URBAN DESIGN BRIEF planning/da-13160404-udb.pdf · Urban Design Brief KNYMH Project Number 15099 KNYMH Inc. 1 Urban Design Brief Objective KNYMH Inc has been retained to provide an

Urban Design Brief KNYMH Project Number 15099

103 Dundas Street West

Oakville, ON

URBAN DESIGN BRIEF Prepared for: 103 Dundas Corporation

3024 Preserve Drive Oakville, ONT L6M 0T9

Project Planners: Weston Consulting 127 Berkeley Street Toronto, Ontario M5A 2X1

Prepared by: KNYMH INC 1006 Skyview Drive Suite 101 Burlington ONT L7P 0V1


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Contents 1 Urban Design Brief Objective ........................................................................................................................... 2 2 Site ................................................................................................................................................................... 3 3 Background ...................................................................................................................................................... 4

3.1 The Official Plan - North Oakville Secondary Plan ................................................................................ 4 3.2 North Oakville Urban Design Guidelines .............................................................................................. 5 3.3 Transit ................................................................................................................................................... 6 3.4 Parkland and Open Space .................................................................................................................... 7

4 Site Specific Guidelines .................................................................................................................................... 8 4.1 Site Planning and Design ...................................................................................................................... 8

5 Architectural Design ......................................................................................................................................... 9 5.1 Vehicular Circulation and Parking ......................................................................................................... 9 5.2 Pedestrian Circulation ........................................................................................................................... 9 5.3 Facade Articulation ............................................................................................................................. 10 5.4 Colour and Materials ........................................................................................................................... 10 5.5 Landscape Design .............................................................................................................................. 14 5.6 Lighting ............................................................................................................................................... 16

6 Conclusion ...................................................................................................................................................... 16 This Urban Design Report is based on the design at time of report. The report is intended to show the character and relationships of the project within its surroundings. This report is based on the understanding that the design may change as the project progresses, based on market conditions, authorities having jurisdiction requests, building science upgrades, and other factors.


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1 Urban Design Brief Objective

KNYMH Inc has been retained to provide an Urban Design Brief for 103 Dundas Street West, in Oakville, Ontario. The Urban Design Brief’s Objective is to provide a description of the project proposal, and as such shows how the proposals objectives and principals fit within the framework of the Town of Oakville’s Urban Design Guidelines and Dundas Street Corridor initiatives. This document will further include documents describing how the proposed project design principals have been designed to complement the neighbouring context.

Location of site


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2 Site

103 Dundas Street West is a through lot fronting on the north side of Dundas Street West, and, by acquiring block 6, extends to Kaiting Trail at the north side of the property. It is currently Zoned Existing Development (ED).

The site is clear of any building structures and is clear of any trees. The surrounding area generally designated as residential land use and parkland. The North Side of Dundas in this area is designated for Mixed Use. There is still a lot of vacant land in the area.

The adjacent East property is currently vacant and designated as mixed use. The adjacent West property is designated as commercial. The lands to the north are vacant, with expected future low rise residential. To the South is Dundas street West, which is proposed to be upgraded by the Town, prior to the completion for the project.

The property is part of the North Oakville Master Plan and Secondary Plans. Although the implementation of the plan is in its early stages, the basic road systems are in place. The Site is close to the intersection of Dundas Street West (the east west corridor), and 6th Line (the north south corridor). These set up the street hierarchy, as they connect this project with the rest of the Town of Oakville. The local roads, including Kaiting Trail are for neighbourhood use, and as such, it was requested that this project provide all vehicle access only onto Dundas Street West. To reduce the number of intersections along Dundas Street West, it was further requested that this project do a shared access with the vacant land to the East. It was further requested that this project would have Fire Access and Garbage Access into the site only from the same shared access from Dundas Street West.


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3 Background

3.1 The Official Plan - North Oakville Secondary Plan

The Livable Oakville Official Plan, approved in 2009, applies to the entire Town except the North Oakville communities. The parent Plan for the North Oakville is the 2006 Official Plan which identified the lands north of Dundas Street as a Special Policy Study Area.

The vision for this area is to "create development that reflects Oakville's distinct historical roots and small-town heritage and Trafalgar Township's village rural heritage, with nodal development, prestige industry, and green linkages continuing to define Oakville's unique landscape." This vision was carried forward into the North Oakville East Secondary Plan (approved in 2008) and expanded by noting "...North Oakville East is planned as a com- pact, pedestrian- oriented, urban community containing a broad range of housing opportunities ranging from executive housing on large lots to high rise apartment units."

The proposed eight story apartment contributes to the vision of both the 2006 Official Plan and NOESP by providing high-rise residential development where the predominant residential form is ground related. 103 Dundas Corp. will be one of the first developments in the Dundas Urban Core Areas of the Secondary Plan that will offer high density living. The increase in population resulting from the higher density will support the transit-first initiative proposed by the Town and Halton Region. Dundas Street will undergo significant improvements to accommodate not only automobiles and bicycles, but rapid bus transit in dedicated travel lanes. Further, this development is in close proximity to community features, such as schools and parks, which encourages pedestrian travel. The proposed development meets the intent of the vision put forward by both the Town and Regional policy initiatives.


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3.2 North Oakville Urban Design Guidelines

The North Oakville Design Guidelines provides the design aid for high quality appropriate projects, with compatible relationships. The guidelines provide a detailed set of strategies and objectives, together with illustrated recommendations that sets the guideline for the Towns capacity for Mixed Communities and Urban Live work and Play.

As such, the project is a high quality medium density community providing pedestrian “eyes on the street” with its amenities and public spaces along Dundas street West, and Lobby right on Dundas Street to allow easy pedestrian access to transit and greenspaces. The Dundas Street Face also provides pedestrian scale articulation in the lower podium, while the upper building has stronger massing for more distant vibrancy and interest along a major arterial road.


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3.3 Transit

The project has bus access in the Eat West Direction, to connect to the nearest commercial nodes utilizing the existing Bus Routes 5 and 5a that run along Dundas Street West. To connect to the Oakville Core, the existing Bus Routes 19 River Oaks, and 190 River Oaks Express is available.


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3.4 Parkland and Open Space

The project has access to public green spaces within walking distance. Oak park is located close and to the South East of the project. There is proposed additional green space located to the north of the site According to the North Oakville Secondary Plan.

In addition, the project proposes high quality rooftop amenity spaces to allow those with less mobility to enjoy the outdoors conveniently.


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4 Site Specific Guidelines

4.1 Site Planning and Design

The site rises approximately 1 storey to the rear (north). This allowed for an opportunity to create a high ceiling Lobby and Amenity along Dundas Street West to provide a pedestrian interface at a level not yet seen along Dundas Street. The entrance is proposed as full height glass extending the full width of the vestibule to provide a greeting to pedestrians and transit takers. This pedestrian realm is further enhanced by the podium along Dundas Street that extends to the top of the fourth floor. The building then steps back, and has a more contemporary look above, as this will be seen more from those travelling along the Dundas Street West roadway.

The building also terraces at the rear to respond to the interface of the vacant land that is expected to be future low density residential to the north. Landscaping areas with provision of soil depth for trees is also provided along the north east and west property lines.

The building also terraces at west to respond to the interface of the vacant land to the west.


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5 Architectural Design

‐ The intent of the proposed development is to set high development standards for Oakville's Dundas Urban Core Areas.

‐ Propose a high quality of building and urban design ‐ Safe and efficient servicing and vehicular access to the site is provided via a shared mutual access with

neighbouring property ‐ The rear yard setback of the lot complies with the Town's Zoning Bylaws and provides a sufficient

landscape buffer zone. ‐ Mix of low to high plants and smaller trees will provide shade and privacy for residences, helping in

controlling overlooking conditions ‐ The massing of the project has been allocated in a manner that addresses the importance of having a

presence on Dundas Street. But also is centred on the site to minimize impact of future and existing low rise properties.

‐ The proposed development aims to maintain a continuous street frontage on Dundas with planters and landscaping that frame and compliment the vehicular entrance, pedestrian frontage and entrances

‐ The base of the 8 storey building's mass is broken by series bays that promote pedestrian scale on grade which also acts like a podium with large fenestration. Floors 2 to 4 differentiate from the ground floor with balconies. Floors 5-8 step back to create a podium and allow for better daylighting.

‐ The site is connected throughout with sidewalks and landscaped areas allow pedestrians to access the building from various entry points.

‐ The building steps back to provide decreased visual presence from Dundas Street.

5.1 Vehicular Circulation and Parking

‐ Vehicular access is provided off of Dundas Street with parking for visitors on the surface of the site. ‐ Underground parking is provided via ramp down to the underground. ‐ Surface parking is provided by elevating a portion of the building to allow surface vehicular circulation

around and under the raised portion of the building. ‐ Parking is completely screened from the street by the building and retaining walls ‐ The fire truck access is from the driveway with the principal entrance at the rear of the Amenity Floor.

5.2 Pedestrian Circulation

‐ There are 5 entrances to the building; • Entrance from Dundas Street is for off-street pedestrian (visitor and resident) access • The Principle Entrance which also accommodates the fire fighter requirements is located

North of the Amenity area which would be used by both residents and visitors. This Entrance is connected via lobby with the Entrance from Dundas per above

• A convenience stair/entrance is provided north of the Amenity areas for residents from the surface parking lot between the drive isle and barrier-free walkway.

• Secondary entrance for residences is from the East, north of the garbage enclosure that provides access from the raised surface parking lot and;

• An additional convenience entry for residents and visitors is provided which leads to ‘Lobby 2’ that is located on grade (west of the ramp) north of the garbage enclosure doors


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‐ Residential amenity spaces are located facing onto Dundas Street in order to animate the street and by

placing common rooms along the grade, it further encourages a pedestrian-oriented streetscape while maximizing public surveillance of the street.

‐ There are visitors' bicycle parking provided on site to the north of the site, all accessed by sidewalks ‐ In anticipation for future Transit-Oriented plans for Dundas Street, the project is designed to maximize on

street pedestrian experience and their access into the building.

5.3 Facade Articulation

‐ The building is contemporary in vernacular ‐ At the podium/base, the building takes on a more traditional approach with rectilinear, repetitive forms to

create street presence. ‐ The upper-mid levels of the building where balconies are provided help break-up the façade as to not

create a monotonous repetitive façade, but rather a more dynamic aesthetic. The set back upper floors become regular in nature as to provide emphasis on the dynamic floors closer to grade.

‐ Transparent balconies wrap the majority of the building ‐ Architectural features (canopies) provide added visual interest that helps harmonize the design ‐ At the podium, high quality material such as precast and/or stone will be utilized with aluminum frames.

Additionally, careful attention to detail and craftsmanship will be given to this portion of the building for its street presence and pedestrian scale.

‐ Larger windows along Dundas Street as well as large glazing panel being used to mark the entrance on Dundas Street helps to create a strong connection between the building entrance and the street. The main entrance is outlined to create an inviting entry way.

‐ The building is distinctive and its architectural form is unique to North Oakville ‐ Boxed accents on the facades will be articulated with panels/stucco.

5.4 Colour and Materials

‐ The podium portion of the building will be precast masonry and/or precast at the grade level and balanced by lighter, more neutral colours on the upper floors with accent colours on phenolic panels and stucco that wrap certain areas of the building.

‐ The glazed balconies will add additional colours to overall aesthetic of the building. ‐ All other glazing on the building will be on dark aluminum frames to add contrast to the overall neutral color

palette with glazing to match the balconies ‐ The main Dundas entrance will have metal siding with a wood grain pattern. The same material will be

using for the underside of the boxed feature also on Dundas street. ‐ Metal siding will be used for the mechanical rooftop spaces with a colour to match the Stucco ‐ The major building materials are:

• Masonry / Precast Concrete • Glazing in aluminum frames • Stucco • Phenolic Panels • Metal siding • Metal siding (wood grain)


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Figure 1 - North Elevation


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Figure 3 - South Elevation

Figure 2 - East Elevation


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Figure 4 - West Elevation


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5.5 Landscape Design

The landscape design for this project aims to create usable outdoor space for the residents of the building, a thoughtful balance between built form and green space, and an inviting street frontage. The perimeter trees, as well as a green roof and rooftop patio reduce the number of impervious surfaces on the site. 5.5.1.1 Buffer Planting

‐ There are landscape buffers on the west, north and east sides of the site which are covered in deciduous and coniferous shrubs, as well as medium to large deciduous trees.

‐ The continuous layer of tree planting around the site helps to increase the site’s canopy coverage and soften the built form of the building and parking structure.

5.5.1.2 Dundas Street Frontage ‐ The Dundas Street frontage will become a usable public space, with planters, alternative paving patterns,

and seating options for pedestrians and residents.


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5.5.1.3 Rooftop Amenity Space ‐ The rooftop amenity area provides residents with many opportunities for outdoor use. There are larger open

areas for group use, as well as smaller cabana areas for individual and smaller group use. ‐ These patios are defined by planters, site furniture, and privacy screens, which create a variety of intimate

spaces for residents to use.


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5.6 Lighting

Lighting will be provided as required for the internal roads, parking areas and security. All fixtures will be selected to ensure no interference with adjacent properties. The fixtures with be high efficiency.

6 Conclusion

The proposed development at 103 Dundas Street West conforms to the Town's development and design guidelines by providing adequate density while striving for design excellence that respects its urban scale and surroundings. The development encourages pedestrian and transit-oriented vision of the Town while emphasizing on open and green space networks through series of landscaped designs.

Documents

URBAN DESIGN BRIEF planning/da-13160404-udb.pdf · Urban Design Brief KNYMH Project Number 15099 KNYMH Inc. 1 Urban Design Brief Objective KNYMH Inc has been retained to provide an