URBAN DESIGN BRIEF 2136&2148 Trafalgar Road Town of Oakville Prepared By: METROPOLITAN CONSULTING INC For 2500674 Ontario Inc November 2016
TABLE OF CONTENTS Page No. 1.0 Introduction/Description of Subject Lands 1 2.0 Site Analysis 1 2.1 Existing Conditions 1 2.2 Surrounding Land Uses 1 2.3 Site Design 2 3.0 Policy Context 2 3.1 Livable Official Plan 2 3.2 Urban Design Guidelines 4 4.0 Design 5 4.1 The Public Realm 5 4.2 Complete Streets 5 4.3 Streetscapes 6 4.4 Built Form 6 4.5 Low-Rise Residential Buildings 6 4.6 Design Direction 7 4.7 Pedestrian Connections 7 4.8 Parking 7 4.9 Lighting 7 5.0 Implementation 7 Appendices Appendix A Appendix B Proposed Site Plan Pedestrian Circulation Plan(s)
1.0 INTRODUCTION/DESCRIPTION OF SUBJECT LANDS Metropolitan Consulting Inc. (MCI), was retained by DiCarlo Custom Homes to prepare this Urban Design Brief in support of a Draft Plan of Subdivision and Zoning By-Law Amendment for lands in Oakville. The subject lands are legally described as Part of Lots 2&3, Registered Plan 473 and municipally known as 2136 & 2148 Trafalgar Road. The site comprises a total area of approximately 0.84 ha/2.07ac. The purpose of this Urban Design Brief is to describe and illustrate the design strategy and principles for the proposed new development and an analysis of policy context of the Town s Urban Design Manual. 2.0 SITE ANALYSIS 2.1 Existing Conditions The site is comprised of a rectangular shaped parcel of land on the west side of Trafalgar Road between River Oaks Boulevard East and Glenashton Drive. The subject lands are comprised of two lots. They have a combined area of 0.84 hectares and have an approximate frontage of 82.90 metres along Trafalgar Road and a depth of 106.74 metres. The property known as 2136 Trafalgar Road consists of a 1 ½ storey mixed residential and commercial building located adjacent to Trafalgar with an approximate building area of 180 square metres. There is also an existing single storey commercial building which is currently being used as a dog kennel with frontage and driveway access from Trafalgar Road. The approximate building area of the kennel is 500 square metres. The remainder of the site is primarily grass covered with trees around the perimeter of the subject lands. The property municipally known as 2148 Trafalgar Road consists of a 1 storey vinyl clad dwelling with an approximate building area of 137.70 square metres and a wood shed with an area of 12.95 square metres. The remainder of the site is predominantly grass with trees around the boundary of the subject lands. The topography of both properties is generally flat with no significant environmental natural features evident. 2.2 Surrounding Land Uses To the North- Immediately north of the Site is the medium density residential development currently under construction which will consist of 114 townhouse units fronting onto private condominium roadways. 1
To the East- Across Trafalgar road exists residential uses consisting predominately of single-detached dwellings which front onto a window street with no driveway accesses to Trafalgar. To the South- An Institutional use containing a Catholic Church at the intersection of Trafalgar Road and River Oaks Boulevard. Directly abutting the property line of the Site is the parking lot for the Church. To the West- Residential uses comprised of 52 single-detached dwellings. See Figure 1 for Aerial Context Map 2.3 Site Design Please see Proposed Site Plan in Appendix A and Figure 2- Site Design The proposal consists of (8) 4-storey townhouse blocks with a total of 59 units. Fourteen (14) units will front onto Lillykin Street and 17 units will front Trafalgar Road resulting in a continuous streetwall of building facades directed toward the street. Central to site are 4 blocks of townhouses consisting of 28 townhouse units. In between the blocks, an open space network will be provided with a possible pedestrian connection linked to the open space areas of the neighbouring property. The townhouses will front onto the proposed open space areas. The street network provides a grid-like pattern. Proposed is a private condominium roadway intersecting with Lillykin Street central to site. All units will have driveway access from the private roads through rear lanes. These roads are in line with the condominium roads of the neighbouring property but do not provide direct vehicular access. There is also no vehicular access to Trafalgar Road. A visitor parking area with 9 parking spaces is proposed central to the site. To promote pedestrian path zones, sidewalks will be located on one side of the private road connecting to the visitor parking areas. It will also be in line with a walkway proposed between the 2 townhouse blocks fronting Trafalgar Road which will connect pedestrians/cyclists to the major arterial which is also a higher order transit corridor. Bicycle parking is proposed as you enter the site. The proposed development is in conformity with the height, scale and massing of surrounding buildings and therefore, will not impact the existing neighbourhoods. 3.0 POLICY CONTEXT 3.1 Livable Official Plan The subject lands are designated Main Street 2 on Schedule I - Central Land Use in the Town of Oakville Official Plan. The subject lands are also within a Special Policy Area which is referred to as the Trafalgar Road Corridor. 2
The policies of Main Street 2 permits a wide range of retail and service commercial uses, including restaurants, commercial schools, offices and residential uses. Buildings within this designation shall have a minimum height of 4 storeys and a maximum height of 6 storeys. The Special Policy Area- Trafalgar Road Corridor refers to the lands adjacent to Trafalgar Road, between the QEW and Dundas Street. This corridor provides a direct link between Midtown Oakville and the Uptown Core and contains a number of vacant or underutilized sites that can accommodate transit-supportive intensification (26.3). On lands designated Main Street 2 within the Trafalgar Road Corridor, specifically adjacent to Lillykin Street, only residential buildings shall be permitted with a minimum of 2 storey s and a maximum of 4 storey s in height to provide a transition to the lands designated Low Density Residential. Single use residential buildings may be permitted. Development within this designation shall be based on a comprehensive development plan which demonstrates the potential full build out of the area (26.3.3 b & c). The proposed subdivision implements the Town s Official Plan policies by: Permitting mix of residential uses within the corridor Providing townhouse units within a minimum of 4 storey s Provides development within a partial vacant parcel of land that are underutilized Promotes transit supportive development and intensification Provides for a transition from the lands designated Low Density Residential The lands directly north of Glenashton Drive are within the Growth Area of Schedule I. The subject lands are outside of the Growth Area. Part C, Policy 4.3 Residential Intensification Outside of the Growth Areas is predominantly stable residential communities which consist of established neighbourhoods. It is recognized that some growth and change may occur in these areas provided the character of the areas is preserved and the overall urban structure of the Town is upheld. Intensification outside of the Growth Areas includes additional intensification opportunities. The lands directly north of the proposed development are approved for residential uses which are also outside the Growth Area. The proposed residential uses of the subject lands will conform to these lands and promote intensification for a complete community. Policy 11.1.9 of the Official Plan specifies that development within all stable residential communities shall be evaluated using criteria to maintain and protect the existing neighbourhood character. These criteria include, but not limited to, the following: 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. 3
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. e) 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. f) 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. g) The transportation system should adequately accommodate level of service for new and existing residents. The proposed development meets the criteria above. The proposal conforms to the scale, height and massing and is compatible with the setbacks and orientation of adjacent neighbourhoods. The lotting pattern is similar to the Dunpar development with 4 storey townhouse units fronting Lillykin Street and Trafalgar Road. The development will maintain vehicular and pedestrian access to public and arterial roads through walkways, sidewalks and condominium roads. 3.2 Urban Design Guidelines Section 6 of the Town s Official Plan outlines the town-wide urban design policies which assist and support the creation of a livable community, including the objectives outlined below: a) to provide diversity, amenity, comfort, safety and compatibility with the existing community b) to encourage attractive and safe public spaces such as streetscapes, gateways, vistas and open spaces c) to promote innovative and diverse urban form and excellence in architectural design d) to promote the creation of distinctive places and locales, including Midtown Oakville, the other Growth Areas and high profile locations such as gateways to the Town. New and infill development is expected to be designed and executed in accordance with six (6) guiding design principles: Sense of Identity-This design principle creates distinct and vibrant communities. The proposed development will connect the overall community with connections to the Growth Areas. The 4
development to the west and north are fairly new developments. The development of the subject site will complete the street corridors that connect all the developments within the area. Compatibility- The new development will be integrated into the community. The proposed massing, height and setbacks will be compatible with the surrounding developments. The 4 storey townhouses provide an appropriate transition to adjacent 2 storey dwellings and will not impose any significant negative effects such as shadowing or privacy. The proposed units are very similar in scale and massing as the Dunpar development. Connectivity- The development will create complete streets, connecting people and places. Currently, there is no connection from Lillykin to Trafalgar Road. The proposal will allow for a private street to connect to Lillykin and a pathway for pedestrians/cyclists will connect to Trafalgar Road which connects private spaces with the public realm, connecting old with new. The connectivity promotes choices for mobility whether it be walking, cycling or taking transit. Sustainability- Most of the subject site is vacant with underutilized land. Development of these lands will result in intensification and therefore, help eliminate sprawl. The result creates an urban form that supports dense development. Legacy- There are no heritage or cultural features on the subject lands. Creativity- The proposed development will incorporate a range of innovative design solutions that respond to the scale of the local context. 4.0 DESIGN 4.1 The Public Realm The public realm is comprised of interconnected places that are available for use by everyone for everyday life, whether publically or privately owned. The proposed development and street network will provide a grid-like pattern connecting residents from other neighbourhoods to connect to the proposed development and to Trafalgar Road which is a major arterial road connecting to growth areas of the Town. 4.2 Complete Streets Complete streets enable safe, attractive and comfortable access and travel for uses of all ages and abilities- including pedestrians, cyclists, motorists and transit riders. There will be a private condominium road intersecting with Lillykin which will result in a grid like pattern connecting the community to the major arterial (Trafalgar Road) which is also a higher order transit corridor. There will be bicycle parking internal to site promoting cycling and a walkway is proposed between the 2 townhouse blocks fronting Trafalgar for connectivity and for pedestrian access to transit. The benefits of developing on the subject lands will result in achieving circulation alternatives other than becoming dependent on the automobile, increasing health benefits through 5
walking or cycling, improvements to safety and will promote social interaction. The site prioritizes the needs of pedestrians, cyclists, transit users and those that drive a car. The creation of the new private streets will enhance existing streets, thus providing a complete, safe and convenient connection within the community. 4.3 Streetscapes Streetscape refers to the design quality of the street, the visual effect of all of its components set against the context of the built form and landscape that frame it. The building interface zone accommodates the transition between public and private property. The development will provide a continuous streetwall of building façades separating the public and private interface. The 4 storey townhouse units fronting Trafalgar Road and Lillykin Street will be oriented and positioned so that the primary facades and entrances are directed towards the street. To promote pedestrian path zones, sidewalks will be located on one side of the private road central to the site and will connect to the visitor parking areas. Where possible, street trees will be planted in the front yards of each unit. A tree planting plan will be completed at the site plan stage. 4.4 Built Form Built Form defines and frames the public realm and influences site design and function with the intent to achieve livable, functional and attractive environments. The built form elements of the proposed development creates a strong sense of enclosure by locating buildings near the street line as the townhouse front facades will be oriented toward the street and public places, providing continuous street walls. The proposed buildings are in conformity with the height, scale, massing and form of surrounding buildings and therefore, will not impact the existing surrounding neighbourhoods. 4.5 Low-Rise Residential Buildings Low-rise residential buildings are primarily medium and high density residential, a maximum height of 4 storeys and in multi-unit forms such as apartment style flats and townhouses. The proposed development follows the design directives as outlined in the guidelines by; orienting and positioning the buildings toward public streets to promote active pedestrian environments along the street edge, designing townhouse blocks with a maximum height of 4 storeys, incorporating garage entrances that are flush with or recessed behind the building face. Additional architectural details will be established at the site plan stage. 4.6 Design Direction Site organization is the placement and interconnectivity of buildings, pedestrian spaces, landscaping, vehicular routes and service elements in order to optimize site function and enhance the overall appearance. The site design of the proposed development achieves the site design 6
directions by; providing a layout suitable for pedestrians, cyclists and drivers, arranging buildings to define the street edge to create a street wall with active frontage to enhance the pedestrian experience and wherever possible, preserving, protecting and enhancing vegetation, providing landscape areas within and surrounding parking areas. Detailed planting and landscaping plans will be completed by a professional arborist and landscape architect at the Site Plan stage. 4.7 Pedestrian Connections The proposed development will provide a direct, barrier-free and safe access to and from public sidewalks, transit stops, amenity areas, building entrances and parking areas. This will be achieved by connecting to the open space/landscaped/amenity areas to the lands to the north through a pedestrian pathway, linking both properties; a sidewalk will connect to the parking areas and to a walkway that links to Trafalgar Road which grants access to transit stops. See Pedestrian Circulation Plans in Appendix B. 4.8 Parking The proposed visitor parking areas will be central to site with close connections to all townhouse blocks and will not abut public streets. The surface parking areas will be located to the side of townhouse buildings but they will be screened and will not be located between the front façade of the building and the street. The accessible parking space will be connected by a barrier-free path of travel. The parking areas have been divided into 2 smaller pockets and they are located approximately 31m from the main entrance to site off Lillykin Street, 6.0m and 7.0m from the private roads internal to site and 2.7m from any driveway to reduce potential conflict amongst maneuvering vehicles. Bicycle parking/racks will be provided upon entrance off Lillykin Street. 4.9 Lighting Pedestrian scaled lighting will be provided along the condominium road system and all street lighting will be directed toward the ground to prevent glare and light pollution on adjacent properties. 5.0 IMPLEMENTATION This Urban Design Brief was prepared to illustrate the design of the proposed development at 2136 & 2148 Trafalgar Road in Oakville. The final design will be guided by this document through the site plan review process. The built form will be implemented through this process and monitored for compliance through a submission of elevations, floor plans, landscaping plans and lighting details, to name a few. 7
The combination of massing, scale, built form, pedestrian and vehicular linkages and conformity with surrounding neighbourhoods achieves the objectives of the urban design direction for Oakville. 8
Figure 1- Context Map Subject Lands
LAN LAN 40 41 42 44 45 43 LILLYKIN STREET 1.5 m SIDEWALK 1.5 m SIDEWALK BLOCK 1 7 UNITS 1.5 m SIDEWALK BLOCK 2 7 UNITS STREET C BLOCK 3 7 UNITS BLOCK 4 7 UNITS STREET A 1.5 m SIDEWALK 1.5 m SIDEWALK BLOCK 5 8 UNITS BLOCK 6 6 UNITS STREET B BLOCK 8 9 UNITS 1.5 m SIDEWALK BLOCK 7 8 UNITS 2.0m SIDEWALK 2.0m SIDEWALK TRAFALGAR ROAD 46 47 CHURCH PROPERTY 2500674 ONTARIO INC. 4 4 5 0 P A L E T T A C O U R T B U R L I N G T O N, O N L 7 L 5 R 2 T E L. 9 0 5. 6 3 7. 2 9 2 6 F A X. 9 0 5. 6 3 7. 3 2 6 8 METROPOLITAN E M A I L : E N G I N E E R I N G @ M E T R O C O N. C A C O N S U L T I N G I N C. EXISTING HOUSE 10 Fernview Court Stoney Creek, ON. L8G 4W2 2500674 ONTARIO INC. 2136 & 2148 Trafalgar Road TOWN OF OAKVILLE, ONTARIO, CANADA 1: 500 November 2016 Site Plan D15010
PEDESTRIAN CIRCULATION PLAN (Aerial) LEGEND Existing Bike Lane Proposed Bike Lane Proposed Bike Route Existing Major Trail Proposed Major Trail Existing Multi-Use Trail Major Transit Corridor Existing Bus Stop
TRAFALGAR ROAD 8.42 Road Widening Road Widening BLOCK 8 9 UNITS BLOCK 7 8 UNITS FIRE ROUTE NO PARKING SIGN FIRE ROUTE BLOCK 5 8 UNITS BLOCK 6 6 UNITS FUTURE PEDESTRIAN CONNECTION Open Space BLOCK 4 7 UNITS FIRE ROUTE NO PARKING SIGN Open Space FUTURE BLOCK 3 7 UNITS PEDESTRIAN CONNECTION FIRE ROUTE NO PARKING SIGN FIRE ROUTE NO PARKING SIGN 2137 BLOCK 1 7 UNITS BLOCK 2 7 UNITS LILLYKIN STREET LILLYKIN STREET PEDESTRIAN CIRCULATION PLAN LEGEND Existing Sidewalk Proposed Sidewalk Proposed Walkway Connection Existing Major Transit Corridor Existing Multi-Use Trail