Garden Drive Townhouse Development Matas Development Group Oakville, Ontario February 8, 2013 Urban Design and Architecture
2 Introduction This Urban Design Brief has been prepared in support of a rezoning application by Matas Development Group. The application seeks approval for a new development along Garden Drive comprising 20 street townhouse units. The Brief follows the Town of Oakville s Terms of Reference for such documents, dated March 2010. The brief comprises two distinct sections. Section 1 describes the physical and policy context of the subject site and includes; 1a) Contextual Analysis 1.1 Location and Site Attributes 1.2 Site Edges and Neighbouring Conditions 1.3 Urban Pattern in the District 1.4 Transportation Systems 1.5 Natural Heritage Systems 1.6 Landmark Characteristics 1b) Project Goals and Objectives 1.7 Urban Design Principles 1c) Response to Town Policy Documents 1.8 Official Plan and Zoning Policies 1.9 Livable Oakville Principles Section 2 describes the proposal s specific design responses and is structured as follows; 2a) Conceptual Design Principles and Concept Plan 2.1 Site Design 2.2 Built Form Elements and Massing 2.3 Building Articulation 2.4 Character and Image 2.5 Architectural Treatment 2.6 Lighting 2.7 Signage 2.8 Servicing and Parking 2b) Sustainability 2.9 LEED Standards 2.10 Carbon Emissions 2.11 Energy Efficiencies/ Orientation 2c) Public Realm Principles and Features
2.12 Public Spaces 2.13 Pedestrian Circulation 2.14 Design Concepts 2.15 Linkages to Off-site Amenities 2.16 Transit Integration 2.17 Landscape Design/ Boulevards 2.18 Public Art Opportunities 2.19 Streetscape Elements 2.20 Transition Spaces 2.21 Midblock Connections 2.22 Shadow Impacts on the Public Realm Section 1: Site Characteristics and Policy Framework 3 Section 1 a) Contextual Analysis 1.1 Location and Site Attributes The subject site comprises 0.34 hectares or 0.84 acres with a frontage on Garden Drive of 91m. The site is part of a larger district comprising 2 city blocks bounded by Dorval Drive to the west, Maurice Dr. to the east, Lakeshore Road West to the south and Rebecca Street to the north. The sector is undergoing significant change with a 4 storey apartment (Windermere Manor) under construction at Lakeshore and Maurice and another 4 storey apartment (Wyndham Place) under construction at Dorval and Rebecca. AERIAL PHOTOGRAPH WITH SUBJECT SITE AND PLANNED AND BUILT CONTEXT
4 In addition town house projects have been completed at 214 to 224 Rebecca. Townhouses are planned at 114 Maurice Drive next to Windermere Manor. The district is a unique pocket defined by commercial uses to the east and a major institutional use (secondary school) to the west. In recognition of this the Town has designated these lands as a special policy area with increased medium and high density potential, identified in Schedule G of the Official Plan. 1.2 Site Edges and Neighbouring Conditions North Edge- Rebecca St. The north side of Rebecca St. includes single detached, semi detached and townhouse form development, generally decreasing in height and density moving from Dorval to the east. The south side of Rebecca St. is the subject of recent development with 4 storey apartment form at Dorval decreasing to 3 storey townhouse development east of Garden Drive. The lands immediately to the north of the subject site have been developed with 3 storey townhouses with rear yards facing the north edge of the subject site. TOWNHOUSES ON NORTH SIDE OF AT REBECCA ST. AT DORVAL DR.
5 BARCLAY SQUARE TOWNHOUSES ON NORTH SIDE OF REBECCA NEAR GARDEN DR. NORTH SIDE OF REBECCA ST. AT GARDEN DRIVE
6 3 STOREY TOWNHOUSES AT THE CORNER OF GARDEN AND REBECCA NORTH OF THE SUBJECT SITE 4 STOREY WYNDHAM PLACE CONDOMINIUM AT GARDEN DR. AND REBECCA ST.
7 VIEW TOWARDS SUBJECT SITE FROM DORVAL DRIVE West Edge- Garden to Dorval Dr. The west boundary of the subject site is the Garden Drive frontage of about 91m. This is the principal public face of the subject development. The site faces the entry court of Wyndham Place an approved 4 storey apartment form. As such Wyndham Place does not place any built form along the Garden Drive street line, placing an urban design responsibility on the subject site to physically define, animate and anchor the east edge of this street. To the south of Wyndham Place there are existing single detached lots remaining within the newly designated High Density category. It is likely that this built form will evolve into built form similar in height to Wyndham Place.
8 SINGLE DETACHED LOT SOUTH OF WYNDHAM PLACE CONDOMINIUM SINGLE DETACHED LOT AT GARDEN DR. AT LAKESHORE ROAD South Edge- Seniors Home
9 To the immediate south of the subject site lies 2 single detached residential lots which are currently being planned as development block for a senior's residence apartment at 4 storeys in height. The proposed future urban condition will be a strongly anchored street wall along Garden Dr. and Lakeshore Road West. 4 STOREY WINDERMERE MANOR ON LAKESHORE ROAD AT MAURICE DR.
10 TOWNHOUSES ON SOUTH SIDE OF LAKESHORE ROAD NEAR MAURICE DR. East Edge- Residential Townhouses and Single Detached The east edge of the subject site is the rear yard. It faces the rear yards of properties on Maurice Dr. As planned their are 16 three storey townhouse units backing on to the subject site. The 4 storey Windermere Manor at Maurice and Lakeshore also partially backs onto the subject site at its southeast corner. Beyond Maurice Drive there are existing commercial uses that are likely to remain in the near future.
11 WINDERMERE MANOR VIEWED FROM MAURICE DRIVE LOOKING SOUTH RETAIL CENTRE AT MAURICE DR. AT LAKESHORE ROAD
12 COMMERCIAL OFFICES ON EAST SIDE OF MAURICE DRIVE COMMERCIAL BUILDING AT MAURICE DRIVE AT REBECCA ST. The context points to a design solution that minimizes impacts on the existing residential lands which are in transition while matching the scale and massing of the emerging 3 and 4 storey
13 higher density context. The proposed development will need to strongly anchor the Garden Drive frontage, while providing an active and comfortable pedestrian realm with unit addresses and entrances at grade. 1.3 Urban Pattern in the District The development district is surrounded by a variety of uses and conditions that uniquely define this sector as an intensification node. The subject site sits independently within this district with no direct face or impact on the older stable residential built form to the north of Rebecca St. As such there is some latitude to explore design solutions that are not typical of the traditional Oakville context, but rather reflect more contemporary trends in design. The presence of the new St. Thomas Aquinas high school, commercial uses and a grocery store point to a design compatibility that is more in keeping with contemporary commercial approaches to fenestration and materials. The high school features natural stone, brick and large windows which point to a character that could be emulated in the design of buildings for the subject site. ST. THOMAS AQUINAS SCHOOL WITH CONTEMPORARY DESIGN AND MATERIALS 1.4 Transportation Systems The subject site is within close walking distance to both Lakeshore Road West and Rebecca St., where major bus routes, 2 and 14, connect to the east and west. Lakeshore, Rebecca and Dorval Dr. are all major arterial roads that facilitate convenient car access throughout the Town.
14 Active transportation is supported through interconnected walkways, linking institutional and commercial destinations within the district. 1.5 Natural Heritage Systems There are no natural heritage systems in close proximity to the subject site. Trafalgar Park is a major open space 2 blocks to the east of the subject site. St. Jude's Cemetery lies to the south of Lakeshore Road West. 1.6 Landmark Characteristics The subject site has no landmark potential within the greater Town of Oakville, lying within the local district, not fronting on any major arterial roads. Section 1b) Urban Design Goals and Objectives for the Project 1.7 Urban Design Goals In reviewing the Town's Urban Design policies and in consideration of the existing and planned site context, several goals have been formulated as follows: -With respect to the height of buildings: keep heights below the 4 storey policy limit and generally at 3 storeys with an emphasis on a 2 storey expression as a reference to detached houses remaining in the district. -With respect to uses; provide housing options at a higher density than the prevailing single detached house form offering reduced maintenance options for Oakville residents. - To enhance the quality of the pedestrian realm along Maurice Drive, with well landscaped boulevards and several unit addresses and entrances fronting on the street. - To minimize the visual impact of the car on the streetscape by limiting the number of driveways and garage faces and to minimize the presence of truck movements and loading areas on the public realm. - To enhance pedestrian connections to the nearby schools, parks and retail/ commercial destinations. To ensure that a convenient and pleasant walkable environment is enhanced through greater connectivity and a high standard of urban design, thereby diminishing the use of the car. -To complete a district in transition from single detached lots to multi-unit mixed tenure development creating a more complete community with more housing choices. -To minimize impacts such as adverse shadows and blocked sky views for neighbours
15 -To create a development that respects the scale and character of this emerging district while carefully incorporating opportunities for appropriate intensification. 1 c): Response to Town Documents The following extracts from the Town's current in-force Official Plan highlight the Urban Design principles that apply to the subject site. All text in italics is a direct excerpt from the Livable Oakville plan. 1.10 Livable Oakville Principles Office Consolidation September 7, 2012 6. URBAN DESIGN 6.1.1 Objectives The general objectives for urban design are:... c) to promote innovative and diverse urban form and excellence in architectural design; 6.2 Public Realm 6.2.6 Streetscapes shall: a) reflect the local context; b) promote a pedestrian-oriented environment that is safe, attractive and accessible; and, c) provide cohesion and seamless transitions between the public and private realm. 6.2.7 New development should contribute to the creation of a cohesive streetscape through: a) the placement of principal building entrances towards the street and corner intersections when applicable; b) achieving a variation of façade articulation and details; c) the location of active uses such as patios designed to connect to the public realm to enhance the liveliness and vibrancy of the street, where applicable; 6.4 Transition 6.4.1 In order to achieve compatibility between areas with different land uses, development, where applicable, will be designed to create an appropriate transition through the provision of roads, landscaping, spatial separation of land uses, and compatible built form. 6.4.2 Where proposed building heights exceed the predominant built height of adjacent buildings, the Town may require that new buildings be stepped back, terraced or set back in order to reduce adverse impacts on adjacent properties and/or the streetscape. 6.5 Built Form
16 6.5.1 Buildings should align with neighbouring buildings for the purpose of creating a continuous streetwall and providing interest and comfort at ground level for pedestrians. 6.5.2 Buildings located on corner lots shall provide a distinct architectural appearance with a high level of detailing and shall ensure that the design continues around the corner, with articulated façades towards both streets. 6.5.3 New development shall ensure that proposed building heights demonstrate compatibility with adjacent existing development by employing an appropriate transition of height from new to existing development. 6.5.5 Continuous streetwalls of identical building height are discouraged. 6.5.7 Rooftop mechanical equipment should be screened with architectural features. 6.8 Access and Circulation 6.8.2 To ensure safety and promote their priority over vehicular traffic, pedestrian walkways shall take prominence over driving surfaces and made continuous across driving aisles and entrances. 6.8.3 Consolidated driveway accesses are encouraged to minimize disruption of the public sidewalk, maximize the areas available for landscaping and minimize expanses of pavement. 6.9 Landscaping 6.9.1 Landscaping shall: a) enhance the visual appeal of development; b) promote a human scale and create an attractive environment for pedestrian movement; 6.10 Parking 6.10.1 In order to provide safe and attractive pedestrian environments and visual enhancement, surface parking areas should be organized in appropriately sized areas separated by built form, landscaping, and/or pedestrian facilities. 6.10.2 Surface parking areas should be: a) located in the rear or side yard or in areas that can be appropriately screened so as not to dominate the streetscape, while allowing sufficient visibility to achieve safety and functionality; b) connected to the on-site pedestrian network and streetscape through landscaped pedestrian links; and, 6.10.3 Parking within a structure should be screened from view. Above ground parking facilities should include active uses at grade with parking spaces located towards the rear of the structure. 6.11 Service, Loading and Storage Areas
6.11.1 The visual and noise effects of service and loading areas on the surrounding environment should be minimized. 17 6.11.2 Service and loading areas should be: a) located and oriented away from the general circulation of pedestrians and automobiles both on-site and in the public right-of-way; 6.11.4 In commercial and residential development in the Growth Areas, and on lands which are adjacent to residential land uses, service and loading areas should be located internal to the building or appropriately screened from public streets. 6.11.5 Site and building services and utilities such as waste storage facilities, air handling equipment, hydro and telecommunications equipment should be located within the rear yard or away from or screened from public streets, adjacent residential areas and other sensitive land uses. 6.12 Signage and Lighting 6.12.4 All building and site lighting shall be mitigated at source to minimize impact on adjacent properties or public roads. Outdoor lighting fixtures that reduce energy consumption and direct light away from the night sky are encouraged. 11. RESIDENTIAL Special Policy Areas may be defined on lands or areas which are designated Residential and which require further study and/or additional policies as set out in Part E. The following objectives shall apply to all Residential Areas: a) maintain, protect and enhance the character of existing residential areas; b) encourage an appropriate mix of housing types, densities, design and tenure throughout the Town; c) promote housing initiatives to facilitate revitalization, compact urban form and an increased variety of housing alternatives; d) promote innovative housing types and forms to ensure accessible, affordable, adequate and appropriate housing for all socio-economic groups; 11.1.8 Intensification within the stable residential communities shall be provided as follows: c) Within the stable residential communities, on lands designated Medium Density Residential and High Density Residential, there may be underutilized lands on which additional development may be appropriate. Intensification of these lands may occur within the existing density permissions for the lands and may be considered subject to the requirements of section 11.1.9 and all other applicable policies of this Plan. 11.1.9 Development within all stable residential communities shall be evaluated using the following criteria to maintain and protect the existing neighbourhood character:
18 a) The built form of development, including scale, height, massing, architectural character and materials, is to be compatible with the surrounding neighbourhood. 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.... f) Surface parking shall be minimized on the site.... 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.... 11.1.10 Special Policy Areas that are designated for residential uses are also described in Part E and are also subject to policies set out in Part E. PART E 27.2 Schedule G (South East) Exceptions The following additional policies apply to certain lands on Schedule G, South East Land Use, excluding the Midtown Oakville, Kerr Village and Downtown Oakville Growth Areas. 27.2.1 The lands designated Medium Density Residential and High Density Residential in the general vicinity of Rebecca Street, Garden Drive, and Maurice Drive are subject to the following additional policies: a) On the lands designated Medium Density Residential, only multiple attached dwellings may be permitted with a maximum building height of 3 storeys. b) On the lands designated High Density Residential, only townhouses and apartments may be permitted with a maximum building height of 4 storeys. c) Redevelopment in accordance with a) and b), above, shall only occur when all of the lands within a development block have been acquired for development purposes. Lands designated High Density Residential, between Dorval and Garden Drives, make up one development block. Lands designated Medium Density Residential along Rebecca Street, east of Garden Drive, constitute two development blocks. The remaining lands designated Medium Density Residential, between Garden and Maurice Drives, make up another development block. d) Redevelopment in accordance with a) and b), above, shall only occur upon confirmation of adequate water and wastewater services, the suitability of the adjoining roads to accommodate traffic and the submission of a block plan indicating the integration of the proposed redevelopment within the overall area.
19 e) Redevelopment in accordance with a), above, shall be subject to urban design guidelines approved by the Town. f) Notwithstanding the above, the lands may continue to be used for the existing single detached dwellings until such time as comprehensive redevelopment occurs. For a detailed review of the Town s policies see the accompanying Planning Justification Report. Section 2 - The Proposal 2a) Conceptual Design Principles and Concept Plan 2.1 Site Design The site design for the subject site is simple and straightforward. Three storey townhouse blocks are oriented to Garden Drive with vehicular access relegated to the rear. This pattern has emerged as a typical approach to infill development in Oakville that appropriately provides address and visual surveillance on the street with a high degree of fenestration. The site layout comprises two blocks of built form of about 41m each with a driveway portico dividing the blocks. This general pattern suitably divides the street frontage into appropriate lengths that are typical of infill sites in Oakville. 2.2 Built Form Elements and Massing The built form blocks are massed at three storeys but carefully shaped to express a 2 storey scale. Each pair of townhouse units is combined to reflect an apparent width of a single unit at about 8 metres. This 8m module creates visual blocks of 5 units, disguising the presence of 10 actual units. To assist in this reading of mass, each pair of units features a 2 storey stone wall
20 frame with 2 courses of windows within. To further define this division of pairs, vertical stone "chimney" elements subdivide each block and create a sky silhouette emphasizing individual house units. The third floor is set back approximately 1.5m to allow the 2 storey stone elements to project forward in the visual streetscape field, emphasizing a lower, pedestrian scaled form. The centre block that divides the north and south blocks, is similarly setback to allow each block to visually stand independently, reducing the apparent length of the entire frontage of 91 m. GARDEN DRIVE VIEW 2.3 Building Articulation The building design uses a traditional three part division of the Garden Drive wall into a base, middle and crown. The base is proposed to be a 1 storey element that forms a visual datum that features the unit entrances. This single storey element is defined by a common stoop and porch roof canopy. 2 storey stone elements form the main body of the buildings. These stone panels step ahead of brick and glass planes to achieve some depth and shadow line. The glazed third floor steps back and forms a recessed cap to the buildings. A roof cantilever caps this third floor to create a formal top to the whole wall assembly. An access to the roof terrace is provided through a 4th floor structure that is limited in area to only provide convenient roof access.
21 NORTH BLOCK ELEVATION FACING GARDEN DRIVE 2.4 Character and Image A contemporary design character has been adopted for this project. The imagery stems from existing material palettes in the context, namely St Thomas Aquinas school and other recent and proposed designs as seen in Wyndham Place. The materials include traditional coursed stone masonry, brick, wood, stucco and window wall glazing. Natural materials are used to connect with more traditional historic designs in the district, while having a fresher look more typical of current technologies and methods. 2.5 Architectural Treatment Natural materials are used to connect with more traditional historic designs in the district, while having a fresher look more typical of current technologies and methods. Variety in the streetscape is achieved through sculpted facades with non-planar streetwalls and a interrupted roofline silhouette. A range of complementary material colours will be used to differentiate each block. PARTIAL STREETSCAPE VIEW
22 DETAIL ELEVATION OF NORTH BLOCK SHOWING INDIVIDUAL UNIT ENTRIES 2.6 Lighting Light standards will be used throughout the site that will match the scale and character of the design components of the site. All lighting should be sympathetic in colour tone using dark sky cutoffs. Lighting should not spill onto adjacent properties. 2.7 Signage Permanent signage will be limited to project/use identification and address. Should ground signs be used to identify the project, sign bases should use materials found in the building bases and landscaped surfaces such as stone. 2.8 Servicing and Parking All waste will be stored internally and placed out for pick up at the street edge only when required. All parking areas will be set below average grade minimizing visibility from, and headlight impacts on, neighbouring properties. Private decks cover all parking areas. 2b) Sustainability 2.9 Energy Efficiency Standards
23 At this time LEED certification is not planned, however basic green features such as low flush toilets and high efficiency HVAC systems will be incorporated at the detailed design stage. 2.10 Carbon Emissions The inclusion of apartment form residential densities within a walkable mixed use district core will promote pedestrian and bicycle activity and minimize the use of the automobile resulting in fewer carbon emissions. 2.11 Energy Efficiencies/ Orientation Building orientation has been designed to place outdoor amenity spaces towards the east and morning sun, maximizing the use of grade terraces and balconies in the shoulder seasons of spring and fall. 2c) Public Realm Principles and Features 2.12 Public Spaces The only public realm space provided is on the boulevard along Garden Drive. This are will be landscaped to the Town's current urban design standards. 2.13 Pedestrian Circulation Pedestrian circulation is limited to connections from the sidewalk on Garden Dr. to each individual entrance. 2.14 Design Concepts Accessible walkways will be smooth to facilitate those with limited mobility. CPTED principals will be considered to enhance safety and security throughout the site. 2.15 Linkages to Off-site Amenities The site is edged by public sidewalks along Garden Drive leading to Lakeshore Road West and Rebecca St. sidewalks. 2.16 Transit Integration Bus service is available along Lakeshore Road West and Rebecca St. Lines 2 and 14 interconnect the Town and subject site. 2.17 Landscape Design/ Boulevards
24 Planting details for the boulvards will be determined in consultation with the Town during site plan application. A detailed landscaped plan concept is shown below indicating individual unit entrance walkways and street tree planting along Garden Drive. DETAIL OF STREETSCAPE PLAN ALONG GARDEN DRIVE STREETSCAPE PLAN AND COMPOSITE ELEVATION SHOWING ENTIRE GRADEN DRIVE FRONTAGE IN CONTEXT 2.18 Public Art Opportunities None are suggested at this time. 2.19 Streetscape Elements These elements will be determined through the detailed design stage.
2.20 Transition Spaces All transition edges are dealt with through physical building setbacks and a rear yard landscape buffer over the easement running along the east property line. 25 2.21 Midblock Connections No midblock connections are planned or required. 2.22 Shadow Impacts on the Public Realm Shadow studies are appended to this brief and have been completed for typical daytime hours for March/ September 21, June 21 and December 21 and indicate that no adverse shadow impacts are created by the proposed design for the subject site. At the times indicated none of the existing rear yard amenity spaces of existing homes in the area is adversely affected by shadow. Conclusion The proposed urban design strategies for the site will ensure a compatible and sensitive development for the subject site. The project introduces a type of housing needed in the area allowing residents to stay in their community. The project design realizes the policy goals and principles set out in the Official Plan for Oakville. It will further assist in creating a more complete and vibrant community experience within this Special Policy growth area.