed from a public/private street. A common demising wall is located along the rear of the units, in addition to the traditional interior side walls. The outdoor amenity space is typically located above the garage or in the form of a balcony. Built form design should address the following guidelines: Facades should be designed to incorporate architectural elements found on lower density residential forms, such as peaked roofs, gables, porches and roof overhangs. Flat roofs are permitted to allow for rooftop terraces. Garages shall not project beyond the front wall or porch face of the main building. The treatment of balconies facing the street is critical to the overall design quality of the facade. A well-detailed balcony and railing design shall be consistent with the architectural theme of the building and shall integrate high quality, durable and low maintenance materials. Privacy screens, coordinated with the design treatment of the townhouse, should be provided between neighbouring units to provide privacy. Entrances to each unit should be at-grade and accessed with minimal to no stairs, subject to site grading conditions. Fig. 3.2.3 - Example of a back-to-back townhouse with a well-detailed balcony feature that is appropriately integrated into the building architecture. 38 DUNDAS TRAFALGAR (NORTH OAKVILLE)
3.2.4 Apartments Apartment buildings are permitted along Trafalgar Road. Consistent with the North Oakville Urban Design and Open Space Guidelines, any proposed apartments will bring the tallest buildings and highest density to the Trafalgar Road interface, where it will help establish this arterial/ transit corridor as a major avenue within the Town of Oakville. From a public transit standpoint, the proposed plan ensures that the highest population densities are in convenient proximity to major transit routing, including the future Trafalgar Road transit right-of-way and Dundas St. West. The buildings are encouraged to be sufficiently flexible to allow a variety of tenants and uses as additional development occurs over time. As a unit, the buildings shall have a strong orientation to the street, framing the corners and establishing a gateway into the community. Fig. 3.2.4 - Conceptual illustration of how apartments may frame the corners along Trafalgar Road and create the gateway into the community, thereby helping to define the character, use and identity of Dundas Trafalgar (North Oakville). URBAN DESIGN BRIEF 39
3.2.5 Commercial The primary commercial-only building for Dundas Trafalgar (North Oakville) is proposed for the south-east corner of the study area, at the corner of Dundas St. West and Street A. This site will form the south gateway into the community. As such, it is important that the architectural quality, orientation and street relationship will establish a sense of entry and visual landmark that will reinforce and define the character and identity of the community. Built form design should address the following guidelines: Commercial blocks should be designed to achieve a comfortable and attractive pedestrian scaled retail environment. A palette of materials, colours and textures shall be used that will be consistent and/or complementary to the prevailing architectural theme of the community. Buildings shall be in close proximity to the street edge with well articulated street facades that provide safe and accessible pedestrian access from the street. Corner buildings should be situated close to the intersection and address both street frontages in a consistent manner. Architectural detailing will consider those elements that will establish a consistent, cohesive and attractive appearance. The arrangement of base treatment, vertical elements, fenestration, facade materials and roof line shall achieve visual interest. Main entrances should be emphasized through design treatment and are to be grade related and fully accessible. Building facade addressing the rear parking lot shall display an architectural design quality and materials appropriate to any significant rear entries into the building. Provide ample fenestration along the entire extent of the building to visually connect the street with the commercial uses. Ensure any vehicular entry points do not break the continuous built form wall along the street edge and does not impede the architectural integrity of the building. The design of retail signage shall be visually and thematically consistent with the building design and coordinated throughout the site. Loading, service areas and utility functions shall be located to the rear of the building, substantially screened from the street and sidewalk areas. Similarly, mechanical units on the roof shall be located away from pedestrian views or screened, where feasible. Pedestrian routes shall be well-defined and provide safe and direct connections to building entrances, parking, transit facilities and adjacent land uses. The parking lot shall be located to the rear of the building, substantially screened from prominent views. Lighting, including building lighting and stand alone light standards, shall be designed and located to ensure safe pedestrian and vehicular movements. Fig. 3.2.5 - Conceptual illustration of a potential commercial building framing the entry into the community at the corner of Dundas St. West and Street A. 40 DUNDAS TRAFALGAR (NORTH OAKVILLE)
URBAN DESIGN BRIEF 41
SECTION 4 4.0 ARCHITECTURAL DESIGN CRITERIA In addition to the general guidelines and principles described in the North Oakville Urban Design and Open Space Guidelines, this section proposes criteria for the architectural design of low to mid-rise residential and commercial buildings. The following guidelines are provided to help achieve the overall vision for North Oakville in the proposed Dundas Trafalgar (North Oakville) community. 4.1 Character and Image The design of buildings within Dundas Trafalgar (North Oakville) should offer a harmonious mix of traditionally-inspired contemporary architecture. The use of distinctive and well-designed architecture employing high-quality materials (brick, siding, stone and stucco, depending on architectural style) will be a consistent characteristic of all proposed development, linking various communities in North Oakville. Stylistic influences may be borrowed from traditional-period Ontario precedents, and may include Victorian, Georgian, French Chateau, English Manor, Craftsman, Tudor, colonia, etc. As well, designs based on a modern, contemporary style may be considered. Distinguishing elements from each building design should reflect a single identifiable architectural style. Avoid combining discordant architectural elements in a single building design and ensure that a consistent level of design quality is achieved regardless of the chosen architectural style. 4.3 Massing Within the Streetscape An attractive streetscape is largely achieved by the arrangement of buildings within the street block. Visually, the grouping and massing of dwellings within a block has greater impact than a dwelling units individual detailing. Height and massing that is appropriate to the context of the street is key to achieving a pedestrian-friendly, comfortable scale environment. Consideration for the following design criteria will encourage harmonious massing within the streetscape: Massing should transition from higher density areas to lower density areas through building designs that achieve harmony along the streetscape. Buildings located adjacent or opposite one another should be compatible in terms of height and massing. Extreme variations should be avoided. 4.2 Architectural Variety Harmoniously designed streetscapes will positively contribute to the character and identity of Dundas Trafalgar (North Oakville) and are key to establishing an attractive, vibrant and livable community. Variety, massing, height and repetition within a group of dwellings will influence the visual appeal of these streetscapes. 42 DUNDAS TRAFALGAR (NORTH OAKVILLE)
4.4 Architectural Elements 4.4.1 Porches The majority of dwelling designs offered should feature front porches or porticoes to encourage social interaction and thus provide eyes on the street. To reduce the visual impact of garages and create a comfortable pedestrian environment along the streetscape, porches should be located closer to the street than garages. On corner units, wraparound porches are encouraged where appropriate to the dwelling style. Where main dwelling entries are visible from the street they should be appropriately lit. Where porches are used, they should be useable and kept as open as possible. 4.4.2 Exterior Materials and Colours The use of high-quality exterior building materials that are appropriate to the architectural style of the dwelling is important. Building materials may include masonary, stone, stucco, cement board and siding, as appropriate to the architectural style. The use of accents and decorative detailing consistent with the architectural style is encouraged. 4.4.4 Fenestration Prominent fenestration, consistent with the dwelling s architectural style, is required for all elevations facing public areas. The intent is to enhance the front facade appearance of each building or unit and provide a close relationship between building and street. Windows should be proportioned and include design elements consistent with the architectural style of the built form, including integrated muntin bars where appropriate. Consideration shall be given to low maintenance, durable windows such as vinyl or fibreglass. Vertical, rectangular window configurations are encouraged to better fit with most traditional architectural styles. Other window formations may be considered where consistency with the architectural style is maintained. All window related elements (sills, lintels) shall be consistent with the given architectural style. Window types, such as bay windows, should be used as appropriate to the location and siting of the dwelling, consistent with the given architectural style. Window placement in combination with other architectural elements is an effective method to animate rear or side elevations exposed to public view. 4.4.3 Architectural Detailing To add visual interest to the dwelling, the use of trim elements (i.e. frieze board, gable posts, brackets, window surrounds and scallopedshingle effects) and masonry detail elements (i.e. quoining, lintels/ headers, pilasters, soldier coursing and keystones) may be used. Details should be authentic in appearance and consistent with the dwelling s architectural style. They shall be appropriate to the building scale and proportion, and should consider the longevity of the selected materials. Fig. 4.4.4 - Windows shall be consistent with the architectural style of the dwelling. URBAN DESIGN BRIEF 43
4.5 Roof Form Variation in roof types and forms are encouraged and may include gables, dormers, hips, ridges, mansards and flat elements that are consistent with the given architectural style. Interesting roof lines should be emphasized for street facing or flanking dwellings. The use of upgraded or alternative materials may be considered to distinguish neighbourhood areas or priority lots. Roofing materials, whether asphalt, metal, wood or composite materials, shall be consistent with the architectural style. Roof forms should appropriately fit with neighbouring properties to establish a cohesive streetscape appearance. Main roof slopes should comply with accepted standards for a given architectural style and dwelling type. Roof overhangs should follow acceptable standards as per a given architectural style. Where possible, roof plumbing stacks, gas flutes and vents should be located away from street view at the rear slope of the roof. Skylights should have a flat profile and be located away from street view at the rear of the roof. The use of false dormers is discouraged, and used only where scale, orientation and roof line make them appropriate. Stacked townhouses, apartments, mixed-use buildings, commercial buildings and live-work units may integrate flat roofs, as appropriate to the architectural style, particularly in more contemporary or modern design influences. Fig. 4.5 - Examples of dwellings with different roof forms. 44 DUNDAS TRAFALGAR (NORTH OAKVILLE)
4.6 Street-Accessed Garages Garage size and placement shall comply with the applicable zoning by-law and Secondary Plan policies; the use of street-related, detached and rear yard garages shall be permitted. Where garages are attached, they should be integrated into the main massing of the dwelling with limitations to their projection into the front yard. Attached garages located within the front or flankage yards and accessed from the street shall be of a similar architectural style and proportional scale to the adjoining dwelling. Street facing garages should be minimized in scale in compliance with the vision for North Oakville. The following are considered acceptable design options for attached street facing garages: - Integrate the garage into the main massing of the dwelling, in line with the porch projection; - Integrate the garage into the main massing of the dwelling, in line with the main front wall; - Situate the garage to the side of the dwelling, set back from the main front wall. Only sectional, roll-up type garage doors shall be considered. A variety of garage door header treatments shall be utilized and shall be consistent with the architectural style of the dwelling. Light fixtures mounted to the side or above the garage door shall be encouraged, with a lamp style consistent with the architectural style of the dwelling. Where dropped garage conditions occur on rear-to-front sloping lots, alternative architectural treatment shall be employed to minimize the massing between the top of the garage door and the underside of the soffit. The following are some techniques that may be considered: - Increase the garage door height as appropriate to the scale of the dwelling; - Lower the garage door and/or increase the roof pitch; - Add a decorative gable louvre or feature; - Integrate additional architectural treatment such as decorative brick patterns to provide a break in the massing; - Consider window treatments above the garage doors, as appropriate to the dwelling; - Provide wider and/or arched lintels over the garage door to reduce the massing; - Situate light fixtures above the garage door to break-up the massing. URBAN DESIGN BRIEF 45
4.7 Utility and Service Elements Public views toward utility meters and utility service connections should be minimize, preferably, situated on side walls (perpendicular to the street) and facing an interior side yard. Where there are no interior side yards, utility and service connections should be screened from view through landscape treatment or recessed into the wall where possible, subject to standard access requirements for a given utility. Fig. 4.7 - Utilities should be integrated into the architecture or dissimulated from view. 46 DUNDAS TRAFALGAR (NORTH OAKVILLE)