PROPOSED MIXED-USE DEVELOPMENT - URBAN DESIGN BRIEF

407 DUNDAS STREET WEST

OAKVILLE, ONTARIO
DEC 11, 2017 - PROJECT NO. 17-049
 PART A - DESIGN VISION
0.0 INTRODUCTION 3

1.0 DESIGN VISION - MASTERPLAN OVERVIEW 3

2.0 GUIDING PRINCIPLES-CITY POLICY AND REGULATORY FRAMEWORK 4

5
3.0 DESIGN VISION AND PRINCIPALS- DESIGN OBJECTIVES

4.0 URBAN DESIGN GUIDELINES FOR NORTH OAKVILLE- BUILT FORM & OPEN SPACE 6-9

PART B - SITE AND CONTEXT ANALYSIS

10-12
5.0 SITE AND DEVELOPMENT CONTEXT

6.0 DESIGN OPPORTUNITIES AND CONSTRAINTS - SITE ANALYSIS 13

PART C - DESIGN RESPONSE

14
7.0 PROPOSED DESIGN- A MASTERPLAN

8.0 DESIGN RESPONSE - KEY DESIGN INITIATIVES AND GUIDELINES FOR THE DEVELOPMENT 15-19

9.0 LANDSCAPE DESIGN 20

21
10.0 CONCLUSION
 PART A: DESIGN VISION, GUIDING PRINCIPLES, AND OBJECTIVES

0.0 INTRODUCTION

Kirkor Architects and Planners have prepared the following Urban Design Brief in
support of a Local Official Plan and Zoning By-law Amendments. The purpose of
this report is to illustrate the proposed development masterplan for a multi-phased
residential community located at the site at 407 Dundas Street West in the Town of BUILDING E - BUILDING F -
3 STOREY TOWNHOUSES 3 STOREY TOWNHOUSES
Oakville and Region of Halton.
BUILDING D -
The document will describe the masterplan and is intended to provide urban design 3 STOREY TOWNHOUSES SHANNON CREEK CHANNEL
guidance for development review authorities and has been developed to ensure the
design conforms to the Town of Oakville’s policies and guidelines. The report also BUILDING A -
illustrates how the proposed concept achieves key urban design principals and 10 STOREY MIXED-USE BUILDING

sustainability initiatives and complies with the Town’s vision of providing safe, livable,
healthy and well-planned communities in the region. OUTDOOR AMENITY

1.0 DESIGN VISION - MASTERPLAN OVERVIEW

The proposed mixed-use residential housing development is situated on an irregular

RETAIL
site located at the intersection of 407 Dundas Street West and Trailside Drive in the
North Oakville East District. The 30,445 m² (327,703 sq. ft.) development will consist
of 281 +/- housing units with a varied mix of unit types including condominium units, BUILDING B -
stacked townhouses and traditional townhouse units. TRA
3 STOREY BACK-TO-BACK ILSID
STACKED TOWNHOUSES E DR
.
The development will consist of a 10 storey mixed-use condominium building
with a 380 m² +/- commercial component located off Trailside Drive. One level BUILDING C -
of underground and surface parking will be located at the rear of the site and will 3 STOREY BACK-TO-BACK
STACKED TOWNHOUSES SURFACE PARKING
accommodate resident, commercial and visitor parking. The loading/service areas
will be accessed from a private driveway off Trailside Drive with the primary entrance DROP-OFF

and drop-off area located internally on the site. The condominium building will vary N
in height and step down to a second floor podium that will provide both indoor and
outdoor amenity areas for the residents.
PROPOSED DEVELOPMENT 407 DUNDAS STREET WEST
In addition, the proposal includes two 3-storey stacked townhouses buildings
internalized in the site and an additional three 3-storey townhouse buildings located
off Trailside Drive along the rear of the site. The development will also include new
pedestrian linkages to the existing trails, ponds and green spaces located adjacent to
the site.

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OAKVILLE, ONTARIO
DEC 11, 2017 - PROJECT NO. 17-049
 PART A: DESIGN VISION, GUIDING PRINCIPLES, AND OBJECTIVES
2.0 CITY POLICY AND REGULATORY FRAMEWORK
Based on the outlined regulatory requirements, Local Official Plan (LOPA), Zoning Bylaw
(ZBA) Amendments, and a Draft Plan of Subdivision will be required to permit the proposed
development. Refer to the Planning Justification Report that outlines the existing regulatory
framework and the proposed LOPA and ZBA.

Summary of the relevant policies and regulations of the Town of Oakville and Conservation
Halton that inform the design of the development:

2.1 OFFICIAL PLAN OF THE TOWN OF OAKVILLE – NORTH OAKVILLE EAST SECONDARY
PLAN

The subject property is located within the North Oakville East Secondary Plan and is
designated Dundas Urban Core, General Urban, and Natural Heritage System. As per
Section 7.5.15 “The Dundas Urban Core Area as designated on Figures NOE1 and NOE2
is intended to allow the creation of a band of mixed use development at high and medium
densities along the Dundas St. corridor”. As the development proposal is in excess of
eight storeys, an OPA is required for height only.

2.2 NORTH OAKVILLE ZONING BYLAW

The subject lands are currently zoned Existing Development ‘ED’ in the North Oakville
Zoning By-Law. As per Section 7.13 of Zoning By-Law 2009-189, only uses that legally
existed on the date this By-law came into effect are permitted. The development of new
buildings and structures are not permitted. As such, a Zoning By-Law amendment is
required to permit the proposed development.

2.3 PROPOSED OFFICIAL PLAN AND NORTH OAKVILLE ZONING BY-LAW AMENDMENTS

In order to permit the proposed development, it is requested that the North Oakville East
Secondary Plan be amended. To permit the proposed ten storey apartment building, it is
proposed North Oakville East Secondary Plan be amended as follows; Notwithstanding
Section 7.6.5.2b), an apartment building with a maximum height of 10 storeys shall be
permitted at the northwest corner of Dundas Street West and Trailside Drive, municipally
known as 407 Dundas Street West.

The proposal seeks to rezone the subject lands to a new Dundas Urban Core (DUC)
Special Provision Zone as well as the General Urban (GU) and Natural Heritage System
(NHS) Zones in order to permit the proposed development.

2.4 CONSERVATION HALTON

A portion of the subject property is within Conservation Halton’s Regulation Limit

(Shannon’s Creek Channel). These lands will be dedicated to the Town and placed in a
protective zone category (NHS).

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DEC 11 , 2017 - PROJECT NO. 17-049
 PART A: DESIGN VISION, GUIDING PRINCIPLES, AND OBJECTIVES

3.0 DESIGN VISION AND PRINCIPLES :

NORTH OAKVILLE URBAN DESIGN AND OPEN SPACE GUIDELINES

The North Oakville Urban Design and Open Space Guidelines have outlined an urban
design strategy to promote policy directions and ensure high standards in the physical
design of the built and natural environment in the areas of North Oakville. The high
standards relate to overall quality, environmental sensitivity, sustainability, affordability
and provide for public safety and security in achieving a strong and positive sense
of place and identity. The goal is to ensure that North Oakville is a place that is
forward-looking and is a model for smart growth to enhance the Town’s reputation for
excellence and its capacity to link the past, present and future.

The design objectives for the proposed development include:

• Create Compact, Walkable Mixed-Use Development- Develop a neighbourhood

that allows for efficient vehicular and pedestrian connections through a highly
interconnected street and block pattern. Neighbourhood Centres to be developed VARIED HOUSING TYPES SUSTAINABLE STREET TRANSPORTATION NETWORK
with a mixture of uses with well-designed buildings that have access to transit
stops and public facilities.

• Provide a Variety of Housing- Develop residential neighbourhoods that are varied

with a distinguishable mixture of lots sizes, building types and architectural styles
that provide a strong identifiable sense of place for the residents of North Oakville.

• Create a Sustainable Street Transportation Network- Develop a transportation

system of roads that is based on modified grid pattern which promotes the safe
and efficient circulation of vehicles including transit and non-vehicular traffic.

• Provide Access and Visibility to Open Space- Develop access to the existing
natural heritage and open space system with a connection to the existing trails,
parks and civic features within North Oakville. Consideration for public safety,
views and accessibility to the recreational areas and provide a opportunities for
both active and passive recreational activities.

• Sustainable Urban Development- Develop sustainable communities that assist

in reducing consumption of energy, land and other non-renewable resources and
minimize the waste of materials, water and other limited resources. The goal is
to create livable healthy communities that assists in the reduction of greenhouse
gases. COMPACT, WALKABLE MIXED-USE COMMUNITY ACCESS AND VISIBILITY TO OPEN SPACE

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DEC 11 , 2017 - PROJECT NO. 17-049
 PART A: DESIGN VISION, GUIDING PRINCIPLES, AND OBJECTIVES

4.0 GENERAL URBAN DESIGN GUIDELINES: BUILT FORM & OPEN SPACE

A summary of the significant Urban Design Guidelines that inform the proposed
development as outlined in the North Oakville Urban Design and Open Spaces
Guidelines.
4.1 SUSTAINABLE DEVELOPMENT:
Building designs that utilize sustainable practices will demonstrate the ongoing
importance of environmental resources within North Oakville community.

Key Design Guidelines:

Energy Efficiency & Air Quality:

To improve energy efficiency and air quality, utilize sustainable principals of passive
solar, natural ventilation and solar orientation. Methods of green and cool roofs along
with increase insulation to improve energy efficiency.
Water Management:
Manage water resources through green roof and rain harvesting methods and the GATEWAY FEATURE-FOCAL POINT TO THE DEVELOPMENT
introduction of integrated bioswales at road surface parking areas to naturally cleanse
water run-off to the water table.

4.2 SUBDIVISION DESIGN: GREEN ROOF - STORM WATER MANAGEMENT

Design transportation networks to accommodate all modes of travel but places priority
on transit, cycling and walking over the predominant use of the car.
Key Design Guidelines:

1. Disperse Traffic with shorter block design to promote even traffic flow and reduce
traffic speed.
2. Introduction of mid-block pedestrian connections to ensure connectivity to
surrounding streets and open spaces..
3. Encourage on-street parking to slow traffic and serve as a protective buffer between
pedestrians and moving vehicles
4. Introduce Landscaping to provide physical buffer between the street and the
sidewalk and shading effects in impacting the heat island effect.

Gateway Feature:

Develop a focal point to the development to promote public gathering spaces to create LANDSCAPING FEATURES- PROVIDE BUFFERS AT PARKING LOTS
a sense of entrance and contribute to the community image and identity. Gateway
features to include the integration of trees, landscaping, lighting, paving and seating.

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DEC 11 , 2017 - PROJECT NO. 17-049
 PART A: DESIGN VISION, GUIDING PRINCIPLES, AND OBJECTIVES
4.3 LAND USE AND SITE DESIGN:

Site planning for individual properties should maintain existing environmental features
of the site with relationship to adjacent buildings and open spaces. Building should be
planned to maximize opportunities for natural heating, cooling, access to natural light
and private outdoor space, privacy, security and views.

Building Orientation and Site Layout Public Safety

Key Design Guidelines: Key Design Guidelines:

1. Buildings should be organized to define the public realm and framing abutting 1. Site design should encourage safe public use and natural surveillance with building
streets, sidewalks and amenity spaces. entrances located onto a public street with clear site lines from parking areas.
2. Corner buildings at primary intersections should emphasize a focal point through 2. Lighting of pedestrian walkways and directional signage should be incorporated to
elements such as towers, bay windows, projections and other architectural details. provide good wayfinding and enhance personal safety and security.
3. Mixed-use buildings with commercial uses at-grade should be located close to the 3. Building and site design should adhere to Crime Prevention through Environmental
public street with a continuous streetwall with building entrances directly accessible Design (CPTED) principals.
from the public sidewalk.
BARRIER-FREE DESIGN PUBLIC SAFETY-CPTED INITIATIVES
Barrier-Free Access
Building Articulation and Detailing

Key Design guidelines: 1. Key Design Guidelines:

1. Main building entrances should be expressed and detailed with large entry 2. Building access and circulation for pedestrians and vehicles should conform to barrier-
canopies, double height glazing to provide weather protection and create a free access requirements set out by Ontario Building Code (OBC).
connection with the building interior and the street.
3. Access ramps should be designed to harmonize with buildings and curb ramps should
2. Building facades should include architectural details that include glazing, awnings, provide barrier-free connections between parking areas and buildings.
projections and recesses and outdoor terraces and patios. Blank facades are not
permitted, with functional building elements (vents) should be integrated into the
architectural design. Storage, Servicing and Loading
3. Building materials should be of a high standard of design, detailing and variety of Key Design guidelines:
materials. Exterior finishes should be of quality of workmanship, sustainability and
ease of maintenance. 1. Loading and service areas should be located in areas of low visibility at the rear non-street
side of buildings. Areas should be screened and paved with impervious surfaces and
4. Building detailing should achieve a unique identity that is respectful of the context. should be separated from pedestrian amenity areas and walkways.
Building variety and architectural detail maybe achieved by period architecture,
however, contemporary architectural vocabulary is encouraged.
BUILDING ARTICULATION AND DETAILING

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DEC 11 , 2017 - PROJECT NO. 17-049
 PART A: DESIGN VISION, GUIDING PRINCIPLES, AND OBJECTIVES
4.4 BUILDING TYPOLOGIES:

General Principals for Mixed-Use Buildings High-Rise Buildings

Mixed–use building should have strong relationship with the street with commercial located Buildings that are 10 storeys in height or taller are considered a tall building in North
at-grade. Parking should be provided on the street or at the rear of the development. Oakville. The design of high-rise buildings should consider three parts of the massing,
including the base which relates primarily to the public street and open space, the
Key Design guidelines: middle ( shaft) and the top including the roof and mechanical penthouse.
1. Strong Street Edge: Human scale environment should be reinforced through the 1. Key Design guidelines:
appropriate building height, mass and architectural design.
2. Tall floor to ceiling heights at grade with large expanses of transparent glazing with
2. Active at Grade Uses: Active commercial uses are encouraged with office and residential flexible commercial space with pedestrian oriented streetscape.
uses above the ground floor.
3. Articulate building design to mitigate the mass to reduce wind and shadow impacts
3. High Quality Public Amenities: Outdoor amenity areas should be provided with the space on adjacent properties.
located adjacent to indoor amenity space.
4. Provide contextual fit among old and new buildings and utilize materials that are
4. Distinct Image and Quality: District architectural expression with consistent rhythms, sympathetic to the existing context.
architectural details and elements to reinforce the streetscape and strong neighbourhood
image. Architectural styles and quality should be consistent and building material and 5. Recess building entrances and incorporate covered walkways or canopies and
finishes should be complimentary. awnings at the ground level to provide weather protection.

5. Environmental Sustainable: A high degree of sustainability should be included with 6. Articulate large floor plates to reduce the perception of height with appropriate
the opportunity for energy and water efficiency. LEED certification of building is building setbacks to provide a clear distinction between the building base, middle
encouraged. and top.

7. Consolidate, screen and internalize parking, servicing and loading access to the site
to serve as a protective buffer between pedestrians and vehicles.
Townhouses
MIXED-USE HIGH-RISE BUILDING DESIGN

Will provide a more compact, higher-density housing choice than single or semi-detached
dwellings. Variations of the townhouse include back to back, stacked and traditional unit
types. Generally, townhouses comprise of a continuous row along a street with a height
between two to four storeys.

Key Design Guidelines:

1. Main dwelling facade should be located parallel to the street, open space and aligned
with adjacent buildings to frame the street frontage.

2. Rear yard parking accessed from a lane is preferred over front yard parking. Townhouse
units with front attached garages should have a minimum lot frontage of 4.9 metres per
unit.

3. Each unit to have a minimum front yard setback of 2.5 metres and 1.0 metre no
encroachment zone to allow for a transition between the public and private realm.

4. End townhouse units should place windows and entrances facing the public street to
encourage these areas to be visible, active and safe. THREE STOREY TOWNHOUSE DESIGN

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DEC 11 , 2017 - PROJECT NO. 17-049
 PART A: DESIGN VISION, GUIDING PRINCIPLES, AND OBJECTIVES

4.5 NATURAL HERITAGE AND OPEN SPACE:

Landscape Design
The natural heritage and open space system provides a primary framework for developing a
community. Priority to maintain views and accessibility at key trail access points should be Parks and landscape areas should be incorporated into the urban areas to create a cohesive
encouraged. extension of the existing natural heritage open space system.

Key Design Guidelines:

Stormwater Management
1. Street trees should be planted next to sidewalks at regular intervals (8-12 metres) to
Stormwater management facilities and ponds should have public access and be integrated as
enhance street edges and open spaces.
open space with access to trails and green open spaces.
2. Utilize native species and diverse trees and vegetation that are resilient in urban settings
Key Design Guidelines:
and will require minimal maintenance.
1. SWM facilities shall be bounded by a combination of roads and open space to allow use,
3. Low fencing, landscaping and grading should be used to screen and enhance parking and
access and views.
service areas.
2. Create connections between valley lands and open space through walkways and
4. Landscape features should be used to define and enhance building edges and open
recreational trails.
spaces.
3. Provide sitting areas and pathways connections to SWM ponds edges to encourage
5. Landscape edge treatments of 3 metres min. should be incorporated at sideyards of
public safety through frequent use and surveillance opportunities.
neighbouring properties and surface parking lots to buffer.

Pedestrian & Bicycle Circulation

Parking: Vehicular & Bicycle
Encouraging travel throughout North Oakville by non-motorized means through an extensive
A variety of vehicular and bicycle parking types should be considered in all mixed–use
system of sidewalks cycling lanes and recreational trails. Safety and convenient walkways for
developments. Surface, below grade and on-street parking types should be considered.
pedestrians should be a key element of all street design.
Key Design Guidelines:
Key Design Guidelines:
1. On-street parking should be developed when possible to animate the street, reduce
1. Street boulevards should have sidewalks lined by a regular pattern of street trees and
vehicle speeds and serve as a protective buffer for the pedestrians.
other landscape elements.
2. Surface parking should not be located in the front of buildings and large areas of
2. Boulevards should include bicycle parking in proximity to all mixed-use developments.
unbroken parking should be avoided. Parking lots should be divided with landscape
3. Commercial fronts on the street should be a minimum of 4.0 metres, comprising of a strips, shrubs and articulated paving.
1.5-2.0 metre walkaway and a 2.0-2.5 metre wide boulevard constructed of a hard paved
3. Parking ramp entrances should be designed to minimize visibility and located away from
surface.
public areas and pedestrian walkways.
4. Street corners should be widened through the use of bump-outs with areas of seating,
4. Short-term bicycle parking should be sheltered and near building entrances and
planting and other amenities.
pedestrian walkways. Post-and-ring design is preferred. LANDSCAPE DESIGN
5. All public sidewalks and walkways shall be barrier-free with the inclusion of curb ramps
5. Long-term bicycle parking should be provided and internalized in an accessible, secure
and proper transitions between the road surface and the top of the curb.
and weather-protected manner.

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OAKVILLE, ONTARIO
DEC 11 , 2017 - PROJECT NO. 17-049
 PART B: SITE AND CONTEXT ANALYSIS

5.0 SITE AND DEVELOPMENT CONTEXT

5.1 SITE

The subject site is located in North Oakville at 407 Dundas Street West in Halton SITE
Region. With an area of approximately 2.21 hectares (ha), the irregular shaped site
has a frontage of approximate 69 metres along Dundas Street West and a lot depth of
approximately 216 metres. The site is currently an undeveloped flat grass pasture that
abuts Shannon’s Creek on the east side of the parcel. VIEW 1

5.2 SURROUNDING CONTEXT

The majority of the area surrounding the site has been developed with low rise
commercial plazas, three storey walk-up townhouses and low-rise single family
detached housing developments. There are also a variety of commercial and
institutional developments west of the site on Neyagawa Boulevard, consisting of retail
LAKE
shops, gas stations, and restaurants. ONTARIO

OVERALL CONTEXT MAP VIEW 2

To the immediate north of the site is a walking corridor leading to the commercial
area at the corner of Neyagawa and Dundas Street. The area is comprised of a variety
and mix of townhouses and detached single family dwellings fronting onto Gladeside
Pond and Trailside Drive SH
AN
NO
N’
S
CR
EE
K

To the immediate east of the site is Shannon’s Creek channel that has been pre−
constructed along the north portion of the site and will eventually be connected TRA
ILSI
through the abutting property at 393 Dundas Street West to the existing culvert under DE D
R.

T
ES
Dundas Street. The Dynasi Family Restaurant had previously occupied 393 Dundas

W
T
SITE

EE
Street West but has ceased operations and is now vacant.

R
ST
S
.

DA
R
SITE
ED

N
To the immediate south of the site across from Dundas Street West and separated

U
21

D
MIL

6
M
by a significant landscape berm are mainly newer single family detached dwellings .
EN

GLADESIDE

with entry driveways and attached garages. Most of the houses are 1.5 or 2 storey
TE

POND
SIX

.
M
bungalow-style developments.

69

T
ES
To immediate west of the site is a stormwater management pond (Gladeside Pond) and

W
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EE
a future high density residential block that is being used on an interim basis as a new

R
ST
homes sales centre.

S
DA
N
U
D
SITE MAP AERIAL VIEW 3

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OAKVILLE, ONTARIO
DEC 11 , 2017 - PROJECT NO. 17-049
 PART B: SITE AND CONTEXT ANALYSIS
5.3 TOPOGRAPHY AND NATURAL FEATURES

The topographic survey of the site indicates that the site is relatively flat throughout
with a slight grade change of approximately two metres at the front of the site along
the Dundas Street West. The average site elevation is 160.50 metres with the average
elevation at 158.50 metres.

Based on a tree inventory prepared by certified arborist Nate Torenvliet, there are only
five trees scattered at various locations on the site. A preliminary draft tree inventory
report indicates that only two of the tree are significant and should be preserved. Three
of the trees are to be removed due to conflicts with the proposed development and are
in poor condition. The salvaged trees that are to be retained include a 30 cm diameter
Eastern White Cedar and a 70 cm diameter Weeping Willow. Also, to be removed is
a dense thicket of Common Buckthorn on the east property line of the site which is
considered an invasive species.

5.4 TRANSPORTATION SERVICES

Dundas Street West is the major road that provides access to the site and is currently
PROTECTED1.0 DESIGNWHITE
TREE- EASTERN VISION- A MASTERPLAN
CEDAR OVERVIEW
DUNDAS STREET WEST-EXISTING REGIONAL ROAD
classified a Major Arterial Regional Road. Presently there is no sidewalk on either
side of Dundas Street and no on-street parking is permitted on either side of the road
adjacent to the site. A proposed extension of Trailside Drive will be included as part
of the development and will serve as the main access road and will be restricted to a
right in and right out access point into the neighbourhood. Trailside drive is proposed
to have a 17 metre R.O.W. width with sidewalks located on both sides of the street.

To improve road safety and for the projected traffic demands of the future, Halton
Region has established guidelines and policies to assist in the implementation
of future road widening for major arterial roads within the region. Based on the
proposed general corridor guidelines, Dundas Street West is included in the future
road widening dedications and will be categorized N(2) Urban Road with a proposed
50 metre R.O.W and six travel lanes with a dedicated HOV/RBL lanes with multi-use
sidewalk and bicycle paths.

Transit services are located along Dundas Street with the nearest transit stop for local
service Route 5 situated within a short walking distance east of the site. The Dundas
bus route, which departs and terminates at Dundas & Walkers Line will connect and
intersect Oakville’s various transit routes including the 407 GO Carpool parking area
and the Oakville GO Station, making public transit a feasible option for both local and
regional commuters. HALTON REGION FUTURE ROAD WIDENING - NEW N2 URBAN ROAD

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OAKVILLE, ONTARIO
DEC 11 , 2017 - PROJECT NO. 17-049
 12/6/2017 Google Maps

PART B: SITE AND CONTEXT ANALYSIS

5.5 COMMUNITY SERVICES

The site is well served in terms of available social and community

facilities located in the surrounding area. The facilities include
multiple parks, major recreational facilities, schools and shopping

M
plazas that are located within a short walking and driving distance.

K
7
Access to most of the municipal services are also located within a
reasonable travel distance. Significant community facilities located
near the site include:

Dundas Market Square

Located west of the site at the intersection of Dundas Street
West and Neyagawa Boulevard, the shopping centre provides

N
E
a variety of retail shops, food markets, restaurants and BUS STOP

Y
A
G
professional services within a 5 minute walk.

A
SITE

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A
B
Sixteen Mile Sports Complex

LV
D
.
Located 750 metres west of the site on Neyagawa Boulevard

500
T
the complex offers a wide range of recreational activities and

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M.
community facilities for conferences and sporting events.

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Venues include an arena for ice skating, multipurpose room,

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ST

10
swimming pool and sports fields.

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DA

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Oodenawi Public School

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Located 650 metres north of the site on Sixteen Mile Drive

ES
the educational facility offers elementary public education.

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Oakville Town Hall

LED
Located 6.4 km south of the site on Trafalgar Road, the town

ID
N

M
hall provides government offices and community services

RM
K
4
for the Town of Oakville

PE
UP
0 500 1000
Oakville Go Station AREA MAP METERS
Located 7.5 km south of the site on Cornwall Road, the GO
Train Station provides a major transit hub with a link to Union https://www.google.ca/maps/@43.4680386,-79.7390768,3789m/data=!3m1!1e3 2/3

Station in Toronto and other neighbouring communities.

Sixteen Mile Creek Trail
A variety of parks and conservation areas are also located
in close proximity to the site with access to recreational
opportunities within the region.
Oakville Trafalgar Memorial Hospital
Located 4.0 km west of the site on Dundas Street West is a
full-service acute care community hospital. OODENAWI PUBLIC SCHOOL OAKVILLE TOWN HALL SIXTEEN MILE SPORTS COMPLEX SIXTEEN MILE CREEK TRAIL

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DEC 11 , 2017 - PROJECT NO. 17-049
 PART B: SITE AND CONTEXT ANALYSIS
6.0 SITE AND CONTEXT ANALYSIS

6.1 SITE DESIGN CONSTRAINTS

UTILITY CORRIDOR
UTILITY EASEMENT
VIEWS TO SHANNON’
SEVER
SEVERTHE PARCEL
THE PARCEL
CREEK CHANNEL
• Site Shape - The irregular shape presents a challenge for development within the site boundary. INTO TWO
INTO PARTS
TWO PARTS

• Noise and Traffic - Noise and congestion present due to car traffic. Additional traffic due to future street widening.

• Road Widening - Future widening along Dundas Street West to 50 metres.

UTILITY CORRIDOR

• Utility Corridor- Stormwater access easement is required and will sever the parcel into two parts.

6.2 SITE DESIGN OPPORTUNITIES

• Gateway Features - Develop focal point for public access and entry into the site along Dundas Street West. DEVELOP INNER
ACCESS ROAD

VIEWS TO GLADESIDE POND AREA

• Landscape Buffer Along Dundas Street - Create a green buffer area between street and site to reduce noise and
visual impacts.

• Views - Expansive views to Gladeside Pond area from the site. EXTEND TRAILSIDE DRIVE AND CONNECT
THE EXISTING NEIGHBOURHOOD TO THE
NORTH OF THE SITE
• Pedestrian Friendly Community - Well connected pathways to neighbouring communities and recreation areas.

• Development of Inner Access Road - Internal access road connecting the development with Trailside Drive.

• Extension of Trailside Drive - Develop a main access point into the site and connect the existing neighbourhood to
the north of the site. IRREGULAR SITE SHAPE

• Vacant Site - Intensification of an under utilized parcel.

• Varied Housing Types- Opportunity to develop a residential community with a mix of housing types.
PEDESTRIAN FRIENDLY COMMUNITY
• Proximity to Transportation Hub- Transit stop located on Dundas Street with connection to Go and other transit hubs.
GATEWAY FEATURE

LANDSCAPE BUFFER ALONG

DUNDAS STREET

ROAD WIDENING ALLOWANCE

NOISE AND TRAFFIC ISSUES TRANSIT STOP AT 1 MIN WALKING DISTANCE ON

DUNDAS STREET CONNECTING TO THE TRANSIT HUB.

407 DUNDAS STREET WEST 13

OAKVILLE, ONTARIO
DEC 11 , 2017 - PROJECT NO. 17-049
 PART C: DESIGN RESPONSE
7.0 THE PROPOSED DESIGN - MASTER PLAN

Building D,E & F

3 Storey Townhouses with Attached Garage
6+7 +4 = 17 Units
GFA = 3,407 sqm/ 36,672 sqft

UTILITY
CORRIDOR

Building B & C:
3 Storey Stacked Condominium Townhouses
18+18 = 36 Units
GFA = 3,834 sqm/ 41,269 sqft Building A - 10 Storey Mixed-Use Building

Line of U/G Parking

1 Storey U/G Parking
Parking Spaces = 291 Spaces Access

Surface Parking
Parking Spaces : 50(Parking Lot) +
04 (Off-Street) +
34 (TH Garage & Driveway)
= 88 Spaces

Building B & C - 3 Storey Back-to-Back Stacked Townhouses

Building A
10 Storey Mixed - Use Building
228 Units
GFA:
RESIDENTIAL GFA : 22,816 sqm / 245,587 sqft
COMMERCIAL GFA : 388 sqm / 4,176 sqft
TOTAL GFA : 23,204 sqm / 249,763 sqft

PROJECT STATISTICS:
Total GFA : 30,445 sqm/ 327,703 sqft
F.S.I : 2.5
Total No. of Units : 281
Total Parking : 379
Building D,E & F - 3 Storey Townhouses with Attached Garage

407 DUNDAS STREET WEST 14

OAKVILLE, ONTARIO
DEC 11 , 2017 - PROJECT NO. 17-049
 PART C: DESIGN RESPONSE
8.0 DESIGN RESPONSE- KEY DESIGN INITIATIVES AND GUIDELINES
FOR THE DEVELOPMENT
An analysis of the key design concepts incorporated in the design that address the
Town of Oakville’s Urban Design Objectives and Open Space Guidelines as outlined in
the Urban Design Brief- Terms of Reference.

8.1 LAND USE AND SITE DESIGN UTILITY

CORRIDOR

ACCESS TO
• Variety of Housing Types- The proposed development incorporates a variety GLADESIDE POND
of housing types with a mixture of building types and different lot sizes to
provide an identifiable sense of place for the community. Proposed building
types include a mixed-use residential condominium building, stacked back to
back townhouses and conventional townhouses.

• Building Location and Site Layout- The proposed development incorporates

a building layout that is organized to define the public realm and framing
abutting streets, sidewalks and amenity spaces. Commercial uses at-grade
MIXED-USE BUILDING
are located off the public street with a continuous streetwall with building
entrances directly accessible from the public sidewalk. 3 STOREY STACKED BACK-TO-BACK TOWNHOUSES

• Access and Circulation - Access to the site is located at a main entry gateway 3 STOREY TOWNHOUSES WITH ATTACHED GARAGE
on Dundas Street West. An internal access off Trailside Drive will allow
vehicles to circulate through the site and access the internal drop-off and COMMERCIAL EDGE ALONG PUBLIC STREET
parking areas. Traffic calming techniques and various pedestrian crosswalks
VEHICULAR CIRCULATION THROUGH THE SITE
will be incorporated in the design to allow for a safe walkable pedestrian
friendly development. PEDESTRIAN CIRCULATION THROUGH THE SITE

• Public Safety-Natural surveillance through CPTED initiatives to be U/G PARKING FOOTPRINT

incorporated into the design to provide safety and security to the residents
NATURAL SURVEILLANCE
and visitors. Natural surveillance through improved open space views and
lighting and signage will be incorporated in the design. ACCESS GATEWAY INTO THE SITE

• Accessibility/Barrier-Free - The proposed development will incorporate BUILDING ENTRANCES

both barrier-free and universally accessibility standards throughout the ACCESS TO U/G PARKING
development as outlined in the Accessibility for Ontarians with Disabilities
Act. ACCESS TO LOADING

• Parking and Loading - Underground parking and loading for the development
is located at the rear of the buildings and screened from side streets. The
majority of all the parking is located below ground with minimal surface
parking proposed. Loading, garbage and recycling areas are provided within
the development and screened from the street.

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OAKVILLE, ONTARIO
DEC 11 , 2017 - PROJECT NO. 17-049
 PART C: DESIGN RESPONSE

8.2 PUBLIC REALM FRAMEWORK

• Gateways and Linkages - A gateway feature at the intersection of Dundas

VIEWS & VISTAS - views of Shannon
Street and Trailside Drive will be developed to establish a focal point into the Creek Conservation Area for the east
development and create a public gathering activity area. Landscape features facing units.

will be incorporated in the design to assist in developing pedestrian pathways

GATEWAY into the site.
throughout the site. PRIVATE AMENITY - sufficient private SUSTAINABILITY - Sustainable measures such as
indoor and outdoor amenity spaces. greenroofs and rooftop amenities are integrated
with storm water management systems.
• Pedestrian Shelter - Sidewalks and pathways adjacent to buildings will be
protected from sun, wind and rain through the ground level canopies, arcades
and awnings.
PEDESTRIAN SHELTER - Ground Level
• Views and Vistas- Strategically located viewpoints and the preservation of canopies along sidewalks provide shelter
to pedestrians from sun,wind and rain.
existing views will be significantly maintained throughout the development.
Most of the residents on the west side of the development will have
unobstructed views of the existing Gladeside Pond recreation are and the east
facing units will have views of the Shannon’s Creek conservation area on the GATEWAY into the site.
east side of the site.

• Public Open Space - A variety of open green space options are available TRA
for the residents and visitors: passive and active spaces; planted and paved ILSID
E DR
areas; pathways and seating. The development includes two trail connections PUBLIC OPEN SPACE - access .
to existing Gladeside Pond
to the existing open space parks. Recreational Area.

• Private Amenity - The proposed development will provide sufficient private E ST

indoor and outdoor amenity space with a variety of rooftop terrace areas, VIEWS & VISTAS - unobstructed
EE TW
STR
views of existing Gladeside Pond
balconies and private yards. Recreational Area for west facing units.

DAS N
N
• Sustainability - Develop environmentally sustainable measures such as DU
energy conservation and storm water management into block and site design.
Energy conservation program and rooftop amenities will have planted areas PRIVATE AMENITY - sufficient private
integrated into the storm water management systems. indoor and outdoor amenity spaces.

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OAKVILLE, ONTARIO
DEC 11 , 2017 - PROJECT NO. 17-049
 PART C: DESIGN RESPONSE

8.3 BUILDING TYPOLOGIES

HIGH-RISE BUILDING
BUILDING ARTICULATION & DETAILING - Building
The proposed 10 storey mixed-use building will be developed to provide appropriate facades will incorporate architectural details
transitions to the existing North Oakville neighbourhood. Building articulation, and building elements that will help achieve a TRANSITION IN SCALE - Stepping back
contemporary architecture vocabulary. of upper levels to provide human scale
orientation and ground floor facade will be designed to be sympathetic and pedestrian experience and mitigate wind
TRADITIONAL MASSING STRUCTURE
integrate well into the existing context. The overall massing of the building design impacts at street level.

will incorporate the traditional elements of the three part massing structure of the 1.5 M. SETBACKS.
base (podium), middle (shaft) and the top (cap) and juxtaposed with contemporary TWO LEVEL PODIUM
materials and architectural detailing. to create Human Scale

CAP
2 STOREY
Street Edge.

Built Form Concepts:

• Podium Concept - Podium Concept - The proposed development incorporates 1 .5

6 STOREY
SHAFT
a stepped podium design to promote street activity uses and create a lowered
human scale street edge to mitigate the appearance of height.
• Ground Floor Height - Ground level floor-to-ceiling height to accommodate
various uses, including two-level garden units and grade-related indoor and

2 STOREY
BASE
outdoor amenity areas. A minimum height of 5 metres. 1 .5

• Transition in Scale - Stepping back of the upper level building from the podium
base in order to provide human scale pedestrian environment and mitigate wind
impacts at street level.
• Uniform Street Edges - Building facades and streetscape elements to create a

5.0 M.
consistent rhythm to maintain visual interest and vitality. Rhythm will be achieved UNIFORM STREET EDGES - Building Facades
RIV E
through changes of materials, fenestration, solid and void relationships, building IDE D
and streetscapes create a consistent rhythm to
LS
TRAI
maintain visual interest.
articulation and spacing of streetscape elements. DU RETAIL ENTRANCES
ND
AS
• Building Entrance and Access - Primary building entrance(s) will be located along STR RESIDENTIAL ENTRANCE
EET
street frontages to encourage security and public activity at street level. Access WE 5.0 M. - Ground Floor Height
ST
at mid-block points will be developed throughout the building facade to allow
access along the street and the interior courtyards of the site. N

• Building Articulation and Detailing- Building facades will incorporate architectural

details that achieve an unique identity that include various glazing types,
awnings, balcony projections and building elements that achieve a contemporary
architectural vocabulary.

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OAKVILLE, ONTARIO
DEC 11 , 2017 - PROJECT NO. 17-049
 PART C: DESIGN RESPONSE
TOWNHOUSE BUILDINGS TYPICAL PLAN - THREE STOREY STACKED BACK-TO-BACK TOWNHOUSES TYPICAL SECTION - THREE STOREY STACKED BACK-TO-BACK TOWNHOUSES

1.8m WALKWAY
1.8m WALKWAY TYPE ‘C’ - Two TYPE ‘B’ - Two
The townhouses at the rear of the site will serve as a transition in scale from the Storey Split Unit. Storey Split Unit.
BACKYARDS
taller high-rise condominium building to the low-rise housing developments to the

7.0 m
north of the site. Variations of the townhouse including the back to back stacked and

SHAFT EXIT STAIR FROM U/G

conventional unit types. 6.4 m
UNIT TYPE 'C'
ROOF TERRACE
UNIT TYPE 'B'
ROOF TERRACE

(TYP.)
Stacked Townhouses

(TYP.)
8.6 m
TYPE 'C' TYPE 'B'
The stacked townhouses will be developed with a three storey building with a typical

17.2 m
six unit module. The ground floor will consist of a through unit with an outdoor

(TYP.)
8.6 m
backyard amenity area. The upper levels will consist of two stacked two level back to TYPE 'C' TYPE 'B'
BALC. BALC.
back units with an upper level roof top terrace. Access to the units will be at grade
from the front yard with a shared entrance way and private stairs. SHARED
UNIT TYPE 'A' TYPE 'A' ENTRYWAY

2.5 m
BACKYARD UNIT TYPE 'A' FRONTYARD
Built Form Concepts: FRONTYARDS

1. Main dwelling facade will be located parallel to the street and aligned with 1.5m W AL
KW AY UNDERGROUND PARKING GARAGE
adjacent buildings to frame the street frontage. Unit windows and entrances will
face the public street to encourage these areas to be visible, active and safe.
2. Parking will be accessed from an internalized lane into the underground parking
UNIFORM STREET EDGES - Building SHARED ENTRANCES - Shared 2.5 M. minimum U/G PARKING accessed TYPE ‘A’ - Through SHARED ACCESS STAIR ENTRANCE of unit
garage. Access from the parking garage will be via a stair core. Facades are parallel to the street and aligned Entryway between six units. front yard setback. through a shared stair core. unit on Ground Floor. for upper units. Type ‘A’.
3. Each unit to have a minimum front yard setback of 2.5 metres and 1.0 metre no with adjacent buildings

encroachment zone to allow for a transition between the public and private realm.
TYPICAL PLAN - THREE STOREY
Townhouses with Attached Garages TOWNHOUSES WITH ATTACHED GARAGE

The townhouses will be developed with a three storey building with a variety of module
configurations. Attached garages and shared driveways will be accessed from the 10 M. minimum depth of
front yard off Trailside Drive. Each unit will have a private entrance that is accessed at
the ground floor with an outdoor backyard amenity area at the rear yard.
5.5 M. minimum Lot Frontage.
Built Form Concepts:
1. Main dwelling facade should be located parallel to the street, open space and
aligned with adjacent buildings to frame the street frontage. Unit windows and ATTACHED GARAGE integrated.
entrances will face the public street to encourage these areas to be visible, active
and safe. UNIFORM STREET EDGES - Building Facades
are parallel to the street and aligned with ENTRANCES facing the public street.
2. Front yard parking and attached garage and main entry will be accessed from the adjacent buildings.
6 M. minimum front yard setback for Driveway.
street. Townhouse units with front attached garages should have a minimum lot
frontage of 5.5 metres per unit.
3. Each unit to have a minimum front yard setback of 2.5 metres and 1.0 metre no
encroachment zone to allow for a transition between the public and private realm.

407 DUNDAS STREET WEST 18

OAKVILLE, ONTARIO
DEC 11 , 2017 - PROJECT NO. 17-049
 PART C: DESIGN RESPONSE
8.4 BUILDING ARTICULATION AND MATERIALS
3
The design concept for the development is to create an elegant contemporary exterior facade that incorporates
1
traditional materials of masonry and stone with juxtaposed modern elements of steel and glass to create a unique
exterior facade that achieves a high standard of design, detailing and variety. The buildings will be developed with
2
high-quality materials that are durable, energy efficient an exhibit a quality of workmanship, sustainability and will
require minimal maintenance.
1. EXTERIOR GLAZING SYSTEM :
Consists of various types of prefinished aluminum window wall systems, punched openings and integrated glass railing systems.
2. METAL PANELIZED SYSTEM
The upper levels will incorporate a combination of masonry finish and a metal aluminum panels with a ‘wood look’ finish to create an
interesting rhythm and pattern to the exterior façade.
3. MASONRY & PRE CAST CONCRETE FINISH
Utilize masonry as a primary building material at the podium base of the residential buildings with an undulating pattern at various
heights throughout the facade, accented with pre-cast and glass glazing treatments on the upper levels.
4. LANDSCAPE MATERIALS
THREE STOREY STACKED TOWNHOUSE
High quality design elements including pavers, raised planters, benches and soft landscaping features.
4

1 2

3
1 2

TEN STOREY MIXED-USE BUILDING THREE STOREY TOWNHOUSE WITH ATTACHED GARAGE

3 4
4

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OAKVILLE, ONTARIO
DEC 11 , 2017 - PROJECT NO. 17-049
 PART C: DESIGN RESPONSE
9.0 LANDSCAPE DESIGN

9.1 LANDSCAPE STRATEGY

The proposed streetscape and landscape design will complement the

established and proposed forms within the surrounding developments and
improve the overall tree canopy of the area.

The buffer planting along the East property line will feature continuous
planting of trees. Large canopy street trees are proposed along Trailside Drive
and Dundas Street West.

Upgraded paving is proposed to add pedestrian interest. Furthermore,

benches are proposed at commercial entrances, main residential building
entrance, and along Dundas Street West to encourage gathering and
anticipate future development which will provide continuous pedestrian
linkages.

Small canopy specimen trees are proposed in the raised planters associated
with the private residential patios to provide interest but also screening.
Foundation planting is proposed in front of the Townhouse blocks.

Overall, the proposed Landscape components adhere to the design guidelines

for Urban Core Areas and will complement the planned abutting existing and
future land uses.

9.2 PUBLIC REALM

Public sidewalks are proposed along Dundas Street West and Trailside Drive.
The pedestrian connection is enhanced by upgraded paved connections to
the 10 storey residential building. Additionally, benches and bike racks are
included to provide an interesting streetscape element and also facilitates
multiple forms of transportation.

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OAKVILLE, ONTARIO
DEC 11 , 2017 - PROJECT NO. 17-049
 PART C: DESIGN RESPONSE

10.0 SUMMARY AND CONCLUSION

The proposed redevelopment on the subject site at 407 Dundas Street West
will provide a mixed-use residential development that will intensify an existing
underutilized vacant site in the Town of Oakville.

The proposed design takes into consideration the site’s potential and limitations and
builds a functional mixed-use residential housing community that will provide an
additional 281 +/- mixed housing units that will be an asset to the community and
assist in the region’s mandate to create high density communities with access to local
and regional public transit.

From a built-form and urban design perspective, the proposed condominium

building and townhouse unit community will complement the existing neighbourhood
through the use of high quality materials that will fit harmoniously within the North
Oakville Neighbourhood. Although the massing, height and density of the proposed
development is greater than the current adjacent properties, design initiatives to
reduce height and mass through the use of setbacks, podium design, stepping of
the façade and minimizing shadow impacts will be implemented to mitigate the
height and mass of the development as to diversify the low-rise character of the 1.0 DESIGN VISION- A MASTERPLAN OVERVIEW
neighbourhood.

Furthermore, the proposed design will make substantial enhancements to the Dundas
Street West street frontage and provide an active streetscape with the addition of mixed
housing types that provides continuity to the street edge and will enhance the urban
environment.

The proposed sustainable design features of the project will ensure that both
the Region of Halton and the Town of Oakville’s commitment to environmental
stewardship is continually being addressed and provides a building that will promote
environmentally responsible design.

For all the foregoing reasons, it is our opinion that the proposed development would
be a desirable addition to the Town of Oakville and will provide a mixed-use residential
community asset for the region.

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OAKVILLE, ONTARIO
DEC 11 , 2017 - PROJECT NO. 17-049