graydon-banning / shevchenko - oakville planning/da-132606... · 2020-08-06 · banning/shevchenko...

Urban Design BriefPrepared by:

NAK Design Strategies

Prepared for:Mattamy Development Corp.

October 29, 2015

G r ay d o n - B a n n i n g / S h e v c h e n ko ( N O R T H O A K V I L L E )

U R B A N D E S I G N B R I E F I

G R A Y D O N - B A N N I N G / S H E V C H E N K O N O R T H O A K V I L L EII

T A B L E O F C O N T E N T SSECTION 1CONTEXTUAL ANALYSIS 01 1.1 Purpose of the Urban Design Brief 01 1.2 Study Area 01 1.3 Community Goals and Objectives 04 1.3.1 Community Goals 04 1.3.2 Neighbourhood Objectives 04 1.3.3 Surrounding Land Uses 05 1.3.4 Development Summary 05 1.4 Planning and Urban Design Documents 06

SECTION 2COMMUNITY DESIGN PLAN 07 2.1 Site Design and Land Uses 07 2.2 Structuring Elements 08 2.2.1 Road Hierarchy 08 2.2.2 Natural Heritage System (NHS) 15 2.2.3 Stormwater Management Pond 16 2.2.4 Future Adjacent Residential Community 17 2.3 Dundas Urban Core 18 2.3.1 Built Form Guidelines 18 2.3.2 Open Space / Streetscape Guidelines 18 2.4 High Density Block 20 2.4.1 Built Form Guidelines 20 2.4.2 Open Space / Streetscape Guidelines 20 2.5 Neighbourhood Centre Area 22 2.5.1 Built Form Guidelines 22 2.5.2 Open Space / Streetscape Guidelines 23 2.6 Employment Area 24 2.7 Village Squares 25 2.8 Streetscape Design, Gateways and Neighbourhood 27 Activity Nodes 2.8.1 Streetscape Design Guidelines 27 2.8.2 Gateways and Neighbourhood Activity 28 Nodes

2.9 Trail Network 30 2.10 Views and Viewsheds 32 2.8.1 Background 25 2.8.2 Heritage Property 26

SECTION 3BUILT FORM 33 3.1 General Built Form Guidelines 34 3.2 Built Form Typologies 34 3.2.1 Single-Detached Dwellings 35 3.2.2 Semi-Detached Dwellings 36 3.2.3 Townhouses 37 3.2.4 Stacked Townhouses 38 3.2.5 Back-To-Back Townhouses 39 3.2.6 Live-Work Townhouses 40 3.2.7 Mid To High-Rise Apartments (Condominiums) 41 3.2.8 Mixed-Use Built Form 41 3.2.9 Employment Built Form 42

SECTION 4ARCHITECTURAL DESIGN CRITERIA 43 4.1 Character and Image 43 4.2 Architectural Variety 44 4.3 Massing Within the Streetscape 44 4.4 Architectural Elements 45 4.4.1 Architectural Detailing 45 4.4.2 Exterior Materials and Colours 45 4.4.3 Fenestration 46 4.4.4 Porches 46 4.4.5 Roof Form 47 4.4.6 Garages 47 4.5 Priority Lotting 50 4.5.1 Corner Lot Dwellings 51 4.5.2 View Terminus Dwellings 52 4.5.3 Upgraded Rear And Side Architecture 52 Buildings 4.5.4 Village Square Facing Dwellings 53 4.5.5 Gateway Location 53

U R B A N D E S I G N B R I E F III

SECTION 5SUSTAINABILITY 54 5.1 Sustainable Development Practices 54 5.1.1 Hardscaping 54 5.1.2 Softscaping 55 5.1.3 Water Conservation And Management 56 5.1.4 Walkability / Transportation Alternatives 56 5.1.5 Lighting 56 5.1.6 Materials 56

SECTION 6IMPLEMENTATION 57 6.1 Architectural Control Process 57 6.2 Preliminary Review 57 6.3 Final Review And Approval 57 6.3.1 Working Drawings 57 6.3.2 Site Plans 57 6.3.3 Streetscape Drawings 58 6.3.4 Exterior Colour Packages 58 6.4 Submission Requirements 58 6.5 Town Of Oakville Approval 58 6.6 Monitoring For Compliance 58

SECTION 7CONCLUSION 59

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U R B A N D E S I G N B R I E F

GRAYDON-BANNING / SHEVCHENKO SITENORTH OAKVILLE

01

S E C T I O N 1

1.1 PURPOSE OF THE URBAN DESIGN BRIEFThe proposed Graydon-Banning/Shevchenko (North Oakville) communi-ty development is located in the south-central limit of North Oakville and forms a component of the broader North Oakville Secondary Plan Area. The Graydon-Banning / Shevchenko (North Oakville) Urban Design Brief is submitted as a component 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, the major road network, Natural Heritage System, stormwater management (SWM) pond, Village Squares, employment lands and residential areas (General Urban, Sub-Urban, Neighbourhood Centre, High Density and the Dundas Urban Core areas). It will prescribe open space and built form guidelines and prin-ciples 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, walkable, transit-friendly environment with mixed residential densities and commercial opportunities.

1.2 STUDY AREAThe Graydon-Banning/Shevchenko study area consists of a combined 75.7 acres (30.6 ha.) of land and is bounded to the north and east by the Sixteen Mile Creek Natural Heritage System (NHS), to the south by Dun-das Street West, and to the west by future development and the Glenor-chy Conservation Area.

major centre

arterial

major arterial

canada-usa border

north oakville development area

municipality border

LEGEND

Fig. 1.2a - Regional Context Map and Graydon-Banning / Shevchenko Development Area.

C O N T E X T U A L A N A LY S I S

G R A Y D O N - B A N N I N G / S H E V C H E N K O N O R T H O A K V I L L E02

GRAYDON-BANNING /

SHEVCHENKO STUDY AREA

Fig. 1.2b - The Graydon-Banning/Shevchenko study area lands within the North Oakville East Master Plan (Appendix 7.3 - February 2008).

U R B A N D E S I G N B R I E F 03

Fig. 1.2c - Graydon-Banning/Shevchenko area plan overlayed on aerial view of existing land uses.


1.3 COMMUNITY GOALS AND OBJECTIVESThe Graydon-Banning/Shevchenko development area is planned as a component of a model urban community and is 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, the following community goals and neighbourhood objectives have been established:

1.3.1 Community Goals• To create a sustainable natural and open space system - recognizes

the importance of the natural environment and the established NHS within and surrounding the Graydon-Banning/Shevchenko 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 opportunities for residents.

• To create a sustainable transportation network - recognizes the importance of intensifying land uses in specific areas, such as within the Dundas Urban Core, Neighbourhood Centre Areas and the High Density Residential 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 fosters a sense of place for the Graydon-Banning/Shevchenko neighbourhoods 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.

• To provide a vital setting - recognizes the role of mixed-use buildings, especially within the Urban Core along Dundas Street West, to provide a community-wide focus for residents.

1.3.2 Neighbourhood ObjectivesA set of key neighbourhood objectives has been established as part of the Graydon-Banning/Shevchenko study. These are summarized as follows:• Dundas Street West - this area will potentially be characterized

by medium-density residential uses with opportunities for mixed commercial-residential use. This higher-density built form, along with community gateway entrances within adjacent lands to the east and west, shall serve to reinforce the integration and prominence of Dundas Street West.

• Neighbourhood Centre - create opportunities for greater residential density along ‘main streets’ within the community.

• 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.

• Streets - a street configuration that provides logical, safe and convenient access to community facilities and natural features within and beyond the study area.

• Natural Heritage and Open Space System - Graydon-Banning/Shevchenko shall protect and enhance the NHS and open space system by providing visually and physically interconnected open spaces throughout all neighbourhoods.

• Trail Network - establish path and trail connections within Graydon-Banning/Shevchenko that are an integral link for the comprehensive North Oakville trail network.

• Village Squares - integrate important open space facilities that provide active and passive uses, a variety of functions and features, and serves as a social and recreation focus for residents.

• Integration - ensure the physical fabric and land uses within Graydon-Banning/Shevchenko integrate appropriately with adjacent existing and future land uses.

• Diversity - the Dundas Urban Core, Neighbourhood Centre and mixed residential densities within Graydon-Banning/Shevchenko and surrounding lands provide a range of housing opportunities within close proximity of community amenities (transit, parks, schools, trails and natural features).


1.3.3 Surrounding Land UsesLands surrounding the Graydon-Banning/Shevchenko study area provide structure and influence the block pattern and street layout for the proposed community, consistent with the North Oakville East and West Secondary Plan. Specifically, to the north and east (beyond the adjacent CHWO lands) is the Sixteen Mile Creek Natural Heritage System valleylands, to the west is the Glenorchy Conservation Area (Conservation Halton), as well as future planned employment lands (Oakville Green health/life sciences development), and to the south (south of Dundas Street West) is existing residential lands and community facilities (St. Volodymyr Cultural Centre, community park and recreation facilities, schools).

1.3.4 Development SummaryLand uses are planned as a mix of residential densities, including single detached dwellings, townhouse dwellings (front and lane-accessed), as well as higher density built form associated with the Dundas Urban Core Area fronting onto Dundas Street West and a High Density Residential block situated in the north-east corner of the study area. Other land uses include portions of proposed Employment lands in the south-west, as well as Village Square’s, a stormwater management pond facility and the interface with the designated NHS in the south-west, north and east edges of the study area. Identified CHWO lands immediately adjacent to the east do not form a component of the Urban Design Brief, although the UDB will demonstrate the continuation of a proposed development fabric.Access into the study area is provided from the south by two north-south road connections with Dundas Street West. As well, an east-west link of the future William Halton Parkway, an arterial road connection located at the mid-point of the study area, will provide access from the east and west sides of the community area.Generally, the proposed plan of subdivision has higher densities near Dundas St. West (Dundas Urban Core) and adjacent to the proposed William Halton Parkway (Neighbourhood Centre and High Density Residential Block). A mix of lower and medium density residential (General Urban) is located between the designated Neighbourhood Centre and Dundas Urban Core areas. General Urban continues north of the Neighbourhood Centre, consisting primarily of lower density residential.The two proposed Village Square’s have been situated to enable safe, walkable access from all areas of the community, with each representing the focus of the surrounding neighbourhoods. The Village Square’s

are intended to accomodate active and passive uses, with supporting amenities and facilities.Employment lands are situated in the south-west corner of the study area, west of the NHS corridor and bisected by the Avenue/Transit Corridor connection with Dundas Street West. This land designation functions as an extension of the planned employment lands to the west, consistent with the North Oakville West Secondary Plan. As indicated, these employment lands are planned for a future health/life sciences development, which will be directly linked with the Avenue/Transit Corridor road within Graydon-Banning/Shevchenko.The proposed development recognizes and preserves existing NHS features, while integrating views, vistas and multi-use links through the open space features and trail network.

Fig. 1.3.4 - Images that represent some of the community goals and neigh-bourhood objectives for the Graydon-Banning/Shevchenko Community.


1.4 PLANNING AND URBAN DESIGN POLICIESThe proposed Graydon-Banning/Shevchenko community is subject to several planning studies and processes. This Urban Design Brief out-lines a set of guidelines consistent with the objectives of the following documents:

North Oakville East Secondary PlanThe 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.The proposed development plan recognizes Oakville’s distinctive histori-cal roots and small-town heritage, while creating a compact, pedestri-an-oriented urban community that offers a broad range of housing op-portunities. The character and pattern of the community recognizes and preserves natural heritage features, integrating views, vistas and pedes-trian systems. A range of housing types and densities are proposed, ac-cessible to transit and within walking distance to activities and amenities.

North Oakville Master PlanThe design and structure of Graydon-Banning/Shevchenko complies with the North Oakville Master Plan (Appendix 7.3 - February 2008), which graphically illustrates the structuring elements, land uses and overall de-sign 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 GuidelinesThe North Oakville East Urban Design and Open Space Guidelines out-line the physical design components necessary for the development of a high quality, sustainable and integrated community. They provide a de-tailed 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.

North Oakville East Trails PlanThe North Oakville East Trails Plan Presentation (Presentation to Sub-committee, February 2012) outlines the Conceptual North Oakville East Trails Network, as part of the Town’s objective of developing a functional transportation system that recognizes all modes of transport. Implemen-tation of the trails plan is regulated through submission of subdivision applications.

North Oakville Sustainability ChecklistThe North Oakville Sustainability Checklist is an important tool for assess-ing 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.

North Oakville Urban Forest Strategic Management PlanThe North Oakville Urban Forest Strategic Management Plan is a high level strategy and planning study prepared to provide the Town of Oakville with recommendations and guidelines for achieving a sustain-able, healthy urban forest for the North Oakville lands. This strategy is an extension of the Town’s long term vision to achieve its 40% tree canopy coverage target.


C O M M U N I T Y D E S I G N P L A N

S E C T I O N 2

2.1 SITE DESIGN AND LAND USESThe Graydon-Banning/Shevchenko community will incorporate a mix of land uses that will define the character and function of the neighbourhoods. These uses include:• General Urban - predominantly single-detached dwellings with

potential for semi-detached and townhouse units.• Neighbourhood Centre Area - predominantly townhouse dwellings

with potential for live/work units, retail and/or community facilities/services;

• Dundas Urban Core - medium-density residential, including front and rear loaded townhouses, back-to-back townhouses and low-mid storey apartments and potential for live/work units, retail and/or community facilities/services;

• High Density Residential - medium-high density residential, including front and rear loaded townhouses, back-to-back townhouses and low-mid storey apartments;

• Employment Area - serves as an extension of the Employment lands designated for the North Oakville West Secondary Plan;

• Stormwater management pond;• Natural Heritage System - corridor extending from the Glenorchy

Conservation Area in the south-west corner of the development lands. A pocket of NHS lands (Sixteen Mile Creek) integrated along the east perimeter, with the north perimeter defined by NHS buffer lands;

• Village Square’s - strategically located within walking distance to function as the neighbourhood recreation focus and social gathering space.

Single detached residential shall comprise the majority of the land area within Graydon-Banning/Shevchenko. These are typically front-loaded dwellings with front elevations and driveways accessed from the local street network.

Fig. 2.1 - Land Use Plan

Beyond the proposed low-density residential, the Dundas Urban Core, Neighbourhood Centre Area and High Density Residential area will largely define the identity of the community and, along with the Village Squares, SWM Ponds and NHS, will encompass the character areas described in the following sections.


2.2 STRUCTURING ELEMENTSThe structuring elements for Graydon-Banning/Shevchenko will serve as the main building components for delineating the various land uses, establishing the street hierarchy network and providing the framework of neighbourhood areas. The following section describes these key structuring elements.

2.2.1 Road HierarchyThe overall framework for the community is defined by the Dundas St. West (south extent) arterial corridor, as well as the configuration of local and collector roads that will link future residential, mixed-use development with open space amenities and transit facilities. The proposed road hierarchy within the Graydon-Banning/Shevchenko lands will consist of the following street types (refer to Fig. 2.1.2a):• Laneway - 7.5m R.O.W. / Dundas Urban Core and High Density area

/ 2 travel lanes / paved apron on both sides;• Hybrid Local Road - 9.5-11.0m R.O.W. / Dundas Urban Core and High

Density area pedestrian and vehicular connector / 2 travel lanes / sidewalk on one or both sides;

• Local Road - 17.0m R.O.W. / transportation corridor and neighbourhood social focus / 2 travel lanes / on-street parking on one side / 4.05m boulevard;

• Connector / Transit Corridor - 19.0m R.O.W. / connector and potential transit link / serves lower volumes of intra-neighbourhood travel / 2 travel lanes / 1 parking lane / 4.55m boulevard;

• Avenue/Transit Corridor - 22.0m R.O.W. – General Urban and Suburban Areas / connectors and potential transit links / alternative routes for access to Neighbourhood Centre and Dundas Urban Core / access to major land uses / 2 travel lanes / on-street parking on both sides / 4.55m boulevard;

• Arterial/Transit Corridor - Dundas St. West and William Halton Parkway / major transportation function / town-wide transit connections / access to major land uses.

The proposed street network within Graydon-Banning/Shevchenko strives to balance pedestrian, cycling and vehicular functions within a compact, urban street right-of-way. The following describes some of the proposed streetscape elements associated with each proposed roadway type.

Fig. 2.2.1a - Road Hierarchy Plan


Fig. 2.2.1.1 - Laneway - 7.5m R.O.W. / 2 travel lanes / paved apron.

2.2.1.1 LanewaysLaneways reflect a traditional urban form that benefits the parallel local street environment in many ways. Lane-based townhouse dwellings may be integrated as part of the street network to provide an urban front door interface with the local street, achieve variation in the built form product and enable some efficiencies in block layout to achieve a more com-pact urban village environment. As well, lanes reduce interruptions to the street curb edge, resulting in the minimizing of driveways and allowing for continuous rows of street trees with a larger 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 thought-

ful 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.


2.2.1.2 Hybrid Local Roads• Consists of 2 options - 9.5m right-of-way (sidewalk

on one side) and 11.0m right-of-way (sidewalk on both sides).

• 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.

• Proposed within the Dundas Urban Core, which is characterized by front-loaded townhouse, back-to-back townhouse and low-mid storey apartments.

• Street trees will predominantly be situated within the private front yard of the townhouse dwellings.

• Street trees shall consist of coarse textured, primarily native street trees.

• Planting conditions, such as appropriate soil volumes and rooting area, shall promote long term growth of street trees.

• All planting shall be in accordance with the North Oakville Urban Forestry Strategic Management Plan.

• Street light poles and luminaires shall reflect approved Town standards.

Fig. 2.2.1.2a - Hybrid Local Road A - 9.5m R.O.W. / 2 travel lanes / sidewalk on one side.

Fig. 2.2.1.2b - Hybrid Local Road B - 11.0m R.O.W. / 2 travel lanes / sidewalk on both sides.


2.2.1.3 Local Roads• 17.0m right-of-way with minimum 1.5m sidewalks on both sides.• Shall allow for 2-way vehicular travel with on-street parking on one

side.• Consists of a 4.05m boulevard, with a tree planting zone width (edge

of sidewalk to inside curb) of 2.25m.• Street trees will generally be located within the public grass boulevard

between sidewalk and curb.• Street trees within private front yards are encouraged to supplement

the tree canopy coverage, providing a more shaded sidewalk and attractive streetscape appearance.




Fig. 2.2.1.3 - Local Road - 17.0m R.O.W. / 2 travel lanes / on-street parking on one side / 4.05m boulevard.


Fig. 2.2.1.4 - Connector / Transit Corridor - 19.0m R.O.W. / 2 travel lanes / on-street parking on one side / 4.50m boulevard.

2.2.1.4 Connector / Transit Corridor• 19.0m right-of-way which serves as a primary north south link through

the Graydon-Banning/Shevchenko community, connecting Dundas St. West with William Halton Parkway to the north.

• Shall allow for 2-way travel with dedicated on-street parking on one side.

• Consists of a 4.55m boulevard, with a tree planting zone width (edge of sidewalk to inside curb) of 2.55m. Where a bus transit stop is located, the 2.55m width shall be hard surfaced to accommodate transit-related facilities such as a bus shelter, bench, waste receptacles, newspaper boxes, etc.

• Minimum 1.5m sidewalks provided on both sides.• Given the residential and open space interface, street trees will

generally be situated within grass boulevards, between sidewalk and curb.

• Pedestrian crossings at key intersections shall be installed with enhanced paving or pavement markings as an attractive feature and to reinforce a safe, walkable environment.






2.2.1.5 Avenue / Transit Corridor• 22.0m right-of-way which serves as a primary entry point into the

community, extending from Proudfoot Trail south of Dundas St. West towards William Halton Parkway to the north.

• Shall allow for 2 travel lanes with dedicated on-street parking on both sides.

• Consists of a 4.50m boulevard, with a tree planting zone width (edge of sidewalk to inside curb) of 2.50m. Where a bus transit stop is located, the 2.50m width shall be hard surfaced to accommodate transit-related facilities, such as a bus shelter, bench, waste receptacles, newspaper boxes, etc.

• Minimum 1.5m sidewalks provided on both sides.• Given the employment, NHS and open space interface, street trees

will generally be situated within grass boulevards, between sidewalk and curb.

• Apart from bus transit locations and 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 technologies (modular and aggregate suspended pavement systems, tree grates, raised planters) that are conducive to heavy pedestrian traffic, while achieving appropriate soil volumes.

• Pedestrian crossings at key intersections, with enhanced paving or pavement markings, shall be installed as an attractive feature and to reinforce a safe, walkable environment.





Fig. 2.2.1.5a - Avenue / Transit Corridor - 22.0m R.O.W. – General Urban and Suburban Areas / 2 travel lanes / on-street parking both sides / 4.50m boulevard.


Fig. 2.2.1.5b - Avenue / Transit Corridor - 22.0m R.O.W. – Employment Areas / 2 travel lanes / on-street parking on one side / 4.55m boulevard.

2.2.1.6 Arterial / Transit CorridorsAs Arterial/Transit Corridors, Dundas St. West and the future William Hal-ton Parkway (Regional Road) are main east-west transportation corridors for North Oakville East and serve as a key structuring element for the Graydon-Banning/Shevchenko community. William Halton Parkway will replace Burnhamthorpe Road’s regional road function and will be char-acterized by a mix of uses, potentially including high density residential, commercial, employment and public open space. Specific to Graydon-Banning/Shevchenko, William Halton Parkway will interface primarily with Neighbourhood Centre and High Density area land uses. The following describes some of the proposed streetscape elements:• Ultimately intended as a four to six lane road with off-peak on-street

parking on both sides.• 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), depend-ing 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 en-hanced paving as an attractive feature and to reinforce a safe, walk-able environment.

• All planting shall be in accordance with the North Oakville Urban For-estry Strategic Management Plan.

• Street light poles and luminaires shall reflect approved Town stan-dards.


2.2.2 Natural Heritage System (NHS)The proposed Natural Heritage System (NHS), comprising a corridor extension from Glenorchy Conservation Area in the south-west corner, a pocket of lands integrated along the east perimeter and the north perimeter defined by NHS buffer lands, as well as substantial lands extending outside the Graydon-Banning/Shevchenko development area (Sixteen Mile Creek lands), is designed 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.The proposed land use fabric, including streets, residential, mixed-use, open space features and buffer elements, evolve from the prominent NHS lands and will provide important vista opportunities within walking distance of all neighbourhoods. As well, the street grid pattern will allow convenient and logical access to the proposed trail system integrated into these features. Land uses immediately adjacent to the NHS (woodlands, wetlands, watercourses) shall be designed to support the NHS features through careful integration of streets, public open spaces, trails, etc. and by establishing required setbacks and buffers.For additional design criteria, refer to section 2.9 Trail Network.

Fig. 2.1.3b - Natural Heritage System, SWM pond and Neighbourhood Park location plan for Graydon-Banning/Shevchenko and surrounding lands.


2.2.3 Stormwater Management PondIn addition to its primary water quality and control function, a stormwater management (SWM) pond will 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, to the extent practical.A single SWM pond (1.62 ha.) is situated along the Dundas St. West frontage within the Graydon-Banning/Shevchenko study area. It will function as part of a comprehensive sub-watershed strategy with proposed ponds from adjacent development areas, including within the CHWO lands to the east. This pond has been located in relation to existing drainage patterns of the site and, given its proximity to the existing NHS corridor to the west, will augment the extent of the natural areas and provide viewshed opportunities to and through the NHS. The facility is designed to appropriately fit within the context of a mixed-use residential community.

To encourage a strong connection with the community, 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 street frontage in combination with areas of naturalized planting.

• The integration of lookouts shall be provided at the pond entry as a public amenity that may provide seating and decorative features (decorative paving, information signage, shade structure, formal planting) at desirable view opportunities along the street interface.

• 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, in accordance with Conservation Halton standards.

• Pedestrian trails shall be integrated to provide connections from the street pond entry (from the Dundas Urban Core area) to adjacent NHS trail networks.

• Trails within the pond shall 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 shall be screened from public view with planting and fencing or other built features, as necessary.

• Provide information signage at the pond entry / lookout area to inform the public of the importance and treatment of the stormwater management pond as a functioning natural open space feature.

• The design of the SWM pond shall require approval from the Town of Oakville, Conservation Halton and the Ministry of Environment.

The opportunity to design the SWM pond with a more urban, compact layout may be considered. Compared to conventional ponds, urban stormwater management ponds are characterized by terraced retaining walls along a portion of the perimeter rather than earthen slopes. Urban SWM ponds have the advantage of reducing the overall area required for pond development, while enhancing the public realm.In addition to guidelines for conventional SWM ponds, the following should be considered:• Opportunities exist to substantially terrace plant in between rows

of armourstone or other retaining wall system, effectively screening a large extent of the retaining wall, should that be desired, while providing a gradual and fully vegetated transition from water level to the street edge.

• Armourstone or its equivalent is an appropriate landscape treatment that provides an additional element and character to pond design. It can be layed out in a sinuous pattern to better integrate with the natural patterns of the landscape planting.

• 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.

• Dense planting should serve as a barrier between multi-use paths and retained sloped edges on the low side of the path.

• Armourstone or other retaining wall system should not be utilized below the regulatory storm event or in the path of the overland flow routes.

Fig. 2.2.3a - Conceptual image showing how urban pond edges can be formed with an armourstone retaining wall system.


2.2.4 Future Adjacent Residential CommunityThe future proposed residential development located adjacent to the east side of the Graydon-Banning/Shevchenko study area influences the structure and layout of the community through the continuation of the street network. As well, primary land uses and facilities, such as the Dundas Urban Core area and SWM pond are complementary to similar land uses proposed within the subject lands, combining to define the Dundas St. West character.

Fig. 2.2.3b - Conceptual images showing examples of conventional SWM ponds and how they can be designed to provide valuable com-munity amenity features.


2.3 DUNDAS URBAN CORELocated along the Dundas St. West frontage, the 3.14 ha. Dundas Urban Core proposed within Graydon-Banning/Shevchenko, and partially (0.07 ha.) within the adjacent CHWO property, is a component of the extensive urban core area defined by the North Oakville Master Plan. With a higher order transit function, Dundas St. West shall provide the major access and visibility to the Dundas Urban Core area and its uses. Dundas Urban Core shall be designed with the following objectives and parameters:

2.3.1 Built Form Guidelines• Will allow for a mix of uses, including residential with potential for

integrated retail and commercial, particularly encouraged at the Dundas St. West and collector road intersection.

• Built form residential will typically include medium density dwellings, such as 3-4 storey townhouses, back-to-back townhouses, stacked townhouses, live/work townhouses and low-mid storey apartments, with allowances for up to 8-storeys.

• Retail / commercial mix will allow for variation in format size appropriate to the use and site area, and may have minimal setbacks from the property line to animate the street edge.

• Given the prominence and visibility of the urban core area within the Graydon-Banning/Shevchenko community, built form shall be distinct, reflect a well-conceived architectural style and incorporate high quality materials.

• Building designs should be visually attractive with articulated facades, ample fenestration, interesting roof lines and celebrated entrances.

• Each building may reflect its own distinct architectural identity, although all buildings shall be designed to provide a collective sense of cohesion and harmony.

• Built form shall have a strong orientation to prominent street corners (Dundas St. West and the collector road) and address both street frontages, with the architecture serving as the primary gateway element.

• Building designs for corner locations, regardless of use, should reflect an architectural treatment appropriate to their landmark status

• Prominent built form massing and architectural treatment shall be provided at the street edge to create street animation and enable direct access to units from adjacent sidewalks.

• Building entrances shall be grade related, where feasible, and designed as the principle architectural character element.

• Weather protection for buildings along the street edge may be considered in the form of canopies, awnings or arcades to promote comfortable pedestrian connections.

• Loading, service areas and utility functions shall be located to the rear of the building, substantially screened from the adjacent street and sidewalk areas.

• Rooftop mechanical equipment shall be screened from ground level views by integrating into the roof form or provision of a parapet.

• The design of retail signage shall be visually and thematically consistent with the building design and coordinated throughout the site. Signage location and design shall be identified with all applicable architectural elevations.

For additional built form criteria specific to each built form type, refer to sections 3 Built Form and Section 4 Architectural Design Criteria.

2.3.2 Open Space / Streetscape Guidelines• Where feasible, parking areas shall be located to the rear of buildings,

substantially screened from prominent views.• Provide safe and accessible pedestrian connections. Vehicular

access shall ensure that these pedestrian connections are not compromised.

• Internal vehicular routes shall be designed with a clear hierarchy of circulation and parking and coordinated with the pedestrian circulation network.

• Utilize landscape and paving materials to highlight circulation routes.• Streetscape elements, such as street trees, site furniture and signage

shall link open space design with the architectural components to create a comfortable pedestrian experience and attractive urban core area.

• Site furniture, potentially including benches, waste receptacles, bollards, bike racks, etc., is recommended to enhance pedestrian areas, reinforce an attractive image and improve site functionality and safety.

• Site furniture shall be visually and thematically coordinated with building and landscape design.

• Provide outdoor passive-use gathering spaces that are comfortable, safe and easily accessed from adjacent building uses.

• Outdoor gathering spaces may include shade structures and seating.• Transit stops shall be coordinated with adjacent landscape and built

form features to ensure compatible uses are safe, provide weather protection and do not result in prolonged maintenance challenges.


• Direct pedestrian connections to bus pads/shelters shall be provided to encourage the use of public transit.

• Internal site walkways shall be a minimum of 1.5m-2.0m in width and paved with an identifiable hard surface material that is consistent and coordinated throughout the urban core site.

• Internal landscape design areas shall consider a variety of colours, textures and plant species that will work together to create consistent and visually appealing outdoor spaces.

• Landscape design shall be based upon approved Town of Oakville planting species standards and reviewed upon site plan approval.

• Where applicable, planting (trees and shrubs) shall comprise hardy species tolerant of urban conditions (pollution/salt/drought tolerant, compact soils).

• Predominantly native planting species (trees and shrubs) shall be used throughout.

• A priority shall be placed on utilizing xeriscape planting techniques, including the selection of drought tolerant plant species, to conserve water.

• Develop a snow storage strategy in conjunction with planting plans to ensure salt-laden snow piles do not affect vegetation and pedestrian circulation.

• Lighting shall be designed and located to ensure safe pedestrian and vehicular movement. A themed approach to site lighting should be implemented.

• Parking lot light standards shall have cut-offs to ensure there is no light directed onto adjacent residential lands.

Fig. 2.3a - The Dundas Urban Core will allow for a mix of uses, including residential with potential for integrated retail and commercial.

Fig. 2.3b - Within the Dundas Urban Core, site furniture and decorative paving materials may enhance pedestrian gathering areas, creating an attractive public realm that will animate the neighbourhood.


2.4 HIGH DENSITY BLOCKThe High Density Block (2.46 ha.) is located in the north-east corner of the Graydon-Banning/Shevchenko development area, where it is immediately adjacent to Natural Heritage System (NHS) lands on the north and east sides, and has frontage on a local street along the west side and the future William Halton Parkway on the south side.Given its location and surrounding land uses, this block area will consist primarily of residential built form, with allowances for local/neighbourhood serving commercial. It’s location along William Halton Parkway will bring intensification in close proximity to the transit functions along this arterial road, with southward connections to Dundas St. West facilitated by the proposed Connector/Transit Corridor road. The High Density Block shall be designed with the following objectives and parameters:

2.4.1 Built Form Guidelines• Will primarily consist of medium to high density residential (50-300

units per hectare), allowing for a mix of mid-high storey built form, including 3-4 storey townhouses, stacked townhouses, back-to-back townhouses, and apartments (up to 10 storeys).

• Built form shall have a strong orientation to prominent street corners and address both street frontages, with the architecture serving as the primary gateway element. Any local/neighbourhood serving commercial/retail/service functions shall be oriented towards the corner of William Halton Parkway and the Connector/Transit Corridor road.

• Building designs for corner locations, regardless of use, should reflect an architectural treatment appropriate to their landmark status.

• Prominent built form massing and architectural treatment shall be provided at the street edge to create street animation and enable direct access to units from adjacent sidewalks.

• Retail/commercial/service mix will allow for variation in format size appropriate to the use and site area, and may have minimal setbacks from the property line to animate the street edge. These uses may be integrated into the ground floor of apartment buildings, providing a strong built form edge and associated pedestrian activity to the adjacent street.

• Buildings, internal streets and associated public and private open spaces shall be organized and oriented to take advantage of views and trail access to the adjacent NHS lands (Sixteen Mile Creek).

• Facilities such as at-grade parking shall be located, designed and buffered to mitigate impacts on views towards the NHS.

• Built form shall be distinct, reflect a well-conceived architectural style and incorporate high quality materials.

• Each building may reflect its own distinct architectural identity, although all buildings shall be designed to provide a collective sense of cohesion and harmony.

• Weather protection for buildings along the street edge may be considered in the form of canopies, awnings or arcades to promote comfortable pedestrian connections.

• Loading, service areas and utility functions shall be located to the rear of the building, substantially screened from the adjacent street and sidewalk areas.

• Facilities such as at-grade parking, loading, service areas and utility functions shall be located, designed and buffered to mitigate impacts on views towards the NHS.


• Primary resident parking to be accommodated in below-grade parking facilities, with at-grade parking to accommodate short-term guest parking.

• The design of retail signage shall be visually and thematically consistent with the building design and coordinated throughout the site. Signage location and design shall be identified with all applicable architectural elevations.


2.4.2 Open Space / Streetscape Guidelines• Provide safe and accessible pedestrian connections. Vehicular

access shall ensure that these pedestrian connections are not compromised.

• Internal vehicular routes shall be designed with a clear hierarchy of circulation and parking and coordinated with the pedestrian circulation network.

• Utilize landscape and paving materials to highlight circulation routes.• Adjacent transit stops shall be coordinated with adjacent landscape

and built form features to ensure compatible uses are safe, provide weather protection and do not result in prolonged maintenance challenges.

• Direct pedestrian connections to bus pads/shelters shall be provided to encourage the use of public transit.


• Internal site walkways shall be a minimum of 1.5m-2.0m in width and paved with an identifiable hard surface material that is consistent and coordinated throughout the urban core site.

• Streetscape elements, such as street trees, site furniture and signage shall link open space design with the architectural components to create a comfortable pedestrian experience and attractive urban core area.

• Landscape treatment shall be integrated at underground parking entry drives to mitigate the negative visual impact of these elements on the pedestrian environment and overall neighbourhood environment.

• Design and layout of the landscape treatment shall be appropriate to the adjacent built form architecture and reinforce the character of the block area.

• Proper lighting design is critical to ensuring safe vehicular and pedestrian circulation, as well as defining the character of the community as a component of the overall outdoor furniture palette.

• Parking lot light standards shall have cut-offs to ensure there is no light directed onto adjacent residential lands.

• Site furniture, potentially including benches, waste receptacles, bollards, bike racks, etc., is recommended to enhance pedestrian areas, reinforce an attractive image and improve site functionality and safety.

• Site furniture shall be visually and thematically coordinated with building and landscape design.

• Provide outdoor publicly accessible passive-use gathering spaces that are comfortable, safe and easily accessed from adjacent building uses.

• A minimum of one outdoor gathering space shall include a shade structure and seating.

• Outdoor gathering spaces shall consider a variety of colours, textures and plant species to create a cohesive and visually appealing space.

• Landscape design shall be based upon approved Town of Oakville planting species standards and reviewed upon site plan approval.

• Where applicable, planting (trees and shrubs) shall comprise hardy species tolerant of urban conditions (pollution/salt/drought tolerant, compact soils).

• Predominantly native planting species (trees and shrubs) shall be used throughout.

• A priority shall be placed on utilizing xeriscape planting techniques, including the selection of drought tolerant plant species, to conserve water.

• Utilities shall be strategically located to mitigate negative visual impacts and minimize physical barrier to pedestrian flow.

• Develop a snow storage strategy in conjunction with planting plans to ensure salt-laden snow piles do not affect vegetation and pedestrian circulation.

Fig. 2.4.1 - The High Density Block will allow for a mix of mid-high storey built form, including apartments of up to 10 storeys.

Fig. 2.4.2 - The design and layout of the landscape and open space treatment shall be appropriate to the adjacent built form architecture and reinforce the character of the block area.


2.5 NEIGHBOURHOOD CENTRE AREANeighbourhood Centre Areas are ‘main street’ driven development areas that are typically characterized by varying degrees of residential density, with the potential for integrated retail or civic functions. They are largely distinguished by a low-rise built form type and use, with a strong focus on architectural treatment, open space and streetscape presence. Neighbourhood Centres play a key role in strengthening the urban structure and defining the character of surrounding neighbourhoods. They reflect an emerging typology within the Town of Oakville that strives to achieve an increase in the livability of new residential communities through an emphasis on the use of public transit and walkability, leading towards a more sustainable, functional and healthy environment.Consistent with the North Oakville East Master Plan, a Neighbourhood Centre Area is planned for Graydon-Banning/Shevchenko, adjacent to the future William Halton Parkway and located central to the community. This Neighbourhood Centre Area shall be designed with the following objectives and parameters:

2.5.1 Built Form Guidelines• May typically comprise a combination of low-rise built form,

including townhomes (front or rear-loaded), with options for stacked townhouses and potential live/work units at key intersections.

• Built form shall have a strong orientation to the street with at grade entrances where feasible.

• Prominent building massing and architectural treatment shall be provided at the street edge to create street animation and enable access to dwellings and establishments from adjacent sidewalks.

• Lane accessed townhouses are required along William Halton Parkway to avoid driveways fronting onto this future arterial road.

• 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.

• Any potential retail use should be concentrated towards the intersection of the neighbourhood activity node for convenient pedestrian connections, accessible by public transit.


Fig. 2.5.1 - Townhouse dwellings fronting onto the William Halton Parkway will be lane-accessed to avoid driveways fronting onto this future arterial road.


2.5.2 Open Space / Streetscape Guidelines• Boulevard treatment shall reflect adjacent building use. For example,

boulevards adjacent to single or semi-detached residential lots may be characterized by a grass boulevard with street tree placement between curb and sidewalk. Where at-grade retail functions are considered, such as live/work units, the boulevard may reflect a more urban treatment with hard surfaces for greater accessibility, street furniture and/or 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 on-street parking is provided, curb extensions may occur at intersections in order to provide additional boulevard space.

• 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.

• Crosswalks at key intersections may be distinguished by an enhanced paving treatment.

• Street furniture, where considered, 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.

Fig. 2.5.2 - Crosswalks at key intersections within the Neighbourhood Centre may be distinguished by an enhanced paving treatment.


2.6 EMPLOYMENT AREAThe Employment Area lands planned for the south-west corner of the Graydon-Banning/Shevchenko development area are an extension of the future employment uses planned within the lands immediately adjacent to the west. The proposed use is for the Oakville Green health sciences business park and campus, a mixed-use community intended for work, play, shop and live. If approved, the development is expected include a medical centre, research incubator, hotel, conference facility, office buildings and high-storey residential towers, along with associated amenities and open spaces.The research and technology focused development shall incorporate the pertinent employment land use and site design strategies and guidelines described in the North Oakville Urban Design and Open Space Guidelines in achieving a ‘green’, sustainable and pedestrian friendly business park and campus that is strongly linked with the local and regional transit network. The framework for the development will be structured to enable connectivity with the Avenue/Transit Corridor and Proudfoot Trail to the east and south, thereby extending into the pockets of employment land found within the Graydon-Banning/Shevchenko community.


2.7 VILLAGE SQUARESTwo Village Square’s are proposed for the Graydon-Banning/Shevchenko community, with each serving as the primary focal and social space for the surrounding neighbourhoods. The north Village Square, with an area of 0.28 ha. (0.69 ac.), is situated in close proximity to the Glenorchy Conservation Area to the west, with General Urban flankage immediately adjacent on the west side and General Urban and Neighbourhood Centre land uses comprising the street frontages. The south Village Square, with an area of 0.30 ha. (0.74 ac.) also has local road frontage on 3 sides and is adjacent to General Urban and Dundas Urban Core land uses. As such, the south Village Square is considered a component of the identified Neighbourhood Activity Node.Centrally located for convenient access by all residents, these parks provide an opportunity for a neighbourhood to distinguish itself through the use of a distinct palette of design elements and plantings, setting the tone and character of the place. As such, the Village Square’s will contribute a strong visual identity for each neighbourhood and complement access to the NHS trail network.The Village Square’s shall be designed with the following guidelines: • Provide both passive and active (playground) play opportunities at

the local or neighbourhood scale.• Key features shall be sited to terminate view axes.• Potential features may include junior and senior play structures, multi-

use trail, shade structure and seating, formal entry and unprogrammed open space.

• Lighting should be provided for facilities and features, as required.• The design of hard and soft landscape elements and features,

including points of entry, should be consistent or complementary with neighbourhood themes (surrounding built form).

• Entry points shall be strategically located to ensure convenient and safe access.

• Shade structures and/or playgrounds should be designed as the primary focal elements for the park.

• Planting (trees, shrubs, grasses, perennials) shall comprise species tolerant of urban conditions with an emphasis on native species.

• Tree planting shall generally reflect an informal layout with cluster groupings contained within lawn areas to facilitate shaded passive use.

• Hard and soft landscape elements and features will be designed to identify areas of activity, circulation, entry points, seating and gathering areas.

• Provide reasonably level and functional open play areas for passive recreation use.

• Lighting shall be provided for facilities and pathways, as required.

Fig. 2.7a - Conceptual facility fit plan of the proposed north Village Square. Final park pro-gramming shall be determined at the detailed design stage, in concert with Town staff.


Fig. 2.7b - Conceptual facility fit plan of the proposed south Village Square. Final park pro-gramming shall be determined at the detailed design stage, in concert with Town staff.

Fig. 2.7c - Features proposed for the Village Square, such as the playground facility, shall encourage com-munity gathering.

Fig. 2.7d - Village Square features, such as shade structures, shall be designed as the primary focal ele-ments of the park.

Fig. 2.7e - The Village Square shall be designed for, both, passive and active recreation opportunities.


2.8 STREETSCAPE DESIGN, GATEWAYS AND NEIGHBOURHOOD ACTIVITY NODESStreetscape design and treatment, and the integration of gateway features and neighbourhood activity nodes are significant elements in communicating the character of the Graydon-Banning/Shevchenko neighbourhoods, as an extension of the adjacent future residential lands. The following are some general guidelines that shall be considered in the design development of these components.

2.8.1 Streetscape Design GuidelinesReflecting the road hierarchy, the proposed streetscape treatment shall serve a functional and urban design role and is a primary component in establishing the urban village character of the Graydon-Banning/Shevchenko 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 streetscape treatment associated with each road type found within the study area:• Proposed streetscape treatment shall be appropriate to the street

designation as established through the proposed street hierarchy.• Street trees shall be spaced to create an effective canopy and strong

streetscape presence.• Street tree species shall adhere to approved Town of Oakville

specifications.• Appropriate boulevard widths between sidewalk and curb shall be

integrated into the right-of-way to promote healthy growing conditions.• Street light poles and luminaires shall reflect approved Town

standards.• A double row of coarse-leaved street trees should be considered,

specifically along Dundas St. West, to reduce the perceived scale of the road and provide an attractive interface between the road and the proposed built form.

• Streetscape design along local streets and portions of collector roads will typically comprise a single row of trees in grass boulevards between sidewalk and curb.

• Streetscape design within or adjacent to the Dundas Urban Core shall consider the integration of typically urban features to facilitate higher pedestrian traffic, retail/service functions and on-street parking.

These features may include tree pit covers, street furniture, distinctive light standards, hanging flower baskets, banners, lay-by or on-street parking, enhanced crosswalk treatment, etc.

• All planting shall comply with the North Oakville Urban Forestry Strategic Management Plan.

Fig. 2.8.1 - Eaxmple of a successful streetscape treatment within a new Oakville neighbour-hood that is attractive and encourages walkable connections.


2.8.2 Gateways and Neighbourhood Activity Nodes Given the configuration of the proposed development area (including the adjacent CHWO lands) and the significant surrounding natural land uses, the Graydon-Banning/Shevchenko site can be considered a consolidated, well-defined residential community. As such, the identity and character of the community will, in part, be defined by the interface and primary access points between the community and the adjacent Natural Heritage System and Glenorchy Conservation Area, as well as Dundas St. West. In addition to the gateways, a Neighbourhood Activity Node has been identified at the interface between the Dundas Urban Core and the Village Square, where the combination of the intensification, mixed-uses and public open space provide a natural focus for the community. Through a consistent design and material palette, the Neighbourhood Activity Nodes and gateways are an effective tool in creating a sense of entry into a discernible, cohesive community. 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.

2.8.2.1 GatewaysThe following guidelines shall apply in the design of these features:• Gateways shall be defined primarily by adjacent built form orientation

and architectural treatment. Associated landscape features may be integrated to reinforce the gateway function.

• 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. Fig. 2.8.2a - Gateways and Neighbourhood Activity Node Plan for Graydon-Banning/

Shevchenko and adjacent CHWO development lands.


2.8.2.2 Neighbourhood Activity NodeThe provision of community amenities at the neighbourhood level and within walking distance is key to creating a vibrant community life. The design vision for the Neighbourhood Activity Nodes is to create a community focal point within walking distance of all neighbourhoods that provides an impetus for residents to visit, congregate and interact. The primary influence in achieving this activity node is the combination of the Village Square and Dundas Urban Core, which provides a level of intensification, opportunities for mixed-uses, built form variation and a streetscape interface that is conducive to attracting residents and providing an animated, vibrant urban environment that reflects the character and identity of the community. The following guidelines shall be considered:• Design the Village Square in a manner that relates strongly to the

adjacent street and the uses associated with Dundas Urban Core on the opposite side. Correspondingly, the land uses associated with the urban core shall be organized to complement the Village Square, provide open space for congregation and integrate uses such as neighbourhood retail, cafes, daycare facilities or other community gathering functions.

• Village Square components, such as shade structure, entry features, and park furniture, shall be consistent or complementary with similar components of the Dundas Urban Core.

• Streetscape design components shall reinforce the activity node area, potentially through hard and soft landscape elements such as decorative paved crosswalks, masonry markers, street furniture and planters, etc.

Fig. 2.8.2.2a - The proposed Neighbourhood Activity Node will combine the Village Square with the intensification and mixed-uses provided by the Dundas Urban Core.

Fig. 2.8.2.2b - The proposed Neighbourhood Activity Node shall allow the flexibility and open space to accommodate formal and informal community gatherings.


2.9 TRAIL NETWORKThe North Oakville Secondary Plan calls for the development of an extensive recreation trail system. Consistent with the North Oakville Trails Plan, May 2013, the trails system proposed for the Graydon-Banning/Shevchenko study area will provide access to the NHS from the adjacent streets and SWM pond of the development. In doing so, the trail will connect to planned or existing pathways throughout the broader community as a comprehensive pedestrian linkage network. The following trail locations and types shall be integrated with this community:• William Halton Parkway - on-road bike lanes combined with off-road

(boulevard) multi-use trails;• Dundas Street West - Regional bicycle facility, including multi-use

trails;• Natural Heritage System - major trail (multi-use, 2.1-2.4m width);• Glenorchy Trail System - major trail (multi-use, 2.1-2.4m width);• SWM Pond Trail - multi-use trail, combined with maintenance access.The following guidelines shall apply:• The material composition of the trail shall be appropriate to the

surrounding natural features and anticipated type and frequency of use.

• Trails shall be sited to mitigate impacts to sensitive environment.• Trails may vary in size to allow two-way cycling, based on Town

standards.• 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.

• Pedestrian trails shall be integrated into the NHS corridor buffer design, connecting with the SWM pond trail and adjacent street sidewalks to encompass the pedestrian and cycling network for the community.

• Where applicable, 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 community/Regional cycling network.

• Trails located within natural features shall be linked with other pedestrian and cycling pathways and connections, in order to achieve a comprehensive, interconnected pedestrian and cycling network.

Fig. 2.9a - Image example of a multi-use trail adjacent to a collector road.

Fig. 2.9b - Image example of a multi-use trail combined with a maintenance access road for a SWM pond.

Fig. 2.9c - Image example of trail system situ-ated within a Natural Heritage System.


Fig. 2.9a - Conceptual plan depicting proposed trail locations / pedestrian circulation within and around the Graydon-Banning/Shevchenko site area. Plan based on 2013 North Oakville Trails Plan.


2.10 VIEWS AND VIEWSHEDSOpportunities to provide strategic views and viewsheds towards the existing Natural Heritage System features within Graydon-Banning/Shevchenko shall be integrated into the proposed street and block framework. These views and viewshed opportunities are primarily provided through the location of street frontages and introduced open space facilities (Village Square, SWM Pond) immediately adjacent to the NHS features. The following plan figure illustrates these opportunities.

Fig. 2.10a - Views towards the designated NHS and SWM pond will, in part, be provided from the adjacent road network.

Fig. 2.10b - Plan demonstrating views and vista opportunities within Graydon-Banning/Shevchenko and surrounding lands.


B U I L T F O R M

S E C T I O N 3

The built form component proposed for Graydon-Banning/Shevchenko shall encompass four general land use categories, including General Urban residential, Neighbourhood Centre Area, Dundas Urban Core, High Density Residential and Employment Area. The diversity of land uses provides the opportunity to integrate mixed residential densities in close proximity to neighbourhood and community serving amenities, such as Village Square’s, NHS features, trails and bus transit connections, as well as employment lands.A high quality built form character shall be achieved for all designations, low, medium and high density residential, commercial and employment, delivering architecture that is rich and varied in its form and treatments, creating a distinctive community with visually appealing streetscapes. Each individual residential building massing shall reflect a singular and coherent influence, whether it be Victorian, Georgian, French Chateau, English Manor, Craftsman, Tudor, Gothic Revival, Modern, etc. Other built form types, such as residential high-rise, mixed-use and commercial buildings may adopt more contemporary architectural influences. The design and siting of new built form shall comply with the requirements of the “North Oakville Urban Design and Open Space Design Guidelines”. The following supplementary general built form guidelines and objectives shall be applied.


3.2 BUILT FORM TYPOLOGIESFurther from Section 2.1 Structuring Elements and corresponding built form guidelines, proposed residential built form within Graydon-Banning/Shevchenko shall consist of the following range of residential densities and typologies, consistent with the guidelines outlined in the North Oakville East Secondary Plan (February, 2008):• General Urban Residential - predominantly single-detached dwellings

with potential for semi-detached and townhouse units;• Neighbourhood Centre Area - predominantly townhouse dwellings

with potential for live/work units, retail and/or community facilities/services;

• Dundas Urban Core - medium-density residential, including front and rear loaded townhouses, back-to-back townhouses and low-mid storey apartments and potential for live/work units, retail and/or community facilities/services;

• High Density Residential - medium-high density residential, including front and rear loaded townhouses, back-to-back townhouses and low-mid storey apartments;

• Employment Area - serves as an extension of the Employment lands designated for the North Oakville West Secondary Plan.

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 style, design proposals and location criteria for all built form shall be evaluated through the Town of Oakville’s architectural approval process.


3.2.1 Single-Detached DwellingsSingle detached dwellings, typically in the form of two and three-storey massing, are expected to encompass the majority of residential dwellings within the Graydon-Banning/Shevchenko community. Built form design should address the following guidelines:• Single detached dwellings may have one to three-storey massing.

Where a third storey is proposed, it should be incorporated into the roof massing.

• To ensure appropriate massing relationships and harmonious transitioning, careful consideration shall be given to the siting of dwellings. Significant variation in massing shall be avoided (i.e. bungalow forms beside three-storey dwellings).

• Garages will typically be attached and accessed from the street. The use of alternative garage options (i.e. detached, rear yard or tandem) may be explored where appropriate to the lotting configuration and adjacent garage types.

• Attached street facing garages shall be integrated into the main massing of the building. Dwelling designs with garages projecting beyond the front facade of the dwelling or porch are discouraged.

• Porches and bay windows should be permitted to encroach into the front flankage and rear yards to provide an interesting facade and animated streetscape.

• For corner units, the flanking side elevation and rear elevation shall be given a similar level of architectural detailing as the front elevation. Main entries for corner dwellings are encouraged to be oriented to the flanking lot line.

STREET

STRE

ET

PORCH PROJECTIONS INTO FRONT / FLANKAGE YARDS

CORNER DWELLING DESIGNED TO ADDRESS BOTH STREET FRONTAGES

GARAGES DESIGNED TO MINIMIZE IMPACT ON STREETSCAPE

FRONT FACADES AND PORCHES SITED CLOSE TO THE STREET / SIDEWALK

Fig. 3.2.1a - Conceptual siting of single-detached dwellings and corner treatment consider-ations.

Fig. 3.2.1b - Streetscape of single-detached dwellings with appropriate massing relationships.


3.2.2 Semi-Detached DwellingsSemi-detached dwellings may add to the diversity of housing choice and streetscape character within Graydon-Banning/Shevchenko, particularly within General Urban Residential areas.Built form design should address the following guidelines:• Elevations may be asymmetrical or symmetrical. Both halves of the

building shall be compatible with respect to design expression and material selection.

• Semi-detached dwellings may be fully or partially attached above grade (i.e. attached at the garage only).

• Semi-detached dwellings should have two to three-storey massing. Bungalow forms are discouraged for this housing type unless wide lot frontages are provided.

• Semi-detached dwellings will have a single car attached garage accessed from the street, accommodating 2 cars per unit (1 in garage and 1 on driveway).

• Porches and bay windows shall be permitted to encroach into the front, flankage and rear yards.

• For corner lot buildings, the main entry of the interior unit shall be oriented to the front lot line, while the main entry of the corner unit should be oriented to the flanking lot line.



STREET

STRE

ET

FRONT FACADES AND PORCHES SITED CLOSE TO THE STREET / SIDEWALK


Fig. 3.2.2a - Streetscape of single-detached dwellings with appropriate massing relationships.

Fig. 3.2.2b - Examples of symmetrical and asymmetrical semi-detached dwelling elevations, where both halves of the building are compatible with respect to design and material selection.


3.2.3 TownhousesThe Neighbourhood Centre Area and parts of the General Urban Residential and Dundas Urban Core are expected to comprise an assortment of townhouse built form, including street accessed, rear-lane, stacked and back-to-back 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 just individual units, as well as how individual buildings relate to one another.

• Building composition shall 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 facades, consideration shall be given to the massing, proportions, wall openings and plane variations of building elevations.

• Townhouse units shall feature 2 to 3-storey massing, and bungalow forms should be discouraged.

• For corner dwellings, corner entry units 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 shall 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 two car garages with access from a rear lane.

• Rear lane garages may either be attached or detached from the dwelling.

• Where the rear lane garage is detached from the principle 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 shall 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.

• To minimize their visibility, consideration shall be given to the location of utility meters, while complying with utility company requirements.



FRONT FACADE SITED CLOSE TO THE STREET / SIDEWALK


STREET

STRE

ET

Fig. 3.2.3a - Conceptual siting of street townhouses and corner treatment considerations.

Fig. 3.2.3b - Image example of street-accessed townhouse dwellings.


3.2.4 Stacked TownhousesStacked townhouses are typically a multi-level condominium housing form (typically 4-storeys and comprised of 2-storey units) with rear facing garages, that provide a medium density dwelling that can fit into and complement a 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.



FRONT FACADES SITED CLOSE TO THE STREET / SIDEWALK

GARAGES LOCATED AWAY FROM THE STREET IN ‘SPECIAL AREAS OF THE COMMUNITY (MAY BE DETACHED OR ATTACHED)

STREET

STRE

ET

Fig. 3.2.3c - Conceptual siting of rear lane townhouses and corner treatment considerations.

Fig. 3.2.3d - Image example of lane-accessed townhouse dwellings. Fig. 3.2.4 - Image example of stacked townhouse dwellings with rooftop terrace amenity.


3.2.5 Back-To-Back TownhousesBack-to-back townhouses may be proposed for the Dundas Urban Core and High Density Residential areas within Graydon-Banning/Shevchenko. This townhouse form is typically a 3-storey freehold structure with front facing garages accessed from a public street or 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 shall be designed to incorporate architectural elements

found on lower density residential forms, such as peaked roofs, garages, porches and roof overhangs. Modern architectural styles may be the exception.

• 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, shall be provided between the neighbouring units to provide privacy.

• Entrances to each unit should be at-grade and accessed with minimal to no steps, subject to site grading conditions.

Fig. 3.2.5 - Image example of back-to-back townhouse dwellings with both balcony and roof-top terrace amenity areas.


3.2.6 Live-Work TownhousesLive-work units may be proposed within the Dundas Urban Core or Neighbourhood Centre Area. Similar in form to townhouses, live-work units are comprised of individual units within a larger building form, with typically commercial (retail, service-related) functions on the ground floor and residential uses above and, in some cases, to the rear. The live-work option provides an opportunity to integrate retail and service functions into a predominantly low to medium density residential neighbourhood, creating a neighbourhood and social focus.Built form design should address the following guidelines:• Building facade design shall establish a positive, cohesive streetscape

appearance that complements neighbouring residential built form. This may be achieved through a variety of elements, including building materials, canopies or awnings, window size and treatment, lighting and signage.

• A coordinated signage strategy shall be implemented for all units within each building, that is appropriate to a given architectural style. Backlit signage is discouraged.

• Overall building massing shall typically be in the range of 3-4 storeys.• Ground floor retail/service related spaces may allow for a range of

sizes and configurations to provide greater flexibility in the type of use.• Large ground floor windows shall be used to better distinguish the

commercial use from residential functions above.• Adjacent streetscape treatment shall reflect a more urban approach,

with more expansive sidewalks for easier pedestrian access, paved boulevards to accommodate access from on-street parking and the option to integrate street furniture that will complement adjacent retail/service functions.

• Entrances to each unit shall be ground-related and fully accessible.• Corner units should provide sideyard treatment that is similarly

emphasized as the front facade to appropriately address both street frontages.

• Unit parking is typically accommodated in a garage located to the rear or side of the building, with access from a rear lane. Garage parking may be supplemented by a rear parking pad, if appropriate to the lot size and unit design and does not negatively impact the rear facade treatment.

• In lieu of a garage, additional access to the retail/commercial function may be considered from the back, with parking provided from the rear lane.

• Outdoor amenity areas for residential units are typically in the form of a balcony, raised terrace or rear courtyard.

Fig. 3.2.6a - Image example of a contemporary live-work townhouse with traditional architec-tural design.

Fig. 3.2.6b - Conceptual cross-section and plan siting for typical live-work townhouses.


3.2.7 Mid to High-Rise Apartments (Condominiums)Mid to high-rise apartment buildings will be located within the High Density Residential area and, potentially, the Dundas Urban Core. These buildings will contribute significantly to the character of the Graydon-Banning/Shevchenko community. It will provide strategic higher density population in close, convenient proximity of major transit routing along William Halton Parkway and Dundas St. West. The buildings may integrate ground floor retail/commercial functions to service the immediate dense population and bring these amenities within easy access of the major transit corridors. Retail/commercial functions can bring a sense of animation and vibrancy to the street and serve as a focus for the surrounding North Oakville East development area.As a unit, buildings shall have a strong orientation to the street, framing the corners and establishing a gateway into the community from the east (High Density Residential area) and, potentially, south (Dundas Urban Core). As such, the proposed mid to high-rise condominiums will greatly influence the character, use and identity of the Graydon-Banning/Shevchenko community.

3.2.8 Mixed-Use Built FormThe Dundas Urban Core provides an opportunity to combine both residential and commercial functions into a distinctly urban built form that can provide a community focus for Graydon-Banning/Shevchenko. The strategic location of this form and function closely related to Dundas St. West and the corner with Connector/Transit Corridor road, will serve as a major gateway into the community, define a main street character and frame views towards the adjacent SWM pond and NHS.Built form should address the following guidelines:• Where possible, built form shall have a strong relationship with the

corner, address both street frontages and ensure accessible, at-grade building entries.

• A clear distinction shall be made for entries to different uses (i.e. residential, commercial) whereby a hierarchy is established through architectural treatment.

• Ground floor corner units will typically comprise the anchor commercial tenant, which should be emphasized through architectural design.

• Small urban plaza spaces may be integrated into the building siting to complement commercial uses, allowing for seating opportunities and patron gathering, as appropriate.

• Weather protection incorporated into the building design, such as canopies or awnings, is encouraged along the street edge for pedestrian comfort and to distinguish ground floor uses.

• Streetscape treatment should reflect a more urban approach, with more expansive sidewalks for easier pedestrian access, alternative street tree planting conditions and outdoor furniture, which will contribute to a vibrant, animated main street character.

Fig. 3.2.7 - Image example of a mid-rise apartment building (condominium).Fig. 3.2.8 - Image example of a mixed-use (residential/commercial) devel-opment along an aerterial road.


3.2.9 Employment Built FormBuilt form design related to the designated Employment Area lands shall reinforce a positive identity and character for Graydon-Banning/Shevchenko and lands to the west. The primary objective for the development is to create a consistently high quality built environment through the combination of site planning, building massing, architectural detail, materials and landscape treatments. It shall promote a pedestrian friendly environment and establish a strong built form street edge. The design of these buildings shall foster a safe, human scale environment and encourage pedestrian activity, while creating attractive and well functioning employment uses. Built form should address the following guidelines:• Buildings shall have a strong relationship to the adjacent streets, with

the primary facade parallel to the roadway.• Building frontages should occupy a minimum of 50% of the street

frontage and extend in front parking areas, where practical.• Buildings should be accessible from sidewalks along adjacent streets.• Corner buildings should be sited close to the intersection and address

both street frontages.• Building designs for corner locations, whether it be a multi-storey office

building considered for prestige employment or service commercial uses, should reflect an architectural treatment appropriate to their landmark status.

• Main entrances for these corner locations should be grade-related, face the street and be given design emphasis as the focal point of the building.

• Each building may reflect its own distinct architectural identity, although all buildings should be designed to provide a collective sense of cohesion and harmony.

• Plain, unarticulated, box-like building designs with large blank walls will not be permitted.

• High quality, durable building materials shall be used. This may include, but should not be limited to architectural glass, steel panels, polished stone, brick and textured concrete panels.

• Buildings should be located to ensure good sightlines for all vehicular access points and to create coherent on-site traffic circulation.

• Glazed areas should be maximized along street frontages and main entry areas, with consideration for an appropriate canopy or arcade treatment for weather protection.

• Ample setback between building entrances and on-site traffic routes should be provided to avoid potential conflicts between pedestrian and vehicular routes.

• Variation in building setbacks are encouraged to create visual interest at the interface with the public street zone.

• Loading, service and garbage areas should be integrated into the building design or located away from public view and screened to minimize negative impacts, by a combination of fencing, landscaping and berms.

• Utility meters, transformers and HVAC equipment should be located away from public views or appropriately screened.


• Service and refuse areas shall not encroach into the required parking setback.

• Coordinate locations of service areas in order to minimize entrances and area requirements.

Fig. 3.2.9 - The primary objective for the employment lands is to create a consistently high quality built form environment through the combination of site planning, build-ing massing, architectural detail, materials and landscape treatments.


A R C H I T E C T U R A L D E S I G N C R I T E R I A

S E C T I O N 4

The built form component proposed for Graydon-Banning/Shevchenko shall encompass five general land use categories, including General Urban residential, Sub-Urban residential, Neighbourhood Centre Area, Dundas Urban Core, High Density Residential and Employment Area. The diversity of land uses provides the opportunity to integrate mixed residential densities in close proximity to neighbourhood and community serving amenities, such as Village Square’s, NHS features, trails and bus transit connections, as well as employment lands.A high quality built form character shall be achieved for all designations, low, medium and high density residential, commercial and employment, delivering architecture that is rich and varied in its form and treatments, creating a distinctive community with visually appealing streetscapes. Each individual residential building massing shall reflect a singular and coherent influence, whether it be Victorian, Georgian, French Chateau, English Manor, Craftsman, Tudor, Gothic Revival, Modern, etc. Other built form types, such as residential high-rise, mixed-use and commercial buildings may adopt more contemporary architectural influences. The design and siting of new built form shall comply with the requirements of the “North Oakville Urban Design and Open Space Design Guidelines”. The following supplementary general built form guidelines and objectives shall be applied.

4.1 CHARACTER AND IMAGEThe design of all dwellings within Graydon-Banning/Shevchenko shall offer a harmonious mix of architectural themes derived from either traditional or contemporary styles. 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, Colonial, Gothic Revival, etc. As well, designs based on a modern, contemporary style may be considered, particularly for the higher density built form.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

Fig. 4.1 - The character and image of the Graydon-Banning/Shevchenko community will be established through a harmonious mix of built form types and architectural styles.


4.2 ARCHITECTURAL VARIETYHarmoniously designed streetscapes will positively contribute to the character and identity of the Graydon-Banning/Shevchenko community and the broader North Oakville planning area 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.• Each dwelling form shall be designed with a minimum of two distinct

architectural facade treatment. • Popular dwelling models for which there is a high demand shall have

additional facade treatments to mitigate streetscape repetitiveness.• Building forms located adjacent or opposite one another shall be

compatible with respect to height and massing. Extreme variations shall be avoided. However, exceptions may be considered where mid-high storey buildings are integrated.

• Identical elevations should be used a maximum of three times per row of ten single detached dwellings and shall not be repeated in dwellings opposite one another.

• Distinct single detached dwelling forms with the same colour package may be repeated a minimum of every three dwellings.

• Dwellings located opposite from one another should avoid having the same colour package.

4.3 MASSING WITHIN THE STREETSCAPEAn 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:• Building forms located adjacent or opposite one another shall be

compatible with respect to height and massing. Extreme variations shall be avoided. However, exceptions may be considered where mid-high storey buildings are integrated in close proximity to low density dwellings.

• Massing should transition from higher density areas to lower density areas through building designs that achieve harmony along the streetscape.

• Avoid siting 3-storey dwellings adjacent to bungalows, raised bungalows or 1-1/2 storey dwellings.

• 2-storey dwellings sited adjacent to bungalows or 3-storey dwellings shall comprise a minimum grouping of 2 units. Likewise, 3-storey dwellings sited adjacent to 2-storey dwellings shall comprise a minimum grouping of 2 units.

Fig. 4.3 - Building forms located adjacent or opposite one another shall be compat-ible with respect to height and massing.Fig. 4.2 - Architectural variety shall positively contribute to the character and identity of

the community, while collectively achieving a harmonious streetscape.


4.4 ARCHITECTURAL ELEMENTS4.4.1 Architectural Detailing• The use of trim elements including frieze board, gable posts, finials,

brackets, arch windows, shutters and shingle effects, as well as masonry detailing such as dichromatic brick, quoining, lintels/headers, pilasters, etc., is encouraged to provide design interest for each dwelling type.

• Trim elements and detailing shall be an authentic expression of a single architectural style. They shall be appropriate to the dwelling scale and massing and shall only include high quality materials and proper installation practices.

4.4.2 Exterior Materials and Colours• The use of high quality materials and detailing that are appropriate

to the architectural style of the dwelling is essential in establishing an authentic representation.

• Dwellings will be predominantly constructed of brick. Stone, stucco, cement board and siding, as appropriate to the architectural style, are other potentially suitable materials, particularly as accents.

• The selection of accents and decorative detailing shall be consistent with the architectural style.

• Authentic colour arrangements are a key element in effectively communicating a particular architectural style.

Fig. 4.4.2a - Examples of exterior main facade cladding materials. The selection of materials and colours shall be consistent with the architectural style.

BRICK AND STUCCO STONE AND STUCCO SIDINGBRICK

Fig. 4.4.1 - Examples of architectural detailing (dichromatic brick, king posts, arched windows) that is an authentic expression of the intended architectural style (Gothic Revival).

Fig. 4.4.2b - Authentic colour arrangements are a key element in effectively communicating a particular architectural style.


4.4.3 FenestrationProminent 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 window cladding, 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.

4.4.4 Porches• The majority of dwelling designs offered should feature front porches

or porticoes to encourage social interaction and provide ‘eyes on the street’.

• To mitigate the visual impact of garages and foster an attractive, comfortable pedestrian streetscape environment, porches shall be located closer to the street edge than garages.

• For corner units, wraparound porches are encouraged, where appropriate to the architectural style, to address both street frontages.

• Main dwelling entrances shall be visible from the street and appropriately lit.

• Porches should be sized to comfortably accommodate seating and encourage use.

Fig. 4.4.3 - Window placement in combination with other architectural elements is an effective method to animate rear or side elevations exposed to public view.

Fig. 4.4.4 - Porches shall be located closer to the street than garages and sized to comfortably accomodate seating and encourage use.


4.4.5 Roof FormThe design of the roof form will significantly impact the overall appearance of the dwelling. Variation in roof types and forms are encouraged to emphasize interesting roof lines for street facing or flanking dwellings. Depending on the architectural style, roof forms may include gables, dormers, hips, ridges, mansards, etc. that will establish an effective roof line.• Roofing materials, whether asphalt, metal, wood or composite

materials, shall be consistent with the architectural style.• The use of upgraded or alternative materials may be considered to

distinguish neighbourhood areas, priority lots or the activity node.• Roof forms and materials shall appropriately fit with neighbouring

dwellings to help establish a harmonious appearance. Stark changes in form or material is discouraged amongst adjacent dwellings.

• Main roof slopes shall comply with accepted standards for a given architectural style and dwelling type.

• Roof overhangs shall 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 along the rear roof slope.

• Skylights should have a flat profile and preferably located away from street view at the rear roof slope.

• The use of false dormers is discouraged and used only where scale, orientation and roof line make them appropriate.

Other proposed built form, including mid-rise condos, 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.

4.4.6 GaragesGarages in Graydon-Banning/Shevchenko will include predominantly street-accessed, with rear accessed garages associated with the Neighbourhood Centre Area and, potentially the High Density Residential block and Dundas Urban Core.4.4.6.1 Street-Accessed Garages• 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 acceptable placement options for attached street facing garages:

- Site the garage to the side of the dwelling, set back from the main front wall; - Integrate the garage into the main massing of the dwelling, in line with the main front wall; - Integrate the garage into the main massing of the dwelling, in line with the porch projection (not including the front steps).• Where a double car garage is proposed, it should be divided into two

individual garage doors/bays separated by a dividing column. The dividing column or pier should be comprised of a material consistent with the dwelling facade (brick, stone, siding, stucco) that will allow it to blend in with the overall appearance.

• Only sectional, roll-up type garage doors shall be proposed.• A variety of garage door header treatments may be considered,

consistent with the architectural style of the dwelling.• Light fixtures mounted to the side of above the garage door is

encouraged and shall be consistent with the architectural style of the dwelling.

• Where dropped garage conditions occur on rear-to-front sloping lots, alternative architectural techniques shall be used to minimize the extent of wall space between the top of the garage door and the underside of the roof soffit. The following techniques 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 architectural features, such as a decorative brick pattern, to break up the wall massing.

Fig. 4.4.5 - Roof forms and materials shall appropriately fit with neighbouring dwellings to help establish a harmonious appearance.


4.4.6.2 Rear-Accessed GaragesRear-accessed garages typically refer to lane-based townhouses found within the Neighbourhood Centre Area and, potentially, within the Dundas Urban Core and High Density Residential block. • Lane accessed garages for townhouses and single detached

dwellings may be attached or detached from the dwelling. Both single and double car garages may be permitted.

• The design of garages shall be consistent with the architectural style of the dwelling with respect to materials, massing, character and quality.

• The garages shall be designed with articulated rooflines and can integrate gables, dormers or other architectural features that will enhance the appearance from the public lane.

• Corner lot garages shall be designed with upgraded features in consideration of its prominence along the street.

• Parking pads may be permitted beside the rear yard garage where space permits. For corner lots, parking pads should not be sited between the garage and the street line, but, rather, between the garage and the interior lot line.

• Habitable and/or amenity space above a rear garage may be permitted to add variety to the lanescape and enhance the character of the neighbourhood.

• Pairing of garages within the lane may occur where advantageous to lot layout and vehicular accessibility.

• Only sectional, roll-up type garage doors shall be proposed.• Garages shall be sited to provide for access and drainage from the

rear yard of the unit to the laneway.• A municipal address plaque or sign shall be provided on the garage

wall facing the lane and it shall be well lit along with the garage entry.

Fig. 4.4.6.1 - Example of how garages integrated into the main massing of the dwelling, set-back from the main front wall / porch.


4.4.7 Utility and Service Elements• Public views towards utility meters and utility service connections

(hydro, water, natural gas, telephone, etc.) should be minimized by siting the utility 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.

• For townhouses, utility meters should be located in the rear lane, where applicable, or screened/recessed into the wall where possible, subject to standard access requirements for a given utility.

Fig. 4.4.6.3 - Example of where public view towards utility meters and utility service connections are minimized by siting and con-solidating the utilities on side walls (perpendicular to the street).


4.5 PRIORITY LOTTINGPriority lots are located within areas of the community that have a greater degree of visibility from the public realm (refer to Fig. 4.5 - Priority Lot Plan). Their visual prominence from adjacent streets and open spaces requires that the siting, architectural design and landscape treatment for each of these dwellings represent an upgraded quality in recognition of the landmark location within the community. Built form on priority lots shall be designed to ensure an attractive architectural appearance is achieved, with massing appropriate to the lot designation.Priority Lots include:• Corner lot dwellings• View terminus dwellings• Upgraded rear and side architecture dwellings• Village Square facing dwellings• Gateway location

Fig. 3.2.9 - The primary objective for the employment lands is to create a consistently high quality built form environment through the combination of site planning, building massing, architectural detail, materials and landscape treatments.


4.5.1 Corner Lot DwellingsDwellings on corner lots typically have the highest degree of public visibility within the streetscape and are important in portraying the image, character and quality of the community.• Dwelling designs must be appropriate for corner locations, with

elevations that address both street frontages. Dwelling designs intended for internal lots will not be permitted unless the flankage elevation is upgraded to address the street.

• Both street frontages for corner lot dwellings shall reflect similar levels of architectural design and detail with respect to massing, roofline character, fenestration, materials, details, etc.

• Distinctive architectural elements, such as wraparound porches, porticos, bay windows, ample fenestration, window treatment, wall articulation, brick arrangement and colour, etc. appropriate to the architectural style of the dwelling, are encourage on the flankage side to create an interesting streetscape and emphasize the corner dwelling’s landmark function.

• The main entry of the corner dwelling is preferred on the long elevation facing the flanking street. Alternatively, the shorter (front facing) side of the lot may still integrate the main entry for the dwelling.

• A privacy fence shall enclose the rear yard portion of the corner lot dwelling. In order to minimize the length of the fence facing the flanking street, it shall begin as close as possible to the rear corner of the dwelling.

• Rear lane garages on corner lots shall have upgraded side elevations facing the street.

• At corner gateway locations, porches and main entries shall be oriented away from the corner and associated gateway feature to ensure appropriate accessibility.

Fig. 4.5.1a - Conceptual plan view of a corner lot dwelling.

Fig. 4.5.1b - Example of a corner lot dwelling with well-articulated architectural treat-ment and street orientation on both sides.


4.5.2 View Terminus DwellingsView terminus dwellings are situated at the top of T-intersections or street elbows, where one road terminates at a right angle to the other. These dwellings play an important role in defining a terminating long view corridor.• A prominent architectural element, massing or material arrangement

should be provided to terminate the view.• Driveways should be located to the outside of the lot, rather than in-

line with the view corridor, to reduce the impact of the garage on the terminus view and allow for front yard landscaping to become the focus, along with the architectural treatment.

4.5.3 Upgraded Rear and Side Architecture DwellingsWhere a dwelling’s rear or side elevation is prominently exposed to the public realm, both the front and side/rear elevations shall be designed with similar architectural emphasis with respect to details, materials, roofline character, fenestration, wall articulation, etc. • The design of the applicable rear and/or side facade shall, therefore,

acknowledge the prominent exposure to the public realm.• Potential upgrades to the applicable elevation includes bay windows

or other additional fenestration, window treatments, frieze boards, brick detailing (quoining, dichromatic), gables and dormers, wall articulations, etc.

Fig. 4.5.2a - Example of street elbow dwellings terminating views with upgraded architectural treatment.

Fig. 4.5.2b - Example of T-intersection dwellings with garages located away from the intersecting street.

Fig. 4.5.3b - Example of an upgraded side elevation with wall articulation, ample fenestration and interesting roof line.

Fig. 4.5.3a - Example of a upgraded rear elevations facing a public open space area of high visibility.


4.5.5 Gateway LocationSimilar to corner lot dwellings, gateway dwellings are characterized by a very high profile location within the community that results in a significant impact on the perception of the image, character and quality of the community from the outside. • Built form massing, orientation and detailing shall be the principal

component for defining the gateway. This can be achieved in residential, commercial or employment land uses situated at gateway locations within the Graydon-Banning/Shevchenko community.

• Associated landscape features, both hardscape and softscape, may be integrated with built form massing to emphasize the gateway function.

• Although designed as a corner lot with facade treatment addressing both street frontages, the main entry, garage and porch should primarily address the short (front facing) street frontage, particularly where the flankage faces an arterial road.

• Refer to 4.5.1 Corner Lot Dwellings for additional guidelines.

4.5.4 Village Square Facing DwellingsGiven the prominence of the Village Square’s and it’s role as the focus and gathering space for the community, dwellings that front onto the parks shall be designed in a manner that considers and complements the exposure from this public open space.• Given that these dwellings are very visible from the main gathering

space within the community, an enhanced architectural treatment consistent with the architectural style shall be implemented, such as substantial front porches, prominent, well proportioned windows, a projecting bay, articulated wall treatment and other design elements that enhances the front elevation.

• The use of upgraded materials and detailing, such as stone or precast elements, dichromatic brick, quoining, etc. shall be integrated into the elevation design.

• Dwellings are encouraged to have wider and deeper porches that effectively allow for multiple seating and will promote ‘eyes on the street’, which results in an informal monitoring of the park and its activities.

• Park facing dwellings shall have available a variety of model types, elevation types and colour packages. However, a cohesive, harmonious relationship shall be achieved for all lots.

Fig. 4.5.4 - Example of dwellings facing a park, with a variety of architectural elements, including the use of gables and dormers, porch projections, balconies, to help enhance built form interest from the streetscape and park.

Fig. 4.5.5 - Example of a residential dwelling and commercial building that functions as a gateway into the community, utilizing built form massing, orientation and detailing to signify the entry.


S U S T A I N A B I L I T Y

S E C T I O N 5

Sustainable development practices balance the health and well-being of the environment and related resources with the pressure of urbanization, bringing forward strategies to better manage increased population densities, resource and energy consumption, and vehicular traffic volumes.Graydon-Banning/Shevchenko shall be designed with a strong emphasis on the integration of sustainable practices and techniques that will result in a transit-oriented community which is highly walkable and cyclist friendly, with a potential mix of uses (residential, employment, commercial) and a diversity of housing types and densities.The principles and objectives of sustainability have applications in all areas of the development. The community’s context and the prominent Natural Heritage System that surrounds it and is woven into its fabric makes sustainable development and low-impact design a key priority.The following sustainable development practices shall be implemented.

5.1 SUSTAINABLE DEVELOPMENT PRACTICES5.1.1 HardscapingObjectives for hardscaping should balance functional requirements of vehicular and pedestrian circulation with sustainability, accessibility, maintenance and aesthetic considerations. As a general rule, select paving materials that allow for increased permeability and infiltration, while accommodating circulation and maintenance requirements.• Preference shall be given to the selection of permeable or porous

paving materials, such as open joint pavers, porous concrete or asphalt and/or precast turf-grid products.

• Paved areas used for snow storage are encouraged to integrate permeable paving to absorb snow melt on site.

• Where possible, utilize surface materials that contain recycled or sustainable materials.

• The use of light coloured surface materials, such as concrete, white asphalt or light-coloured unit pavers is encouraged to decrease heat absorption and ambient surface temperatures (urban heat island effect).

• All paving materials and installation to be selected and designed to withstand traffic impacts and maintenance requirements.

Fig. 5.1.1 - Example of light coloured unit paving which reflects light and serves to reduce the urban heat island effect, as well as allow for permeabil-ity and infiltration.


5.1.2 Softscaping• Naturalized, low maintenance planting shall be specified where

appropriate. • A priority shall be placed on utilizing xeriscape planting techniques,

selecting drought-tolerant species to conserve water.• Landscape features, such as berms, tree and shrub groupings, and

‘green’ walls shall be utilized to screen undesirable views to adjacent or nearby uses (traffic, railway tracks, buildings) and on-site servicing areas (loading docks);

• Provide landscaping that increases the urban canopy, creates comfortable micro-climate conditions, mitigates negative seasonal effects (wind breaks or shade canopy) and contributes to overall biodiversity.

• Strategically place dense deciduous canopy trees to let sunlight and warmth into buildings and public open spaces and sidewalks during winter, while in summer creating a canopy that shields people and buildings from sun, glare and heat, and allows breezes to flow through;

• ‘Green’ screens and other landscape wall features may be situated on or near building façades to reduce ambient heat and minimize air conditioning requirements;

• To mitigate the impact of wind on a site, evergreens should be used as a windscreen for undesirable wind exposures;

• Use only organic or biological fertilizers and weed and pest controls, without potentially toxic contaminants;

5.1.3 Water Conservation and Management• Utilize xeriscape planting techniques, selecting drought-tolerant plant

species to conserve water and avoid the need for irrigation systems;• If irrigation is required (e.g. sports fields), water should be provided

by non potable sources (roof, parking lot, grey water) where feasible;• Utilize rainwater harvesting techniques to use stormwater resources

for irrigation;• Utilize techniques and measures to divert rainwater away from a

previously connected sewer line. These techniques allow the water to be used for planting and groundwater recharge and reduce outflow to overburdened sewage and storm systems;

• Implement roof downspout disconnection to prevent water from reaching the sewer system and allow it to be managed on site, whether through a storage device, permeable surfaces or an infiltration system;

• Where feasible, consideration should be given to the use of soakaway pits, whereby a roof downspout is connected to an underground pit lined with gravel or coarse aggregate, temporarily storing the water until it is absorbed into the ground;

• Similar to soakaway pits, infiltration trenches direct water to an at-grade trench filled with aggregate material, where it is held until it infiltrates into the ground;

• Depending on the type of built form, rain barrels or similar container system may also be considered to manage roof runoff;

• Where feasible, integrate bio-retention swales as an effective technique for managing stormwater within expansive areas of runoff. These may include swales, vegetated islands, rain gardens, etc.;

• Bio-retention swales typically include planting (groundcover, shrubs and potentially trees), curb inlets for stormwater flow and a water infiltration/storage area that supports vegetative growth. Depending on site characteristics, perforated sub-drains and overflow catchbasins may be required to manage excess water;

• Composition of swale components shall be designed to ensure surface water is fully drained within 48 hours of the end of any rainfall event;

• Undertake soil amendments to increase topsoil depths and restructure compacted soils for improved infiltration;

• The degradation of slopes leading to erosion and sedimentation control problems results from the effects of rain and wind on unprotected slopes, with potential negative impacts for water quality and stormwater management infrastructure. As such, developers and contractors shall be diligent in preventing erosion on site, both, during the construction phase and following construction completion.

Fig. 5.1.2 - Conceptual section demonstrating how dense canopy street trees can provide shade for adjacent sidewalks and building faces.


5.1.5 Lighting• Achieve a balance between safety and security and a reduction in

energy consumption;• Utilize energy efficient luminaires and bulbs to satisfy lighting

requirements;• Select lighting poles, luminaires and light levels that are appropriate

to the site and function to avoid excessive illumination and light pollution.

5.1.6 Materials• Green roof technologies or reflective, light-coloured roofs should be

encouraged for employment, office and institutional buildings, as well as higher storey residential buildings, in order to reduce solar heat absorption and building energy demand;

• Encourage the use of local materials to avoid unnecessary long distance transport of building materials;

• Encourage the use of materials that have been sustainably harvested.5.1.4 Walkability / Transportation AlternativesWalkability is one of the primary tenets of the Graydon-Banning/Shevchenko neighbourhood, as an extension of the greater North Oakville sustainability strategy. • Open spaces and amenities within the development shall be located

within comfortable walking distance of the majority of residents. • Proposed trails associated with natural features in surrounding

neighbourhoods have been linked with the sidewalk network, offering convenient and enjoyable pedestrian connections.

• To encourage a reduction in automobile usage, ensure bicycle parking and public transit connections are integrated into the design of major community facilities or gathering areas.

• Where applicable, particularly for employment lands, the sizing of parking facilities shall be minimized to meet, but not exceed, zoning requirements.

• As an alternative to automobile use, encourage cycling through an emphasis on safe, efficient cycling connections and the integration of appropriate bicycle storage and locking facilities with options for weather protected storage.

• Similar to cycling, encourage public transit use through incentive programs that allow for a decrease in car usage and enables a reduction in parking facility capacity.

Fig. 5.1.3 - Example of xeriscape plantings, which perform well in urban environments due to their drought-tolerant and low-maintenance characteristics.

Fig. 5.1.6 - Green roof technologies may potentially be integrated into built form within the Employment Lands.


I M P L E M E N T A T I O N

S E C T I O N 6

A design review process is required for all new residential construction within the study area to ensure new development proposals and building designs are in compliance with the requirements of the Graydon-Banning/Shevchenko Urban Design Brief, as well as the North Oakville Urban Design and Open Space Guidelines.Architectural design and siting proposals for residential built form shall be evaluated through the Town of Oakville’s Urban Design Staff or through a privately administered architectural control design review and approval process, as outlined in the following section.Architectural design and siting proposals for non-residential built form shall be evaluated through the Town of Oakville’s Site Plan Approval process. The Town may request that the Control Architect, if appointed, shall play an advisory role in the design review process.

6.1 ARCHITECTURAL CONTROL PROCESSIf a Control Architect is appointed to administer the implementation of the Graydon-Banning/Shevchenko Urban Design Brief, the Control Architect shall have obtained proven experience in the field of architectural design within Ontario and the Greater Toronto Area, shall be member in good standing of the Ontario Association of Architects, and shall be deemed acceptable by the Town of Oakville to perform the required design control duties.The architectural control review and approval process by the Control Architect will be undertaken in an expeditious and fair manner on behalf of the Town of Oakville. It shall generally comprise the following steps:• Orientation meeting with the Developer / Builder for any intended

submissions;• Model review and approval;• Review and approval of exterior materials and colours;• Review and approval of house sitings;• Periodic site monitoring for compliance.

6.2 PRELIMINARY REVIEW• Preliminary model design sketches which are in conformity with the

Urban Design Brief / Guidelines and which demonstrate sufficient design quality, variety and the use of appropriate exterior materials will be submitted to the Control Architect or Town Urban Design Staff for review.

• Sale of models cannot commence until after preliminary approval is given by the Control Architect or Town Urban Design Staff.

• Preliminary grading plans and streetscapes for individual lot sitings should be submitted to the Control Architect or Town Urban Design Staff for review prior to submission for final approval.

6.3 FINAL REVIEW AND APPROVAL6.3.1 Working Drawings• Working drawings must depict exactly what the Builder intends to

construct.• All exterior details and materials must be clearly shown on the

drawings.• Unit working drawings will be required for special elevations (i.e.

upgraded rear/side), walkout lots and grade-affected garage conditions.

• A master set of all front, flanking and corner lot rear elevations, which have been given final approval, is to be submitted to the Control Architect or Town Urban Design Staff as soon as possible after model approval has been given. These should be on 1 sheet per each dwelling type.

6.3.2 Site Plans• Engineer certified site plans are to be submitted to the Control

Architect or Town Urban Design Staff at a minimum scale of 1:250 and may be submitted on single legal-size (8-1/2” x 14”) sheets.

• In addition to the required grading details, the proposed siting of each unit must clearly indicate:

- model and elevation type; - driveway extending to street curb; - a note indicating rear or side upgrades, where applicable.


6.3.3 Streetscape Drawings• To assist in the review process, a streetscape drawings (blackline)

must accompany each request for siting approval.• Streetscape drawings shall accurately represent the proposed

dwellings in correct relation to each other and to the proposed finished grade.

• In the review of streetscapes, minor elevation changes may be required. The onus is on the Builder to ensure that these required changes are implemented in the construction of the dwellings.

6.3.4 Exterior Colour Packages• Prior to the submission of site plans, the Builder will be required to

submit typed colour schedules and sample boards, which include the colour, type and manufacturer of all exterior materials.

• Colour package selections for individual lots and blocks should be submitted at the same time as site plans and streetscapes.

6.4 SUBMISSION REQUIREMENTS• The Builder is required to submit the following to the Control Architect

of Town Urban Design Staff for final review and approval: - 6 sets of engineer approved site plans; - 4 sets of working drawings; - 3 sets of streetscapes; - 2 sets of colour schedules; - set of colour sample boards (to be returned to the Builder).• The Control Architect or Town Urban Design Staff will retain one set of

the foregoing, other than the colour sample boards.• The applicant should allow up to 5 working days for final approvals.• Any minor redline revisions made by the Control Architect or Town

Urban Design Staff to site plans, working drawings, streetscapes and colour schedules must be incorporated on the originals by the Builder’s Design Architect.

• Any revisions to an existing approval requested by the Builder will be considered on their merits and, if acceptable, will be subject to re-approval by the Control Architect or Town Urban Design Staff.

• It is the Builders’ complete responsibility to ensure that all plans submitted for approval fully comply with these guidelines and all applicable regulations and requirements, including zoning and building code provisions.

• The Builder is responsible for the pick-up and delivery of all materials to and from the Control Architect’s or Town’s office, as necessary.

6.5 TOWN OF OAKVILLE APPROVAL• All site plans, working drawings, streetscapes and colour packages

must be submitted for review and approved by the Control Architect or Town Urban Design Staff and the project engineer (site plans only), as required, prior to submission to the Town of Oakville for building permit approval.

• Building permits will not be issued unless all plans bear the required Final Approval stamp of the Control Architect or Town Urban Design Staff and Project Engineer (site plans only).

• Approvals by the Control Architect or Town Urban Design Staff and the Project Engineer do not release the builder from complying with the requirements and approvals of the Town of Oakville and/or any other governmental agency.

6.6 MONITORING FOR COMPLIANCE• The Control Architect or Town Urban Design Staff will conduct

periodic site inspections to monitor development.• Any significant visible deficiencies or deviations in construction from

the approved plans that are considered by the Control Architect or Town Urban Design Staff to be in non-compliance with the Urban Design Brief will be reported in writing to the Builder.

• The Builder will respond in writing to the Control Architect or Town Urban Design Staff of their intention to rectify the problem, after which the Developer will be informed of the Builder’s response.

• The Developer and/or Town may take appropriate action to secure compliance.

• In the event that a Control Architect is appointed and the Town is not satisfied with the performance of the Control Architect, it reserves the right to refuse acceptance of drawings certified by the Control Architect. The Developer will then be required to retain a new Control Architect, if necessary, to the satisfaction of the Town. The Developer will be responsible for all costs relating to architectural review and approval.


C O N C L U S I O N

S E C T I O N 7

The design guidelines, principles, standards and recommendations contained in the Graydon-Banning/Shevchenko Urban Design Brief (UDB) sets out to achieve a coordinated approach to urban design and govern the preparation of detailed open space, landscape and built form design at the Draft Plan approval stage. It also provides design direction for the development of future site plans within the community’s character areas (Dundas Urban Core, High Density Residential block) and employment lands.The UDB has addressed pertinent urban design issues as applied to the community goals and objectives, land uses, structuring elements, streetscapes, open spaces, built form, sustainability and low-impact development strategies. The intended result is the development of a community that is reflective of the fundamental key design tenets of broader North Oakville planning area.