planning & urban design breif - oakville planning/da-14102002-udb.pdf · urban design brief...

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PLANNING& URBAN DESIGNBREIF

2 3 3 7 C O R O N A T I O N D R I V E

T O W N O F O A K V I L L E

J U LY

P R E PA R E D F O R :HALTON CATHOLIC DISTRICT

SCHOOL BOARD

URBAN DESIGN BRIEF2337 Coronation Drive ii

TABLE OF CONTENTSINTRODUCTION 1

SUBJECT SITE 2

EXISTING CONTEXT 3

SURROUNDING LAND USES 5

DESIGN GOAL AND OBJECTIVES 6

PLANNING & URBAN DESIGN POLICIES AND GUIDELINES 7

TOWN OF OAKVILLE OFFICIAL PLAN – LIVABLE OAKVILLE 7

DESIGN GUIDELINES FOR STABLE RESIDENTIAL COMMUNITIES 9

ZONING – TOWN OF OAKVILLE ZONING BY-LAW 2014-014 11

LOT PATTERN 12

PEDESTRIAN AND VEHICULAR CONNECTIVITY 13

STREETSCAPE DESIGN 14

STREETSCAPE MASSING AND ROOF FORM 15

ARCHITECTURAL STYLE 15

ARCHITECTURAL CHARACTER AND VARIETY 17

CORNER AND PRIORITY LOTS 17

TOC

1

I N T R O D U C T I O NThis document is in response to the Comments and Conditions Report in relation to the Draft Plan of Subdivision & Zoning By-law Amendment application originally submitted by Strategy 4 Inc. in December 2016 for the Halton Catholic District School Board (HCDSB) site, Coronation Drive.

This Urban Design Brief has been prepared by

vision, strategy and rationale for the form and pattern of development being proposed for the lands located at 2337 Coronation Drive, Oakville.

The proposal contemplates developing a 2.76

lots with the overarching objective of being compatible with the character of the surrounding residential land use.

This Brief is submitted as part of a Draft Plan of Subdivision & Zoning By-law Amendment and is a companion document to the revised Draft Plan of Subdivision prepared by Bousields Inc. The plan has been revised to increase the depth of the lots at the exterior of the development, where the development interfaces with existing lots. The proposed lots comply with the RL8 zoning, but for some minor relief for the internal lots, which reduced size allows for the increase in depth of the perimeter lots.

In addition to addressing urban design aspects of the proposed development, the Urban Design Brief reviews and staff comments on the proposed development with respect to the urban design related policies of the Livable Oakville

, and .

The scope of this Urban Design Brief is focused on compatibility with the existing single family dwellings in terms of lot pattern, lot dimensions, dwelling setbacks, dwelling coverage and architectural style and materials.

Many of the broader range of urban design issues such as road hierarchy, natural heritage systems, open space, and gateways are not relevant to this

It is the opinion of this Brief that the form and pattern of development being proposed represents good urban design practice and is appropriate in terms of the existing physical context. Further, it appropriately addresses the existing urban design principles of the Livable by Design Manual.

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Figure 1 - Draft Plan of Subdivision

URBAN DESIGN BRIEF2337 Coronation Drive 2

S U B J E C T S I T E The subject site is generally located to the southwest of the intersection of Northridge Trail and Coronation Drive (Figure 2). It has an area of approximately 2.76 hectares (6.82 acres) with a frontage of approximately 160.16m along Coronation Drive. The subject site is currently vacant, having been previously acquired by the Halton Catholic District School Board as a future new elementary school, but has since been determined that the site is not required for that purpose. The subject site is bounded by detached single family houses. These houses back onto the site on all sides except for the east side at the Coronation Drive frontage. Across Coronation Drive, single family houses front the street.

The HCDSB wishes to re-zone the site from Community Use (CU) to Residential Low Density (RL8) to facilitate a plan of subdivision.

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Subject Site

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E X I S T I N G C O N T E X TThe existing context is predominantly comprised of two-storey brick/stone single detached homes of similar scale. The homes generally have integral garages, consistent setbacks from the street and each other, rear yards, and varying roof lines. The homes are largely constructed out of brick and stone of differing colours. The streetscape features consist of wide boulevards with soft-scaping and continuous sidewalks on one or both sides of the street. See Figure 3 below for a key map and images of the neighbourhood context and its key features.

Figure 3 - Aerial Key Map Photo 1

Photo 2 Photo 3 Photo 4


Photo 5

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S U R R O U N D I N G L A N D U S E SAs shown on Figure 4 – Location Map (Site

zoned RL8 having lot frontages of approximately 15 metres and lot areas of ranging from 450 sq m – 550 sq m.

lots, zoned RL5, Special Section 32, having lot frontages of approximately 15 metres for typical lots and 16 metres for corner lots with lot areas ranging between 718 sq m – 1,186 sq m depending on their positioning and geometry.

across Coronation Drive, zoned RL8, having lot frontages of between 12.8 m – 15.0m, and areas ranging from 428.80 sq m – 545.52 m. The typical lot in this variable string of lots has an area of 502.50 sq m.

zoned RL5, Special Section 45 and RL5, Special Section 32, having lot frontages ranging from 12.6 m – 15.0 m. Those lots zoned RL5-45 are generally 650 sq m in area, while those zoned RL5-32 consistently have lot areas of 522.20 sq m.

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Figure 4 -


1. Provide a high quality public realm and built form with consistent standards in keeping with the existing neighbourhood character including;

a. Lot pattern

b. Lot dimensions

c. Dwelling setbacks

d. Dwelling coverage

2. Provide a pedestrian scaled streetscape.

3. Provide a streetscape treatment that is consistent with the adjacent existing streetscape along Coronation Drive.

4. Provide vehicular and pedestrian linkages to the existing community.

5. Promote high quality buildings that minimize the visual impact of garages and parking areas.

6. Promote architectural style(s) in keeping with the existing neighbourhood character.

7. Promote architectural variety to limit the potential for repetition.

D E S I G N G O A L A N D O B J E C T I V E SThe overarching objective of the proposed development is to be compatible with the existing neighborhood character of the surrounding context.

D e s i g n V i s i o nThe design vision for the new development is focused on compatibility with the existing single family dwellings to create a high quality, upscale addition to the existing residential neighbourhood.

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P L A N N I N G & U R B A N D E S I G N P O L I C I E S A N D G U I D E L I N E SThe subject site is subject to several policies and guidelines. This Urban Design Brief outlines a set of guidelines consistent with the objectives of

To w n o f O a k v i l l e O f f i c i a l P l a n – L i va b l e O a k v i l l e

town except the North Oakville East and West Secondary Plan areas. It sets out council’s policies on how the lands should be used and growth should be managed through to 2031.

The subject lands are designated as Low Density Residential as shown on Schedule I – Central Area Land Use (Figure 5).

Part C, Section 6 of the Livable Oakville Plan contains relevant urban design objectives and

6.1.1a) Diversity, comfort, safety and compatibility with the existing community.

6.1.1c) Innovative and diverse urban form and excellence in architectural design.

be compatible with the existing and planned surrounding context and undertaken in a creative and innovative manner.

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Figure 5 - Schedule I – Central Area Land Use


variation in building mass, façade treatment and articulation to avoid sameness.

a distinctive architectural appearance with a high level of detailing and articulated facades that continue around the corner to address both streets.

height are discouraged. Variety in lines should be created through subtle variations in roof form and height.

Section 11 of the Livable Oakville Plan sets out the policies to which development is to adhere. The following policies are relevant to the subject

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D e s i g n G u i d e l i n e s f o r S t a b l e R e s i d e n t i a l C o m m u n i t i e s

The Design Guidelines for Stable Residential Communities applies to development being proposed in existing residential communities and sets out a basic framework to guide decision-making on the physical layout, massing, functioning and relationships of proposed development in stable residential communities. Relevant guidelines pertaining to the proposed development are discussed below.

Neighbourhood context (section 3.1)

To preserve and maintain the character and established patterns of the surrounding neighbourhood, guidelines relating to neighbourhood character, lotting pattern, scale, priority lots, and rear yard privacy are discussed. Pertinent guidelines include;

Architectural context (section 3.2)

This section focuses on preserving and maintaining the character and the established patterns of nearby properties and those within the immediate surroundings by discussing massing, height, setbacks, primary façade, architectural elements and materials, and garages and accessory structures. Relevant guidelines include;


Site context (section 3.3)

Guidelines addressing topography, mature trees, hard and soft ground cover, green space and established landscaping, are covered in this section to preserve and maintain the character and site patterns of new development. Relevant guidelines include;

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Z O N I N G – T O W N O F O A K V I L L E Z O N I N G B Y - L A W 2 0 1 4 - 0 1 4The Zoning By-law is the primary tool that the City uses to regulate land use. The Zoning By-law establishes different categories of land use (zones), each having its own set of permitted uses and the regulations that apply to the zone (setbacks from property lines, maximum area of a property that can be built on, amount of required parking, etc.) and which must be complied with in order to establish the use.

The overall purpose of a zoning by-law is to regulate how a development is located on a site to regulate and prevent adverse impact upon surrounding adjacent land uses.

The subject development application proposes to re-zone the subject lands from CU – Community Use to Residential Low Density 8 (RL8).

The surrounding zoning is RL5 and RL8, with the immediate surroundings containing single family dwellings. Although the RL8 zone allows a 12m minimum frontage, the RL8 lots within the immediate vicinity are 15m frontage.

The development proposal closely mimics the surrounding lot fabric in terms of frontages which is a key factor through which compatibility arises in this planning context. Additionally, zoning requirements such as minimum lot area,

ensure the proposed development is compatible with the existing context.

A chart detailing additional relevant zoning

Block 1 Block 2

Minimum Lot Area 295.0m2 360.0m2

Minimum Lot

Frontage

12.0m 12.0m

Minimum Front Yard 4.5m 4.5m

Minimum Flankage

Yard

3.0m 3.0m

Minimum Interior

Side Yard

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Minimum Rear Yard 6.5m 7.5m

Maximum Number Of

Storeys

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Maximum Height 12.5m 10.5m

Maximum Residential

Floor Area Ratio For

Each Lot

70% 70%

Minimum Lot

Frontage For A Corner

Lot

13.5m 12.2m

a requirement for a minimum of 2.4 metre separation between buildings.

Figure 6 - Draft Zoning By-law Map


While there is no minimum coverage requirement within the RL8 zone, the proposed development of the lots would allow for homes that would comply with the RL8 zoning and, given the similarity in lot sizes to those that surround the site, there would

as compared to the surrounding community.

While the internal lots would be slightly smaller with a reduced rear yard setback, increased

area, these lots are internal to the development. The reduction of the size of these internal lots allows for the appropriate transition to the larger lots at the peremiter and is an appropriate

proposed subdivision. Despite the reduction in size of the internal lots, the layout and design will continue to be consistent with the character of the streetscape.

L O T P A T T E R NLots are organized to the full extent of the site boundary with a new Street (Street A) in a loop and lots in its centre. The lots run parallel to the those on adjacent sites creating a back yard to back yard condition with the exception of those that front Coronation Drive, and those located at the corner sites which follows the contextual street pattern. This is consistent with the existing lot fabric which follow street patterns which are less grid-like and more organic in nature.

Lot sizes are designed to have a smaller front with a longer depth ratio. This is consistent with the existing lot fabric. The predominant lot size is 14 meters by 27 metres, with different (but similar) lot sizes resulting from the organic shape of the site boundary and new Street A.

The lot pattern is in keeping with the lotting pattern design guidelines found in the Design Guidelines for Stable Residential Communities in particular guidelines 3.1.2 (1), 3.1.2 (2), and 3.1.2 (3). The depth of lots are generally about 30 metres, with the lots on the south side of North Ridge Trail being a bit deeper at about 35 metres. The revision to increase the depth of the perimeter lots from 24 to 27 metres, brings the proposed lot pattern into closer conformity with the surrounding lots, while having due consideration to the fact that

originally contemplated as a school site.

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P E D E S T R I A N A N D V E H I C U L A R C O N N E C T I V I T YThe proposal contemplates a new street which connects the site with Coronation Drive at the east corner of the site, and includes a sidewalk on the outer edge of the street building upon the existing pedestrian network of the surrounding context. No sidewalk is proposed for the centre lots which is consistent with adjacent looping streets within the neighbourhood.

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Park/Open Space

Further, there is a proposed walkway at the northeast portion of the site creating a mid-block pedestrian connection with the existing walkway from Tesla Crescent.

Refer to Figure 7 for a vehicular and pedestrian connection diagram.

Figure 7 - Vehicular and Pedestrian Connection Diagram


S T R E E T S C A P E D E S I G NThe new proposed street will be designed to connect seamlessly into the existing road network. Right-of-way widths, sidewalks, boulevards, and street furniture will be designed to the same standards as neighbouring streets. The new street will essentially replicate Tesla Crescent, with a sidewalk that follows the outside of the street originating and terminating at Coronation Drive. Refer to Figure 8 and 9 for a cross section of the new street.

Figure 8 - Section Illustration of Streetscape with Sidewalk on One Side

Streetscape with Sidewalk on One Side

Streetscape with Sidewalk on Both Sides Figure 9 - Section Illustration of Streetscape with Sidewalk on Both Sides

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A R C H I T E C T U R A L S T Y L EThe architectural style in the surrounding area is traditional in form. Brick is the predominant material used, in a range of colours and often with stone and stucco accents. New development will

within the existing neighbourhood context.

New development shall continue in the traditional form of the surrounding context. As shown in Figures 10 potential architectural styles, new developments shall include similar architectural detailing. Roof types include hip, gable, and

may be used as an accent material at garage locations. Garages are integrated within the house form and accommodate 2 cars. This may be achieved with 2 single garage doors or one double garage door. Windows are varied in their shape (arched and orthogonal) and grille style. Materials include brick, stone, stucco, and siding in neutral colours. A high level of detailing is included through the application of moldings, window, and door trims.

S T R E E T S C A P E M A S S I N G A N D R O O F F O R M The proposed 17 metre ROW provides the opportunity for 2-storey houses. These building heights are to be consistent as they are an appropriate scale for the context of the street and neighbourhood. It is also an appropriate height to provide massings which are proportionate given the required front yard and side yard setbacks. The placement of the dwellings with a minimum 4.5 metre front lot setback provides the opportunity for an open environment which is cohesive, with the surrounding neighbourhood context.

The centre block includes single detached homes with garages at the lower level. This allows for increased lot depth on the perimeters that is compatible and consistent with the built form of the subdivision and the area in general.

Streetscape massing is in keeping with design guidelines found in

in particular guidelines 3.2.1 (1), 3.2.1 (2), 3.2.3 (1), and 3.2.3 (2).


12-15 Meter Frontage Future Developments

THE SITE

Project: 2388-2440 Coronation Dr.

Oakville, ON L6H 7N2

Figure 10 - Potential Architectural Styles

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C O R N E R A N D P R I O R I T Y L O T SPriority lots are located on corner lots, view terminus lots, and lots facing public open spaces within the neighbourhood. These lots have been

Figure 11, priority lot diagram. Special considerations for siting, landscape design, and architecture is required so they can act as gateways and help to establish visual reference points within the neighbourhood.

In keeping with guidelines 3.1.4 (1), 3.1.4 (2), and 3.1.4 (4) of the Design Guidelines for Stable Residential Communities, new development on these lots will incorporate elevated architectural detailing, front onto main streets, and minimize privacy fencing.

Dwellings on corner lots are to have the architectural treatment of the front wall carry

a considerable proportion of glazing, and the roof treatment is to contain gables and or dormers to

Rear yard privacy fencing is to terminate at or near the rear wall of the dwelling and not extend

A R C H I T E C T U R A L C H A R A C T E R A N D V A R I E T Y The proposal is intended to harmonize with the existing architectural character of the area. Dwellings are to incorporate the elements noted in the Architectural Style criteria with varying combinations. It is important to create a cohesive environment, but not a repetitive one. This is to be achieved through the creation of a model types. Each model type is to have prevailing features (for example, roof style and window style) with secondary differences (for example, cladding materials and colours) so that there are similarities between models, but not sameness.

The architectural character and variety is in keeping with design guidelines found in the

in particular guidelines 3.2.4 (1), 3.2.4 (2), 3.2.6 (1), 3.2.6 (2), and 3.2.6 (4).

Example of Corner Priority lot




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Figure 11 - Priority Lots Diagram

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