urban design brief water walk townhouse ... planning/da-17286202...design brief for the proposed...
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URBAN DESIGN BRIEF
WATER WALK TOWNHOUSE DEVELOPMENT
124, 126 AND 128 EAST STREET / 2286, 2296 AND 2298
SOVEREIGN STREET
OAKVILLE, ON
August 2017
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Water Walk Townhouse Development – Urban Design Brief 124, 126 and 128 East Street / 2286, 2296 and 2298 Sovereign Street
Oakville, ON (August 2017)
TABLE OF CONTENTS
1. Introduction 3
2. Existing Conditions, Context and Character 3
3. Development Proposal 7
4. Urban Design Analysis 14
4.1 Livable Oakville Plan 14
4.2 Livable by Design Manual 22
4.3 Site Design and Development Standards 35
5. Summary and Conclusions 45
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Water Walk Townhouse Development – Urban Design Brief 124, 126 and 128 East Street / 2286, 2296 and 2298 Sovereign Street
Oakville, ON (August 2017)
1. INTRODUCTION
MB1 Development Consulting Inc. (“MB1”) has been retained by
the Owners of the 124, 126 and 128 East Street and 2286, 2296 and
2298 Sovereign Street (the “subject property”) to prepare an Urban
Design Brief for the proposed 19-unit townhouse development
project. Amendments are required to the Livable Oakville Plan and
Zoning By-Law 2014-14 to facilitate the proposal. A formal Pre-
Consultation Meeting was held with Town of Oakville staff on June
22, 2016 and identified the requirement for an Urban Design Brief
to be submitted with the complete application package.
The objective of this Urban Design Analysis is to demonstrate that
the proposed townhouse development is consistent with the Town
of Oakville’s objectives for urban design, in particular those
objectives explicitly identified in the Livable Oakville Plan, the
Livable by Design Manual and the Site Design and Development
Guidelines (Part C of the Livable by Design Manual).
This Urban Design Brief will form part of the Livable Oakville Plan
and Zoning By-Law Amendment approval packages to ensure that
the Town’s urban design objectives on the subject property through
the Site Plan Approval process. The detailed architectural, site,
landscaping and engineering design will be guided by the directions
set out in this document.
2. EXISTING CONDITIONS, CONTEXT AND CHARACTER
2.1 Site Location and Context
The subject property is located on the southwest corner of the
intersection of Sovereign Street and East Street in Bronte Village.
The site location is shown in Figure 1. An aerial view of the subject
property is included in Figure 2. The subject property is composed
of six residential lots that have been assembled for redevelopment
as a medium density townhouse block.
Figure 1 – Site Location
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Water Walk Townhouse Development – Urban Design Brief 124, 126 and 128 East Street / 2286, 2296 and 2298 Sovereign Street
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2.2 Streetscape Design
Sovereign Street is a two-lane local road that runs along the
northerly limit of the subject property. Most of the existing single
and semi-detached dwellings on the north and south sides of
Sovereign Street are uniformly set back from the street. These
single and semi-detached units have individual driveways and
garages that front onto the street. Figure 3 includes an image of
Sovereign Street from the west of the subject property.
Figure 3 – View of Sovereign Street (facing east) to the west of
Subject Property
East Street is a two-lane local road that runs along the easterly limit
of the subject property. The existing dwellings on the subject
property are set back from the road relatively uniformly. Each
dwelling has a private driveway with a garage fronting onto the
street. Figure 4 includes an image of East Street along the frontage
of the subject property.
Figure 4 – View of East Street (facing south) along Frontage of the
Subject Property
Figure 2 – Aerial View of Subject Property
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Water Walk Townhouse Development – Urban Design Brief 124, 126 and 128 East Street / 2286, 2296 and 2298 Sovereign Street
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2.3 Built Form and Character
The neighbourhood in which the subject property is situated is
characterized by a diversity of built form and density. Figure 5
illustrates the existing zoning designations in the area, which
include low density residential (RL8), medium density residential
(RM1) and mixed use (MU). Built form includes single detached
dwellings, semi-detached dwellings, townhouses and commercial
uses. The existing townhouse development at the corner of
Sovereign Street and Nelson Street is illustrated in Figure 6. There
are also several high density residential developments existing and
proposed in the neighbourhood. Figure 7 includes an example of
existing high density development in the immediate vicinity of the
subject property.
Figure 5 – Zoning Designations in Area
Figure 6 – Existing Townhouses on Southeast Corner of Sovereign
Street/Nelson Street
Figure 7 – High Density Development South of Lakeshore Road
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Water Walk Townhouse Development – Urban Design Brief 124, 126 and 128 East Street / 2286, 2296 and 2298 Sovereign Street
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2.4 Site Design and Configuration
Given the variability in built form and land use throughout the
neighbourhood, the site design and configuration is also variable.
Single and semi-detached units typically have individual private
garages and driveways with direct access to the public road
network. These units are setback from the street with landscaped
front yards and street trees. Existing townhouse developments
provide principal units to the street with the blocks situated close
to the street edge. Parking and vehicular circulation occurs in the
rear of these townhouse blocks. Existing commercial developments
in the area incorporate typical surface parking areas with minimal
landscaping and pedestrian amenities.
2.5 Pedestrian Environment
Sidewalks are provided on both sides of East Street and on the
south side of Sovereign Street along the frontage of the subject
property. These sidewalks provide direct access to Lakeshore Road,
which includes an urban cross-section with sidewalks, street trees
and boulevard treatments. Frequent transit service is available on
Lakeshore Road, which is only one block south of the subject
property. Figure 8 illustrates Lakeshore Road immediately south of
the subject property.
2.6 Landscaping and Natural Environment
As illustrated in Figure 9, the neighbourhood is characterized a
variability in landscaping and natural features. The areas north of
the subject property have a significant tree canopy while the area
to the south is characterized by surface parking areas and minimal
landscaping. Boulevards along the local streets are characterized by
sod and street tree planting. Individual residential dwellings are
setback from the street and provide front yards with sod and
variable ground and foundation planting.
Figure 8 – Lakeshore Road south of Subject Property
Figure 9 – Tree Canopy in Surrounding Neighbourhood
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Water Walk Townhouse Development – Urban Design Brief 124, 126 and 128 East Street / 2286, 2296 and 2298 Sovereign Street
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3. DEVELOPMENT PROPOSAL
3.1 Introduction
The development proposal involves 19 three-storey townhouse
units organized into three blocks. With a total site area of 0.406
hectares, the proposed density is 46.8 units per hectare, which falls
within the permitted range under the Livable Oakville Plan of 30 to
50 units per hectare for Medium Density Residential uses. The
proposed site plan is illustrated in Figure 10. The three blocks are
configured as follows:
Block A – Block of 9 units fronting onto Sovereign Street
(Units 1 – 9);
Block B – Block of 4 units fronting onto East Street (Units 10
-13); and
Block C – Block of 6 units situated internal to the site at the
southwest corner of the subject property (Units 14 – 19).
The ultimate objective is to achieve a unique sense of place and
identity in Bronte Village through a medium density residential
development that provides the highest quality streetscape, built
form and character, site design and configuration, pedestrian
environment and natural environment in the community. The
proposal will enhance the quality of the subject property and the
neighbourhood as a whole while ensuring compatibility and
integration with the surrounding land uses.
3.2 Streetscape Design
The proposed townhouse units in Blocks A and B will be oriented to
front onto Sovereign Street and East Street, in order to provide a
continuous facade and streetwall with high level of attention to
architectural and aesthetic design. The primary entrances to these
units will be from the street with garages at the rear of the units
and screened from view of the public realm. The front yard
setbacks to the townhouse units will be consistent with the
commercial units to the south on the northwest corner of
Lakeshore Road/East Street. The units have been configured to
enhance the quality and character of the street front in order to
provide higher quality built form design and a safer, more
comfortable pedestrian environment on Sovereign Street and East
Street. Planting and landscape design along the front of these units
will also assist in framing the streets and enhancing the overall
quality of the streetscape. Figure 11 provides a three-dimensional
perspective of the site looking at the proposed site access from East
Street.
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Water Walk Townhouse Development – Urban Design Brief 124, 126 and 128 East Street / 2286, 2296 and 2298 Sovereign Street
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Figure 10 – Proposed Site Plan
Figure 11 – Perspective from East Street
3.3 Built Form and Character
The proposed townhouse units have been designed with extensive
attention to providing a high quality of architectural design in
conjunction with built form character that is appropriate for the
community and compatible with existing dwellings in the area. The
focus is on realizing a development that sets the bar for
architectural and aesthetic quality and will contribute to the
revitalization of the property and Bronte Village community.
Figures 12, 13 and 14 provide elevations for each of the proposed
townhouse blocks. The proposed elevations and floor plans
illustrate the following:
Variety in height and articulation of rooflines;
The third storeys are incorporated into the roof line to
mitigate the overall structural heights;
Facades that incorporate articulation and a variety of
building materials, including masonry, glass, and siding;
Orientation of principal entrances to the public streets with
garages in the rear and screened from the public realm;
The incorporation of canopies and covered amenity spaces;
End-unit treatment on east end of Block A to provide a high
level of architectural design at the Sovereign/East
intersection;
End-unit treatment on the west ends of Blocks A and C to
minimize privacy concerns with adjacent property; and
Outdoor amenity space above the garages and at the rear
of the units.
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Figure 12 – Proposed Elevations (Block A)
Figure 13 – Proposed Elevations (Block B)
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Water Walk Townhouse Development – Urban Design Brief 124, 126 and 128 East Street / 2286, 2296 and 2298 Sovereign Street
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Figure 14 – Proposed Elevations (Block C)
Figure 15 provides more details of the typical front and rear
elevations for Block A.
Figure 15 – Typical Elevations for Block A
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Water Walk Townhouse Development – Urban Design Brief 124, 126 and 128 East Street / 2286, 2296 and 2298 Sovereign Street
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3.4 Site Design and Configuration
The site has been designed with one access to the public road
network, in order to maximize the area of the site utilized for
buildings, landscaping and amenity area. The private road provides
a clear circulation pattern for residents, visitors and
service/emergency vehicles. By orienting the townhouse units to
Sovereign Street and East Street, the individual driveways, visitor
parking, private road and circulation areas will be contained within
the site and screened from the public realm.
In order to provide adequate buffers from the street to the front of
the proposed units, and to allow opportunities for landscaping
treatments, a minimum 3-metre front yard setback will be provided
for Blocks A and B. Along the west side of Block A and Block C, side
yard setbacks of 1.8 metres and 3.0 metres respectively have been
provided to address concerns with the buffer between these units
and the adjacent residential properties. Moreover, the garbage
collection pad and hydro transformer have been situated along the
private road and in the interior of the site, in order to screen these
areas and minimize disruption to the public realm. An expanded
view of the visitor parking, garbage collection pad and hydro
transformer has been provided in Figure 16.
Figure 16 – Visitor Parking, Garbage Pad and Transformer
Locations
3.5 Pedestrian Environment
The units in Blocks A and B have been designed with the principal
entrances on Sovereign Street and East Street, which provides
direct access to the public realm and street network. There are
existing sidewalks on both streets that allow pedestrians to easily
access the surrounding community and amenity areas. The site also
provides an internal walkway system to facilitate pedestrian
movements from the rear of Blocks A and B, Block C and internal
movements within the site. Figure 17 includes the Pedestrian
Mobility Plan prepared in support of the proposal, which illustrates
the pedestrian movement and circulation opportunities on the site.
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Water Walk Townhouse Development – Urban Design Brief 124, 126 and 128 East Street / 2286, 2296 and 2298 Sovereign Street
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Figure 17 – Pedestrian Mobility Plan
3.6 Landscaping and Natural Environment
A comprehensive landscaping plan and planting schedule has been
prepared for the development proposal. The objective has been to
provide a high quality environment for residents and visitors of the
development, as well as pedestrians and other users of the public
realm. Landscaping not only enhances the quality of the
development site, but also provides for an effective transition and
buffer between the subject property and adjacent properties. The
planting design and details have been prepared consistent with
industry standards and to satisfy the objectives of the Site Design
and Development Standards for Oakville. The intent is to achieve
not only aesthetically pleasing and pedestrian-oriented landscaping
and natural environment design, but also design that is sustainable.
Figure 18 includes details of the proposed landscaping. Moreover,
the site has been designed to provide a high level of tree canopy
cover. As illustrated in Figure 19, the proposed canopy cover is
calculated as 42.82%, which significantly exceeds the Town of
Oakville minimum standard of 20%.
From a grading and drainage perspective, the site has been
designed to maximize infiltration of runoff within the limits of the
property and to minimize drainage to adjacent property. In order to
achieve this objective, an infiltration trench and underground
infiltration tanks are proposed south of Block C. A portion of the
grading and servicing plans for this area of the site is illustrated in
Figure 20.
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Water Walk Townhouse Development – Urban Design Brief 124, 126 and 128 East Street / 2286, 2296 and 2298 Sovereign Street
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Figure 18 – Proposed Landscaping Plan and Plant Schedule
Figure 19 – Proposed Tree Canopy Cover
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Water Walk Townhouse Development – Urban Design Brief 124, 126 and 128 East Street / 2286, 2296 and 2298 Sovereign Street
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Figure 20 – Proposed Infiltration Trench and Storage Tanks
4. URBAN DESIGN ANALYSIS
4.1 Livable Oakville Plan
4.1.1 Objectives and General Principles
The Livable Oakville Plan was adopted by Oakville Town Council to
establish policies on how lands are to be used and growth is to be
managed. Section 2.1 in Part B of the Livable Plan includes the
following Mission Statement: “To enhance the Town’s natural,
cultural, social and economic environments by ensuring that
environmental sustainability, cultural vibrancy, economic prosperity
and social well-being are incorporated into growth and
development decisions.” One of the guiding principles of the
Livable Oakville Plan (section 2.2.1 (a) is to “preserve, enhance, and
protect the distinct character, cultural heritage, living
environment, and sense of community of neighbourhoods”.
Part C of the Plan outlines General Policies with the intent of
“Making Oakville Livable”. Section 6.1.1 outlines the following
general objectives of Urban Design:
Diversity, comfort, safety and compatibility with the
existing community;
Attractive, barrier-free, and safe public spaces, such as
streetscapes, gateways, vistas and open spaces;
Innovative and diverse urban form and excellence in
architectural design; and
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The creation of distinctive places and locales, including
Midtown Oakville, the other Growth Areas and high profile
locations such as gateways to the Town.
4.1.2 Streetscape Design
Policy Objectives
Section 6.4 of the Livable Oakville Plan relates to Streetscapes and
indicates that they shall:
Enhance the local context and create a sense of identity;
Promote a pedestrian-oriented environment that is safe,
attractive and barrier-free;
Provide well designed and coordinated tree planting,
landscaping, lighting and furnishings;
Provide wayfinding and navigational information; and
Provide cohesion and seamless transitions between the
public and private realms.
More specifically, Section 6.4.2 indicates that new development
contributes to cohesive streetscapes by:
Placing the principal building entrances towards the street
and where applicable, towards corner intersections;
Framing the street and creating a sense of enclosure;
Providing variation in façade articulation and details;
Connecting active uses to the public realm to enhance the
liveliness and vibrancy of the street, where applicable;
Incorporating sustainable design elements, such as trees,
plantings, furnishings, lighting, etc.;
Coordinating improvements in building setback areas to
create transitions from the public to private realms; and
Improving the visibility and prominence of and access to
unique natural, heritage, and built features.
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Water Walk Townhouse Development – Urban Design Brief 124, 126 and 128 East Street / 2286, 2296 and 2298 Sovereign Street
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Implementation through Development Proposal
The development proposal will implement the Streetscape Design
objectives of the Livable Oakville Plan through the following:
Enhancing the quality of built form and site design on the
subject property relative to the existing low density
residential development;
Providing a distinct architectural character for the
southwest corner of the intersection of Sovereign Street
and East Street based on articulated facade and roof
designs, a variety and mix of high quality building materials
and finishes, and building massing that incorporates the
third storeys into the roof line;
Orienting the units in Blocks A and B to Sovereign Street
and East Street respectively to provide direct access to the
public realm;
Providing continuous facades that frame the street;
Incorporating a significant level of tree cover and
landscaping;
Providing clear and direct pedestrian connections from
Block C through the site to sidewalks on Sovereign Street
and East Street; and
Incorporating setbacks of 3 metres from the public streets
to provide transitional/buffer areas to the public realm.
4.1.3 Built Form and Character
Policy Objectives
4.1.3.1 Built Form
Section 6.9 of the Livable Oakville Plan establishes the following
policies for Built Form:
Buildings should be designed to create a sense of identity
through massing, form, placement, orientation, scale,
architectural features, landscaping and signage;
Building design and placement should be compatible with
the existing and planned surrounding context and
undertaken in a creative and innovative manner;
To achieve compatibility between different land uses,
development shall be designed to accommodate an
appropriate transition through landscape buffering, spatial
separation, and compatible built form;
Main principal entrances to buildings should be oriented to
the public sidewalk, on-street parking and transit facilities
for direct and convenient access for pedestrians;
Development should be designed with variation in building
mass, façade treatment and articulation to avoid sameness;
Buildings located on corner lots shall provide a distinct
architectural appearance with a high level of detailing and
articulated façades that continue around the corner to
address both streets;
New development shall ensure that proposed building
heights and form are compatible with adjacent existing
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development by employing an appropriate transition of
height and form from new to existing development, which
may include setbacks, façade step backs or terracing in
order to reduce adverse impacts on adjacent properties
and/or the public realm;
Continuous streetwalls of identical building height are
discouraged. Variety in rooflines should be created through
subtle variations in roof form and height;
Rooftop mechanical equipment shall not be visible from
view from the public realm; and
Outdoor amenity areas on buildings should incorporate
setbacks and screening elements to ensure compatibility
with the local context.
4.1.3.2 Character of Residential Areas
Section 11 in Part D of the Livable Oakville Plan includes policies for
Residential Areas. The following objectives shall apply to all
Residential Areas:
a) maintain, protect and enhance the character of existing
residential areas;
b) encourage an appropriate mix of housing types,
densities, design and tenure throughout the Town;
c) promote housing initiatives to facilitate revitalization,
compact urban form and an increased variety of housing
alternatives; and
d) promote innovative housing types and forms to ensure
accessible, affordable, adequate and appropriate housing
for all socio-economic groups.
Section 11.1.9 indicates that development within stable residential
communities shall be evaluated using the following criteria to
maintain and protect the existing neighbourhood character:
a) The built form of development, including scale, height,
massing, architectural character and materials, is to be
compatible with the surrounding neighbourhood;
b) Development should be compatible with the setbacks,
orientation and separation distances within the
surrounding neighbourhood;
c) Where a development represents a transition between
different land use designations or housing forms, a
gradation in building height shall be used to achieve a
transition in height from adjacent development.
d) Where applicable, the proposed lotting pattern of
development shall be compatible with the predominant
lotting pattern of the surrounding neighbourhood;
e) Roads and/or municipal infrastructure shall be adequate
to provide water and wastewater service, waste
management services and fire protection;
f) Surface parking shall be minimized on the site.
h) Impacts on the adjacent properties shall be minimized in
relation to grading, drainage, location of service areas,
access and circulation, privacy, and microclimatic
conditions such as shadowing;
j) Development should maintain access to amenities
including neighbourhood commercial facilities, community
facilities including schools, parks and community centres,
and existing and/or future public transit services.
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k) The transportation system should adequately
accommodate anticipated traffic volumes.
l) Utilities shall be adequate to provide an appropriate level
of service for new and existing residents.
4.1.3.3 Bronte Village
Part E of the Livable Oakville Plan provides policies for Growth
Areas, Special Policy Areas and Exceptions. Section 24 relates to
Bronte Village, which includes the subject property. Figure 21
includes Schedule P of the Livable Oakville Plan, which defines the
Bronte Village Land Use designations.
Figure 21 – Bronte Village
Bronte Village is considered to have the character of a village
community and is focused on the pedestrian-oriented areas along
and around Lakeshore Road West and Bronte Road. The
surrounding residential uses, the waterfront, and the harbour
contribute to its unique heritage and sense of place. However,
Bronte Village is also intended to evolve and serve as an
intensification area. Among the objectives outlined in Section 24.2,
applications for development are intended to nurture, conserve
and enhance the historic lakeside village character of Bronte by
ensuring high quality urban design that complements and
contributes to the historic character of Bronte Village.
Section 24.3.2 relates to lands outside of the Bronte Village Main
Street District, which include the subject property. These lands are
intended to provide for some intensification as permitted by the
applicable residential land use designations. More specifically, “the
lands on the south side Sovereign Street, outside of the Bronte
Village Main Street District, shall function as a transitional area to
the residential neighbourhood to the north. Modest intensification
will also be encouraged in this location in the form of detached,
semi-detached and townhouse dwellings.”
Implementation through Development Proposal
The development proposal will implement the built form and
character objectives of the Livable Oakville Plan by:
Increasing the range in housing types, design and density in
the area and revitalizing a prominent corner property in the
community;
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Providing a medium density townhouse development that
will provide a transitional area between the Bronte Village
Main Street District and the residential neighbourhood
north of Sovereign Street;
Creating a unique private community feel through framing
of the site to contain internal operations and activities
while incorporating architectural design elements that are
compatible with the adjacent community;
Providing setbacks of 3 metres along Sovereign Street and
East Street to provide transitional/buffer areas to the public
realm;
Orienting the units in Blocks A and B to the street and thus
providing direct access to the public realm, including
sidewalks and transit facilities on Lakeshore Road;
Designing the townhouse units with rooflines and facades
that are articulated and vary across the mass of the built
form in terms of colours and materials;
Incorporating the third storeys of each unit into the roofline
to minimize the impact of the third storey on adjacent
properties;
Providing an east end unit treatment on Block A with an
extensive diversity in facade articulation, materials and
colours, as well as significant window coverage, to enhance
the corner of Sovereign Street/East Street;
Incorporating outdoor amenity areas above the proposed
garages that are incorporated into the massing of each unit
and are screened to provide privacy and minimize impacts
to adjacent properties;
Providing a minimal amount of surface parking and
screening these parking areas from the public realm; and
Generating traffic volumes that the Traffic Impact Study
submitted with the applications for Amendments to the
Livable Oakville Plan and Zoning By-Law confirm will have
no adverse impacts on traffic operations on the adjacent
road network.
4.1.4 Site Design and Configuration
Policy Objectives
Section 6.12 of the Livable Oakville Plan addresses vehicular access
and circulation with the following policies:
Developments should incorporate safe and direct vehicular
access and circulation routes with defined internal driving
aisles to direct traffic, establish on-site circulation, and
frame parking areas;
Consolidated driveway accesses are encouraged to
maximize the areas available for landscaping, minimize
disruption of the public sidewalk, and minimize expanses of
pavement.
Section 6.13 focuses specifically on parking:
To provide safe and attractive pedestrian environments,
surface parking areas should be organized into
appropriately sized areas (parking courts) separated by a
combination of built form, landscaping, and pedestrian
facilities;
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Surface parking areas should be:
a) located in the rear or side yard, or in areas that
can be appropriately screened, so they do not
dominate the streetscape, but are sufficiently
visible for safety and functionality; and,
b) connected to the on-site pedestrian network and
streetscape through landscaped pedestrian
linkages.
Barrier-free parking spaces should be located in close
proximity to principal building entrances;
Surface parking areas should incorporate planted
landscaped areas that:
a) effectively screen parked vehicles from view
from the public realm;
b) provide shade, wind break, and visual relief from
hard surfaces;
c) clearly define the vehicular circulation route(s);
and,
d) are sufficiently sized to support the growth of
trees and other vegetation.
Parking areas within a structure should be screened from
view from the public realm. Structured parking facilities
should be underground structures, wherever possible.
Implementation through Development Proposal
The development proposal will implement the Site Design and
Configuration objectives of the Livable Oakville Plan in the following
ways:
Vehicular access and circulation routes have been designed
to control traffic movements within the site and screen
vehicular activity from the public realm;
Site access will be via one driveway to minimize site area
utilized for vehicular activities;
Surface parking areas are completely contained within the
site and screened from the public realm and are located
directly adjacent to pedestrian circulation routes that
provide opportunities for walking within the site and to the
public realm; and
Surface parking areas have been minimized to reduce the
impact to the site and maximize opportunities for
landscaping, amenities and pedestrian environment.
4.1.5 Pedestrian Environment
Policy Objectives
Section 6.11 provides specific policies related to Pedestrian Access
and Circulation, including the following:
Access to pedestrian walkways should be barrier-free;
Developments should incorporate safe and direct access
and circulation routes to and through the site that connect
pedestrians to:
a) principal entrances of building(s), amenity areas
and parking areas;
b) the public sidewalk and transit facilities; and,
c) adjacent developments, where appropriate.
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In areas with high levels of pedestrian traffic, walkways
should be extended from curb to building face and
enhanced by appropriate landscaping treatments;
Transit stops should be located in close proximity to
principal building entrances and connected by a pedestrian
walkway; and
Walkways should provide continuous routes across
driveway entrances and drive aisles and through parking
areas to promote safety and signify priority over driving
surfaces.
Implementation through Development Proposal
The development proposal implements the Livable Oakville Plan
objectives for the Pedestrian Environment by:
Designing units in Blocks A and B with direct access to
sidewalks in the public realm; and
Incorporating convenient pedestrians connections for the
units in Block C to move throughout the site and to connect
with the public realm.
4.1.6 Landscaping and Natural Environment
Policy Objectives
Section 6.10 indicates that landscaping design and treatments
should:
Enhance the visual appeal and human scale of
development;
Create an attractive environment for pedestrian
movement;
Frame desired views or focal objects;
Define and demarcate various functions within a
development; and
Provide seasonal variation in form, colour, and texture.
Section 6.10.2 favours development that preserves and enhances
the urban forest by:
Maintaining existing healthy trees, where possible;
Providing suitable growing environments;
Increasing tree canopy coverage;
Incorporating trees with historic or cultural significance;
and
Integrating a diverse mix of native plant species.
Landscaping treatments should also “preserve and complement the
existing natural landscape” (Section 6.10.4) and enhance natural
areas and open space features by incorporating native and non-
invasive species (Section 6.10.5).
Section 10 outlines objectives and policies to implement the
principle of Sustainability. The general objectives for sustainability
are outlined in Section 10.1.1 as follows:
a) to minimize the Town’s ecological footprint;
b) to achieve sustainable building and community design;
c) to preserve, enhance and protect the Town’s
environmental features, natural heritage systems and
waterfronts;
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d) to enhance the Town’s air and water quality;
e) to maintain the existing urban forest; and,
f) to progressively increase the urban forest to achieve a
canopy cover of 40% Town-wide beyond the life of this
Plan.
Implementation through Development Proposal
The development proposal is supportive of the Livable Oakville Plan
objectives for landscaping and natural environment, with the
following design considerations in mind:
Extensive tree cover and landscaping treatment will be
provided within the site and along Sovereign Street and
East Street, in order to provide visual buffers, an attractive
pedestrian environment, and to provide a seasonal
variation in the appearance of the site;
The proposal will exceed the Town’s objectives for tree
canopy cover (20%) by providing 42.82% cover, which will
assist the Town in striving for its Town-wide objective of
40%;
A wide range of planting will be installed in terms of species
and location; and
The site will be designed to minimize grading and drainage
impacts to adjacent properties and will also incorporate
infiltration trenches and underground storage tanks to
maximize infiltration of stormwater runoff on site and
minimize impacts of runoff to adjacent properties.
4.2 Livable By Design Manual
4.2.1 Objectives and General Principles
4.2.1.1 Introduction and Purpose of the Document
Section 6.1.2 of the Livable Oakville Plan indicates that the Livable
by Design Manual (LBDM) is to be used to evaluate development
and public realm improvements to determine conformity with the
urban design policies of the Livable Oakville Plan. However, it is
clearly stated that alternatives to the design approaches set out in
the Livable by Design Manual may be appropriate if they are
consistent with the intent and purpose of the urban design policies
of the Livable Oakville Plan. Therefore, the intent is that these
policy documents will be used in conjunction with one another to
achieve the Town’s urban design objectives.
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4.2.1.2 Guiding Design Principles
As outlined in Section 1.4 of the LBDM, new and infill development
is expected to be designed and executed in accordance with six
guiding design principles. These principles set the framework for
the more detailed policies of the LBDM, and they are the following:
SENSE OF IDENTITY – creating distinct and vibrant
communities.
COMPATIBILITY – fostering compatibility and context–
specific design.
CONNECTIVITY – enhancing connectivity and accessibility.
SUSTAINABILITY – integrating sustainability and resiliency.
The design objective is to create sustainable urban form
that supports compact development, greater walkability
and transit use, site and building adaptability,
intensification versus sprawl, conservation of natural areas,
building in harmony with the surrounding environment and
greater use of existing infrastructure.
LEGACY – preserving built heritage, cultural and natural
resources.
CREATIVITY – inspiring creativity and innovation. As
Oakville continues to evolve, new development and
redevelopment will contribute to and build upon the
unique community features, attributes and distinct identity.
4.2.1.3 Implementation
Section 1.5 of the LBDM outlines its intent as the following: “To
provide clear design direction for achieving a consistent level of
quality development across the Town. The LBDM presents a
comprehensive framework upon which a creative urban design
dialogue can occur in order to achieve context-driven design
solutions.” Section 1.5 also makes the following points with respect
to implementation of the LBDM:
It is important to emphasize that the urban design direction
described and illustrated throughout the LBDM does not
preclude alternative approaches;
A degree of flexibility can be afforded in their
interpretation and application that responds to the specific
context and achieves the most appropriate design solution;
The urban design direction statements are not intended to
be interpreted and applied independently or singularly,
rather, their application should be approached
comprehensively to ensure the overall intent is being met;
and
The images and diagrams that accompany the urban design
direction statements provide a visual description and
should not be interpreted as the only potential design
solution.
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4.2.2 Streetscapes
Policy Objectives
Section 2.2 of the LBDM outlines design direction for Streetscapes
as it relates to the interface of the buildings with the public realm.
Figure 22 provides the LBDM illustration of the Building Interface
with the Pedestrian Path Zone. The intent is for the building
interface zone to accommodate a transition between public and
private property, which the following principles in mind:
Maintain or create a continuous streetwall of building
façades to provide a sense of enclosure and backdrop to
pedestrian activities (Figure 23); and
Orient and position primary building façades, entrances and
public spaces directly towards streets.
Figure 22 – LBDM Illustration of Building Interface Zone
Figure 23 – LBDM Illustration of a Continuous Street Wall
Figure 24 – LBDM Illustration of Primary Building Facades and
Principle Entrances Facing the Street
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Implementation through Development Proposal
The development proposal will implement the Streetscape design
objectives of the LBDM in the following manner:
Providing a continuous streetwall along Sovereign Street
and East Street that will frame the street and buffer the
public realm from activities within the development;
Orienting the front facades and building accesses to the
street and public realm; and
Enhancing the interface between the property and public
realm relative to existing conditions.
4.2.3 Built Form and Character
4.2.3.1 Principles of Successful Built Form
Policy Objectives
As set out in Section 3 of the LBDM, “Built form defines and frames
the public realm and influences site design and function. The intent
is to achieve well-designed built form that is linked with the local
context to create liveable, functional and attractive environments.”
The LBDM indicates that successful built form:
Contributes to dynamic, distinct, and complete
communities;
Creates visually attractive and innovative buildings and
spaces;
Responds to the scale, materials, and design features of
surrounding buildings and spaces;
Creates a strong sense of enclosure by locating buildings
near the street line and providing continuous street walls;
Supports a desirable and barrier-free pedestrian
environment at ground level;
Balances building height, massing and form to reinforce the
structure and character of the area;
Facilitates street activity and active transportation with
façades oriented to the street and public places;
Respects adjacent natural and built heritage features and
places;
Responds to the local climate by incorporating pedestrian
weather protection features and maximizing solar
orientation;
Minimizes impacts of height and massing on public spaces
and surrounding buildings; and
Minimizes impacts of parking facilities and site service
areas.
However, the LBDM clearly states: “The aim of this design direction
is to facilitate individual architectural expression and not advocate
a particular architectural style. Attention is placed on the built form
elements to achieve an appropriate contextual fit.”
Implementation through Development Proposal
These principles of successful built form will be achieved by
enhancing the quality of site and building design on the subject
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property relative to existing conditions. The proposed buildings
have been designed to be compatible in height by incorporating the
third storey into the roof line, in order to minimize the overall
impact to adjacent properties. The units will include facade
articulation and materials that are compatible with the character of
the adjacent properties and community as a whole. Moreover, the
orientation of the front of the units to Sovereign Street and East
Street provides direct access to the public realm while also
screening and buffering activities within the site from the public
realm and adjacent properties.
4.2.3.2 Low Rise Residential Buildings
Policy Objectives
The LBDM specifies design directives for low-rise residential
buildings, which are identified as medium and high-density
residential buildings with a maximum height of 4 storeys, and in
multi-unit forms, such as apartment-style flats and townhouses.
The LBDM sets the following design directions for Built Form design
of Low Rise Buildings:
BUILDING PLACEMENT
Orient and position buildings towards primary public
streets to foster active pedestrian environments along the
street edge;
Along secondary or side streets, incorporate building
setbacks to achieve a gradual transition to adjacent low-
density detached and semi-detached residential properties
with deep front yard setbacks, where warranted; and
For developments consisting of multiple buildings,
incorporate a minimum of 15 m separation between
buildings to provide for adequately sized amenity areas,
light into main living areas, views to the public realm and
privacy.
Figure 25 – LBDM Example of Buildings Situated Close to Street
BUILDING HEIGHT
Design buildings with height and massing that create and
reinforce pedestrian-scaled environments;
Design buildings located adjacent to low-density, low-rise
residential areas that incorporate façade setbacks,
modulation and/or height reductions on portions of the
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building to achieve greater compatibility by reducing the
appearance of height and massing;
Design townhouse blocks with a maximum of 3 storeys in
building height and massing.
Figure 26 – LBDM Example Showing Facade Modulation and
Pedestrian-Friendly Streetscape
FAÇADES
For façades visible from the public realm, incorporate a
high level of architectural treatment that contributes to the
pedestrian environment and reinforces the community
character. Design façades with variety in architectural
elements, such as varied wall planes and roof lines, human
scale proportions, large windows, and porches/
entranceways;
For townhouse developments, incorporate architectural
variety between adjacent blocks along a streetscape;
For building façades greater than 30 m in length, divide the
horizontal dimension of the building and create a more
human-scaled environment by incorporate breaks and
significant modulations in the massing (wall
projections/recesses).
Figure 27 – LBDM Examples of Principal Entrances on Street
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BUILDING DETAILING AND MATERIALS
Design building façades with a high standard of design,
detail and variety of materials that: a) are aesthetically
compatible and exhibit quality of workmanship; b) are
functional, durable and easily maintained; c) contribute to
energy efficiency and sustainability;
Incorporate cladding materials that include brick, stone,
metal, glass, wood, and in-situ concrete of high
architectural quality. Incorporate high quality stucco only as
an accent material. Vinyl siding, plastic, plywood, concrete
block, tinted and mirrored glass, and metal siding are
strongly discouraged;
On exposed end walls along an interior side lot line without
openings, clad the façade with the same building materials
and detailing that complement the overall building design
and to prevent an undesirable visual appearance;
Incorporate environmental controls into the building design
to regulate sun and wind exposure, such as canopies,
awnings and louvers;
Architecturally integrate mechanical systems and utilities,
such as drainage pipes, vents and meters, into the wall
plane, façade and building design and screened from view
from the public realm; and
For utilities and building service elements, locate these
features in the rear or side yard to ensure they are not
visible from the public realm and integrate them into the
architectural composition of the building or screened from
view.
ROOF ELEMENTS
Incorporate a variety of roof lines and roof elements into
the building design, such as chimneys, functional dormers
and gables, to increase visual interest and minimize the
massing of the roof;
Design rooflines to not replicate the scale and pitch of
rooflines of detached dwellings as the overall form is often
inappropriate.
Figure 28 – LBDM Example of Varied Roof Lines
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Implementation through Development Proposal
The proposed development will orient the units in Blocks A
and B to Sovereign Street and East Street respectively in
order to provide direct access to the public realm and the
available sidewalks on these streets;
Setbacks are provided in front of Blocks A and B, as well as
the west sides of Blocks A and B, to provide buffers
between the proposed development and the public realm
and adjacent residential properties;
The proposed facades incorporate a high level of
articulation, variation on building materials and colours,
and variation in building height in order to achieve
compatibility with the community;
In addition to variable height and rooflines, the units have
been designed with third storeys that are incorporated
within the roofline to minimize the height and massing;
The proposed balconies and outdoor amenity areas are
located at the rear of the units, incorporated into the
overall building massing, and provide screening to minimize
privacy and compatibility concerns;
High quality building materials will be used including
masonry, composite siding, glass and metal;
The westerly facades on the end units of Blocks A and C
have incorporated the same high quality building materials,
minimize windows, and provide considerable articulation,
in order to minimize the impacts to adjacent land uses;
Service and utility areas, including waste management and
transformer pad areas, are fully located within the site and
screened from the public realm;
4.2.4 Site Design and Configuration
Policy Objectives
Section 3 of the LBDM outlines policies for Low Rise Residential
Buildings that relate to site design and configuration.
AMENITY SPACE
For each residential unit, incorporate a private outdoor
amenity space in the form of a roof terrace or balcony;
Architecturally integrate balconies and other projections
into the structure and detailing of the building. Recess,
partially recess or cantilever balconies to provide sun
access to the units below.
SITE ORGANIZATION
The principles of Site Organization in the LBDM relate to “the
placement and interconnectivity of buildings, pedestrian spaces,
landscaping, vehicular routes and service elements in order to
optimize site function and enhance the overall appearance.” The
LBDM further identifies effective Site Organization as that which
“capitalizes on local assets, creates interesting and livable places,
and fosters compatibility with adjacent sites and the public realm.”
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Successful site design includes the following:
An organized layout of buildings and spaces, connected by
routes providing barrier-free access, orientation and
navigation for pedestrians, cyclists and drivers;
A clear hierarchy of public, semi-public and private spaces;
A defined street edge with buildings sited to create a street
wall with active frontages to enhance the pedestrian
experience and create a sense of enclosure; and
Service functions that are concealed from the public realm.
PARKING
Design parking areas to support site uses and activities and
to not dominate or dictate the site layout. The visual
impacts of parking areas on the public realm can be
minimized by establishing maximum parking requirements,
incorporating structured and/or shared parking areas, and
by incorporating or screening with built form and
landscaping.
Configure, design and landscape surface parking lots to
create:
a) well-defined parking areas which are closely associated
with buildings and other on-site uses
b) clearly delineated vehicular access and circulation routes
c) safe, direct, barrier-free and convenient pedestrian
circulation routes
Wherever possible, locate surface parking areas behind
buildings and screened from view from the public realm.
Surface parking areas may be located on the side of a
building(s) provided the parking spaces are adequately
screened and not located between the front façade of the
building and the street.
Locate accessible parking spaces in close proximity to
barrier-free building entrances that are connected by a
barrier-free path of travel.
Design surface parking areas that avoid the placement of
parking spaces immediately adjacent to the site access
driveway and major drive aisles to reduce potential conflict
amongst maneuvering vehicles.
Reduce parking area paving to the minimum necessary to
achieve the required parking needs and site circulation, in
order to leave the balance of the site for buildings,
landscaping, and amenity spaces.
VEHICULAR ACCESS AND CIRCULATION
Design vehicular access driveways to surface parking areas,
passenger loading areas and other site features to include:
a) minimum driveway entrance widths (and turning
radii) across public sidewalks;
b) consolidated access points, wherever possible,
to reduce vehicular-pedestrian conflicts; and
c) continuous walkways across driveways.
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Implementation through Development Proposal
Each residential unit includes an outdoor amenity space at
the rear of the second floor that is incorporated into the
massing of the unit and is covered and screened for privacy
and comfort;
The site has been designed with convenient pedestrian
connections to sidewalks in the public realm and through
the site to reach the public realm;
The buildings will be oriented to Sovereign Street and East
Street to provide a continuous street edge that frames the
public realm and screens internal site activities, including
parking and utility areas, from the public realm; and
Surface parking and circulation areas are located within the
site to minimize impacts associated with vehicles entering
and exiting the site via East Street.
4.2.5 Pedestrian Environment
Policy Objectives
Pedestrian connections are essential linkages to the public realm
that provide convenient, barrier-free and predictable access to on-
site destinations. The LBDM provides the following design
directions for the Pedestrian Environment:
Design pedestrian networks to provide direct, barrier-free,
predictable and safe access to and from public sidewalks,
transit stops, urban squares, amenity areas, building
entrances, parking areas and open spaces. Where
appropriate, connect the network to pedestrian areas
located on adjacent properties;
Design pedestrian networks as barrier-free routes
consisting of continuous and direct paths, slip-resistant
surfaces, textured edges, minimal interruptions from access
driveways, and free of abrupt changes in grade;
Design pedestrian connections with distinctive and durable
surface materials that clearly distinguish the pedestrian
network from the vehicular environment and that create an
interesting visual identity. Provide continuous walkways
across driveways;
Design pedestrian connections that incorporate variations
in paving materials, colour and/or texture to delineate
pedestrian crossings, building entrance areas, passenger
loading areas;
Incorporate site furnishings along pedestrian connections
to provide amenities at convenient and comfortable
locations, such as building entrances, gathering spaces, and
transit stops. Avoid placing furnishing within the barrier-
free path of travel.
Select site furnishings that positively contribute to the site
and the pedestrian experience and that reflect the
intended use of the space and expected number of users.
Incorporate shade trees and other weather protection
elements along pedestrian connections to enhance user
comfort, to reduce surface temperatures, and provide a
buffer when adjacent to parking and service areas.
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Incorporate pedestrian connections throughout surface
parking facilities to safely and directly channel pedestrians
from vehicles to building entrances and other site
amenities. Design these pedestrian connections to include:
a) walkways along the full length of a building façade
containing a principal public/customer entrance and/or
abutting the parking area
b) walkways to and through the parking area to provide
routes separated from vehicle movements to reduce
conflict points
Implementation through Development Proposal
Blocks A and B provide direct main entry access to
sidewalks within the public realm; and
Block C will be serviced by internal pedestrian connections
and walkways that extend throughout the entire
development to allow for convenient and safe movement
through the site and to the public realm.
4.2.6 Landscaping and Natural Environment
Policy Objectives
Section 4.1 of the LBDM provides policies and direction for
landscaping. This section indicates that “effective landscape design
defines and enhances the form, function and appeal of public and
private space by reinforcing human scale and softening urban
environments.” This section provides a number of design directions
for development, which are outlined in the following sub-sections.
SPECIES SELECTION
Incorporate a diversity of plant species based on ecological
compatibility, seasonal variety, and appropriateness for site
conditions;
Incorporate drought and salt tolerant species, especially
when adjacent to hard surfaces. Wherever possible, select
native and non-invasive species, especially when adjacent
to natural areas.
Select plant species based on the following attributes:
a) growing requirements (growing space, soil volume,
and soil medium)
b) environmental characteristics of the site (moisture,
light levels, soil qualities, and other micro-climate
conditions)
c) intended function (enhancement, shading, screening,
and/or buffering)
d) characteristics of the plant at maturity (crown
volume, trunk size, and root flare)
FRONTAGE, PERIMETER AND BUILDING FOUNDATION PLANTINGS
Landscape front and flankage yards with plantings and
other landscaping features that provide visual interest,
highlight pedestrian connections, enhance building and site
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features, screen undesirable elements, and provide
continuity with the public realm;
Where warranted, landscape side and rear yards with
plantings and/or fences/walls to achieve functional and
attractive screening and/or buffering;
Install planting beds that are unimpeded by structures,
walls, fences, utilities and paving, unless an enhanced
rooting technique is employed.
Figure 29 – LBDM Example of Foundation Planting
LANDSCAPE SCREENING AND BUFFERS
Design landscape screens and/or buffers with height(s),
depth, materials, and location(s) that are relative to the
magnitude of the undesirable impact and that provide the
greatest level of concealment.
Design landscape screens and buffers to complement the
overall landscape treatment and to incorporate a variety of
natural and built elements to mitigate the negative impact.
Include a variety of coniferous and deciduous species to
provide year-round coverage.
For fences and walls visible from the public realm,
incorporate:
a) materials used elsewhere on site to add texture,
visual interest and continuity
b) distinctive vertical elements at intervals to prevent
monotonous and repetitive design
c) breaks in long expanses with sections of more
transparent fencing combined with accent plantings
Position screening (opaque) or security (transparent)
fencing/walls behind landscaped areas when viewed from
the public realm so the landscaping enhances the
fencing/walls.
LANDSCAPE AND GRADING
Maintain a subtle transition when accommodating changes
in grade on the site, whether between properties or at the
interface with the public realm. Ensure changes in grade
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result in safe, barrier-free routes for pedestrians, achieve a
cohesive built and landscaped environment, and minimize
stormwater impacts.
Design site grading to minimize the need for retaining walls
along street frontages and an interface with parks, ravines
and other public realm areas. Where a retaining wall
cannot be avoided, incorporate terracing to minimize the
sheer height of the wall and incorporate aesthetic and
durable materials combined with an extensive soft
landscape treatment.
Implementation through Development Proposal
As illustrated in the landscaping plan, tree canopy plan, and
proposed plant schedule, a wide diversity of plant species
will be provided that have been selected based on their
compatibility with the area, their ability to thrive in the site
design conditions, and that will not impact species on
adjacent properties;
Trees planted along the public realm will be installed in soil
cells to allow effective installation and survival in close
proximity to public walkways;
The proposed landscaping and tree cover will effectively
screen activities within the property while providing an
attractive transition and buffer between the site and public
realm; and
The landscaping design includes decorative paving in front
of individual units and within the site to enhance the
aesthetic quality of the site (Figure 30).
Figure 30 – Proposed Decorative Paving
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4.3 Livable by Design Manual (Part C) – Site Design and
Development Standards for Oakville
4.3.1 Objectives and General Principles
Part C of the Livable by Design Manual includes the Site Design and
Development Standards for Oakville. These guidelines outline the
Town’s direction for Urban Design in more detail than Part A of the
Manual. The intent of Part C, as outlined in Section 1.1, is to
establish a “benchmark by which development proposals will be
reviewed in order to achieve a consistent level of quality built
environments throughout the Town.” Section 1.4 sets out clear
guidelines for implementation of specific policies, in the form of
“shall”, “should” and “recommend”:
“shall” means the standard is mandatory (predominantly
based in regulation or policy);
“should” means the standard is expected to be achieved
unless proven otherwise on good design grounds or an
alternative solution meets the intent; and
“recommend(ed)” means the standard be taken into
consideration and incorporated where feasible.
Moreover, Town staff are given leeway to consider adjustments to
the standards in instances of unique site conditions or constraints,
or where adjustments to the standards may be considered in order
to achieve balanced site design and improved functionality.
4.3.2 Streetscape Design
Policy Objectives
Streetscape Standards are included in Section 5.0 of the Site Design
and Development Standards. The following standards are
applicable to the development proposal.
Street trees should be installed in open tree planting beds
where possible and located within the planting zone of the
boulevard (typically located between the curb zone and the
pedestrian path of travel). Tree planting beds should
incorporate a minimum soil depth of 750 mm.
Street tree plantings shall incorporate a minimum of 30 m3
of good quality topsoil. In planting beds with less than 30
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m3 of quality topsoil, break-out zones shall be incorporated
to allow the roots to access additional soil. Break-out zones
shall be a minimum of 3 m in width by 625 mm deep, and
constructed with engineered soil (including 19mm – 39mm
unwashed crushed non-recycled aggregate) or soil cells.
Where tree soil volume is located beneath hard surface
paving, appropriate enhanced rooting environment
techniques, such as engineered soils or silva cells shall be
provided.
Street trees are recommended to be setback a minimum of
1.5 m from the back of curb to avoid potential damage
from vehicles and snow clearing activities.
The tree rooting environment located below the hard
surface paving are recommended to be enhanced with
passive irrigation systems, such as permeable paving,
trench drains, or diverting catch basin stormwater.
Above and below grade utilities parallel to the site frontage
should be located outside of the boulevard planting zone
where possible.
Implementation through Development Proposal
Street trees have been designed and located to maximize
their visual and aesthetic impact while also ensuring
survivability. This design includes the use of soil cells to
protect street trees in proximity to sidewalks in the public
realm; and
Site access has been limited to one access from East Street
to maximize opportunities for planting and street trees
within and adjacent to the public realm.
4.3.3 Site Design and Configuration
Policy Objectives
VEHICULAR ACCESS AND CIRCULATION
Limiting the number of street access driveway entrances is
recommended to minimize interruptions to pedestrian
movement along the public sidewalk and to the streetscape
and perimeter landscaping. Where feasible, street access
driveway entrances are recommended to be shared
between adjacent sites.
The width of street access driveway entrances should be
minimized to limit site access to the optimal number of
lanes of operation, as a means to control the location and
angle of vehicular movement and to discourage erratic
manoeuvers.
Street access driveway entrances should be located
opposite existing or proposed municipal roadways, private
laneways and other street access driveways to avoid offset
intersection conditions.
Where possible, street access driveway entrances should
be located along secondary streets to minimize
interruptions along the higher order roadway/primary
street.
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The municipal sidewalk and/or multi-use trail shall be
continuously level approaching and crossing all street
access driveway entrances.
Street access driveway entrances should be designed to
accommodate emergency vehicles. Stand-alone emergency
vehicular entrances are not encouraged.
Street access driveway entrances, including the entire curb
radius, should be located fully within the property limits
and the projection of those limits onto the municipal
boulevard.
The maximum slope for a low density residential driveway
should not exceed 7% (14:1). For all other land uses, the
maximum slope for a street access driveway should not
exceed 5% (20:1) within 7.5 m of the property line, the
remainder of the driveway should not exceed a maximum
10% (10:1) or 15% (6.5:1) if the driveway is heated or
covered. Driveway slopes should accommodate barrier-free
exterior paths of travel. Figure 31 – Sidewalk Continuing Through Vehicular Entrance
A clear driveway throat, as measured from the property
line to the point the driveway turns or parking stalls are
provided, should be provided for uninterrupted inbound
and outbound vehicular movements. The length of a street
access driveway throat should be no less than 6.0 m,
however, a greater length may be required depending on
the site context, land-use and other factors, which will be
determined by Transportation Engineering staff.
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Landscape areas abutting vehicular hard surfaces should be
delineated with a continuous 150 mm high barrier curb to
prevent soil and other landscape material from spreading
over adjacent surfaces and to prevent damage from
vehicles and snow clearing operations. Intermittent breaks
in the curbing may be warranted to permit sheet flow
drainage as part of an alternative engineered stormwater
management system, such as a bioswale.
A variety of surface treatments and edge materials is
recommended to be incorporated to differentiate between
vehicle and pedestrian routes and to create visually
appealing hard surface areas.
PARKING AREAS
To avoid potential conflicts between moving vehicles,
parking stalls should not be located along or accessed from
major drive aisles and the required throat of a street access
driveways.
To avoid potential conflicts with pedestrians, parking stalls
are not recommended to be located directly in front of
primary building entrances and amenity areas
Parking drive aisles should be positioned perpendicular to
main building entrance(s) to provide for unimpeded and
predictable pedestrian movement.
Parking stalls are not recommended to be oriented parallel
to drive aisles.
Parking stalls should not be oriented perpendicular to each
other, which may result in vehicle overhang conflicts. If this
orientation cannot be avoided, a curbed median with a
minimum width of 1.8 m, should be installed between the
parking stalls.
Barrier-free parking stalls should be located in close
proximity to barrier-free building entrance(s) and along
barrier-free exterior paths of travel. The design and layout
of barrier-free exterior paths of travel that connect barrier-
free parking stalls to the principal barrier-free building
entrance(s) should not require the user to cross vehicular
circulation routes.
The required barrier-free access aisle from the parking area
to the barrier-free exterior path of travel should:
a. be connected to a barrier-free exterior path of travel
to the principal building entrance(s) and to other
barrier-free site amenities
b. incorporate high tonal contrast diagonal markings to
demarcate the route and discourage parking on the
access aisle
c. incorporate a barrier-free curb ramp where there is a
change in level from the parking area pavement to the
barrier-free external path of travel.
BICYCLE PARKING
Bicycle parking areas should:
a. be a minimum of 1.8 m x 1.2 m in area to
accommodate one (1) bike rack for two bicycles
b. be positioned at an appropriate distance from
structures to permit movement around the rack(s)
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c. not encroach into exterior paths of travel and
landscaping areas
Bicycle racks should be designed/selected with:
a. the bicycle frame supported horizontally at two or
more places
b. the frame and at least one wheel of the bicycle can
be locked to the rack with a standard U-type lock
c. the user is not required to lift the bicycle onto the
rack
d. each bicycle parking space can be accessed without
moving another bicycle
e. a height of 750 mm to 900 mm and minimum width
of 450 mm between the two points of contact
f. spaces in each rack are a minimum of 300 mm in
both width and length to prevent entrapment
g. no sharp edges or moving parts
Bicycle racks should be installed:
a. on a hard, permanent surface with a maximum
slope of 5% (20:1). Installation on soil or grass is not
permitted.
b. in well illuminated areas and, where possible, areas
providing weather protection c. within 10 m of a
main building entrance and/or in a highly visible
area on site with a clear and direct walkway link to
the main building entrance
Bicycle racks should be installed with a minimum
separation distance of:
a. 900 mm to 1.2 m between bicycle racks, when
positioned side by side
b. 750 mm from light poles, trash receptacles, tree
pits and other site furnishings/features
c. 1.2 m from parking stalls, pedestrian crossings, curb
ramps, vehicular ramps and passenger loading
zones
d. 1.2 m from the curb edge to the centre of the rack,
when oriented perpendicular to a curb e. 1.5 m
from fire hydrants and siamese connections
SERVICE AND LOADING AREAS
Where feasible and functional, facilities are recommended
to be consolidated into a multi-functional area(s) on the
site.
Facilities should be appropriately sized to accommodate
and contain the range of functions that will occur to
prevent user conflicts and/or overflow or impacts onto
adjacent areas of the site or beyond.
Where feasible and functional, the distance that vehicles
are required to backup at servicing facilities should be
minimized to reduce the potential disturbance from
auditory backup alarms.
Facilities, where required and proposed, should:
a. be integrated into the overall site design to
maximize service functionality and to minimize
impacts on site users
b. be positioned in areas on the site with low
visibility from the public realm
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c. be designed to accommodate all associated
vehicular servicing and maneuvering within the site
d. be adequately separated and buffered from
adjacent sensitive uses
e. have collection points for waste that are
accessible to all residents/occupants and do not
hinder residents from participating in the recyclable
materials and organic waste programs and comply
with Ontario’s Accessibility for Ontarians with
Disabilities Act
Facilities should not be located in front or flankage yards,
along building facades facing the street, public realm or
sensitive land use, or within view of main building
entrances, customer/visitor parking areas, bicycle parking
areas and pedestrian areas.
Implementation through Development Proposal
Sidewalks will be continuous along the frontages on the site
on Sovereign Street and East Street and will be
incorporated into the design of the driveway on East Street;
The proposed site access and internal circulation roadway
have been designed to accommodate emergency and
service vehicles and no secondary access is required;
Site grading has been designed to provide required slopes
for drainage and servicing, but the degree of grade change
across the site has been minimized to allow for convenient
pedestrian and vehicular traffic movements;
A clear throat distance of 17.25 metres has been provided
into the site from the site access to minimize disruption and
conflicts between vehicular movements, parking and
pedestrian movements. Moreover, no parking stalls are
proposed along the clear throat;
Utility and service areas are located within the centre of the
development and screened from both the public realm and
adjacent properties by the proposed townhouse blocks;
and
Bicycle parking is provided by 5 bicycle racks within the site
immediately adjacent to the internal walkway and will be
designed to Town standards for size, capacity and security.
4.3.4 Pedestrian Environment
Policy Objectives
Section 3.1 of the Guidelines addresses design for pedestrian
circulation. Paths of travel for pedestrian circulation include
walkways, ramps, curb ramps, stairs and depressed curbs. This
section focuses on the key applicable guidelines for the pedestrian
environment.
WALKWAYS
Walkways should be designed and installed with a
minimum clear width of 1.5m. However:
a. where the walkway connects with a curb ramp, a
1.2 m wide level area should be provided at the top
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of the ramp to continue the path of travel and
serve as a turning space for a mobility device
b. where the walkway is adjacent to parking stalls
oriented perpendicular to the exterior path of
travel, the walkway should be increased to a
minimum clear width of 1.8 m to accommodate
vehicle overhang
c. where the walkway is located within high volume
pedestrian areas, the walkway should be increased
to a minimum clear width of 2.4 m
Walkways should have a maximum running slope no
steeper than 5% (20:1). Where the walkway is adjacent to a
private roadway or drive aisle, the slope of the walkway
should be no steeper than the slope of the adjacent vehicle
surface. Where the slope of the walkway exceeds 5%
(20:1), the path of travel should incorporate a ramp for
barrier-free access or stairs.
Walkways should have a maximum cross slope no steeper
than 5% (20:1). However, where the walkway surface is
asphalt, concrete or other hard surface, a cross slope of 2%
(50:1) is recommended.
Walkways should incorporate a surface treatment that is
firm, stable, slip resistant and capable of withstanding
winter maintenance.
Walkway surface treatments should incorporate changes in
materials, colour, and/or texture to differentiate pedestrian
crossings, passenger loading areas, dedicated parking areas
and bicycle storage areas from vehicular parking and
circulation areas. Within barrier-free paths of travel,
incorporating tactile warning strips at the intersection of
walkways and vehicular areas is recommended.
Implementation through Development Proposal
The internal walkway network will be constructed with
decorative materials to a minimum width of 1.5 metres;
Walkways will incorporate minimum slopes across the
property required to facilitate drainage and site servicing,
to ensure a comfortable pedestrian environment. No slopes
up to or exceeding 5% will be constructed on the site.
4.3.5 Landscaping and Natural Environment
Policy Objectives
Section 2.0 of the Site Design and Development Standards indicates
that soft landscaping is incorporated into site design and
development is to “provide enhancements to the site and interface
with the public realm, screening and buffering site elements from
view from the public realm and between different uses, and
provide various environmental and health benefits.” The following
policies and standards are provided for soft landscaping.
CANOPY COVER
In order to achieve the targeted Town-wide canopy cover of 40%,
the Town has established specific targets for individual land uses.
These targets are provided in Figure 32 and indicate a target of 20%
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canopy cover for all residential and accessory residential uses south
of Dundas Street.
Figure 32 – Canopy Cover Targets
PROPOSED PLANTING
In terms of species selecting for planting, Section 2.2 establishes
the following criteria:
Species variation will depend on the amount of trees to be
planted:
a. if more than 10 trees are proposed, a mix of tree
types should be selected
b. if 20 to 40 trees are proposed, no more than 25%
of the trees should be of the same genus
c. if more than 40 trees are proposed, no more
than 10% of the trees should be of the same genus
A minimum of 30% of the trees planted on a site should be
native tree species.
Invasive species shall not be planted.
Species selection should reflect the site conditions, such as
soil and light conditions, drainage, slope, aspect, moisture
level and salt exposure. Use of locally sourced plant
material is recommended.
Species selection and arrangement should provide visual
interest through diversity and seasonal variety.
The minimum acceptable size for plant material should be:
a. for deciduous trees, 60 mm caliper and 3.0 to 3.5 m
in height
b. for coniferous trees, 1.75 m in height
c. for shrubs, 600 mm in height and spread d. for
perennials, 1 gallon pot
Tree spacing should reflect the projected canopy size based
on the species selected and its growing environment:
a. small stature trees (3.0 m to 9.0 m spread), should be
spaced 3.0 m to 9.0 m on centre
b. medium stature trees (10.0 m – 13.0 m spread),
should be spaced 10.0 m to 13.0 m on centre
c. large stature trees (14.0 m or greater spread), should
be spaced 14.0 m on centre
To avoid overcrowded or sparse planting beds, the spacing
of shrub, perennial, and ornamental grasses should reflect
the mature size of the plant.
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For naturalization plantings a variety of sizes and
successional species should be included to accelerate
establishment.
Trees are recommended to be planted at or slightly above
ground level, not mounded or depressed. Shrubs planted
slightly above ground level, by no more than 25 mm, is
recommended.
Services and utilities, such as lighting standards, fire
hydrants, and hydro ducts, should not conflict with planting
materials, both above and below ground.
Services and utilities should not encroach into the soil
volume required for new tree plantings.
All shrubs should be planted in continuous planting beds
(see example in Figure 12).
Mulch should be placed on all planting beds to aid in weed
suppression and moisture retention.
To accommodate the base of the tree, space should be
provided for tree openings that are at least:
a. 3.0 m wide for a large stature tree
b. 2.5 m wide for a medium stature tree
c. 2.0 m wide for a small stature tree
These minimums could be reduced if enhanced rooting
techniques are employed that mitigate possible damage to
the surrounding landscape while providing for the long
term growth of the tree.
Where underground services or utilities are
present/proposed, consider the potential negative impacts
to the base of the tree should future maintenance require
soil excavation in close proximity to the tree. To mitigate
this and other risks, trees should not be planted within:
a. 1.0 m of the edge of a utility or service easement
that is 3.0 m in width or greater
b. 2.5 m of any underground utility or service,
where space permits. However, at a main and
lateral intersection a 2.0 m setback shall be
maintained
c. 3.0 m of a transformer or hydrant Local utility
companies shall be contacted for further
information when planting, or proposing other
works, near utilities.
To respect the crown of the tree, trees should not be
planted:
a. within 7.0 m of a stop sign or other traffic control
signage
b. in locations where the growing canopy may
come into contact with buildings, structures, or
fencing
c. in locations where growing canopy may come
within 3.0 m of a primary powerline or within 1.0 m
of a secondary powerline or communication asset.
d. overhanging pedestrian areas if it is a species
that drop fruit or seed pods.
Shrubs should not be placed within 600 mm of a curb
adjacent to vehicular parking and not within 3.0 m of the
opening side of a transformer or 1.5 m on all other sides.
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Figure 33 – Illustration of Continuous Planting Bed
Implementation through Development Proposal
The canopy cover provided within the property will be
approximately 42.82%, which greatly exceeds the 20%
Town target and will greatly assist in achieving the Town-
wide objective of 40% coverage;
The range and diversity of tree and landscaping species
installed on the site have been selected to ensure no
invasive species are planted and that the species selected
are appropriate for the soil and light conditions, drainage,
slope, moisture and other site conditions;
The proposed planting techniques have been selected to
reflect the characteristics of the site and to ensure the long
term survivability of all selected species; and
The specifications set out in section 4.3.5 above will be met
or exceeded through the implementation of the
landscaping design.
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5. SUMMARY AND CONCLUSIONS
The key urban design policy documents outlined in the preceding
sections of this report touch on many specific areas of architectural,
site and community design, with the intent of achieving the
following Guiding Principles, which have already been presented in
detail in this report:
Sense of Identity;
Compatibility;
Connectivity;
Sustainability;
Legacy; and
Creativity.
Our opinion is that each of these guiding principles is effectively
addressed through the proposed urban design, as has been
discussed in this Urban Design Brief. The information presented in
this document has been organized into the following key categories
for presentation and discussion purposes:
Objectives and General Principles;
Streetscape Design;
Built Form and Character;
Site Design and Configuration;
Pedestrian Environment; and
Landscaping and Natural Environment.
5.1 Objectives and General Principles
From a general perspective, the proposed townhouse project has
been designed to balance neighbourhood compatibility with high
quality, intensified urban form that enhances the streetscape and
built form relative to current conditions. The quality of design will
result in a development that stands out in the area and will
encourage similar levels of design elsewhere. The policy documents
considered in this urban design brief provide policy directions and
guidelines for a wide variety of built form types. Thus, it is not
possible to incorporate all of these policy directions into the
development proposal. These policy documents also provide
flexibility for the owner to work with the Town of Oakville to
achieve urban design that meets the overall purpose and intent of
the Livable Oakville Plan and its implementation through the
Livable by Design Manual and the Site Design and Development
Standards.
The proposed development will greatly enhance the character and
quality of living environment on the subject property and the wider
neighbourhood relative to existing conditions. This proposal
represents intensification in the Bronte Village community that
respects the unique heritage and community character, which will
also provide transition between existing low density residential
uses north of Lakeshore Road and proposed high density uses on
and south of Lakeshore Road.
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5.2 Streetscape Design
It is our opinion that the development proposal conforms to the
applicable Streetscape policies of the Livable Oakville Plan, Livable
by Design Manual, and Site Design and Development Standards. In
conforming to these policies, the proposal will directly support the
Town of Oakville’s guiding principles of achieving a Sense of
Identity, Connectivity and Creativity. This opinion is based on the
following points:
The proposal will greatly enhance the quality of the
streetscapes on Sovereign Street and East Street along the
frontage of the subject property.
The proposal will facilitate a much safer and more
comfortable pedestrian environment than exists today by
providing built form and landscaping that will frame the
street.
The proposal includes tree and foundation planting (shrubs,
perennials and grasses) to be installed along the frontages
of Sovereign Street and East Street. These landscaped areas
also provide an attractive transition between the public
realm and the private development.
The townhouse units adjacent to Sovereign Street and East
Street will have their principle entrances fronting onto the
street rather than internal to the site.
The proposed townhouse units have been designed with
well-defined articulation in the facades and roof lines. A
mix of building materials and colours has also been
incorporated.
The site has been designed to provide pedestrian
connections through the subject property and to the
sidewalks on Sovereign Street and East Street. These
connections facilitate pedestrian movements to Lakeshore
Road and the wider Bronte Village community.
5.3 Built Form and Character
It is our opinion that the development proposal conforms to the
applicable Built Form policies of the Livable Oakville Plan, Livable by
Design Manual, and Site Design and Development Standards. In
conforming with these policies, the proposal will directly support
the Town of Oakville’s guiding principles of Sense of Identity,
Compatibility, Legacy and Creativity. This opinion is based on the
following points:
The development proposal directly conforms with the
Bronte Village land use policies that identify the subject
property to be intensified, including for townhouses, to
provide a transition between Lakeshore Road and the
neighbourhoods to the north.
The proposed development has been designed to bring
architectural and urban design of unique quality and
character to Bronte Village in a manner that is compatible
and respectful of the existing community character.
The proposal represents a transition from low density to
medium density built form. The building design includes
articulation and architectural treatments to ensure
compatibility with the existing community character while
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also providing a unique, high quality development for the
area.
The site design provides a significant degree of open space
and landscaping to buffer the proposed development from
the public realm and adjacent properties.
The proposed townhouse units will be of height and
massing that is compatible with, but also represents
transition between, the existing low density built form in
the neighbourhood to higher density developments
proposed on Lakeshore Road and to the south.
Convenient connections to the public realm will be
achieved by orienting the primary entrances to the units in
Blocks A and B on Sovereign Street and East Street
respectively. Well-designed and direct pedestrian
connections through the site to the public realm have been
designed for residents in Block C.
Outdoor amenity space to individual units will be provided
via second floor balconies above the garages, which will be
screened from the public realm by the units themselves.
5.4 Site Design and Configuration
It is our opinion that the development proposal conforms to the
applicable Site Design and Configuration policies of the Livable
Oakville Plan, Livable by Design Manual, and Site Design and
Development Standards. In conforming with these policies, the
proposal will directly support the Town of Oakville’s guiding
principles of Sense of Identity, Compatibility and Connectivity. This
opinion is based on the following points:
The site has been designed with clear separation between
vehicular and pedestrian circulation routes. Different
materials have been used to delineate vehicle routes from
pedestrian routes. The pedestrian routes have also been
configured to provide direct and convenient connection to
the public realm.
Only one driveway is proposed to the site in order to
consolidate vehicular movements and maximize site area
for landscaping and the townhouse units. The clear throat
distance is also much longer than the minimum identified in
the Site Design and Development Standards.
A minimal amount of surface visitor parking has been
provided and is located in an area screened by the
townhouse blocks. This parking area is located immediately
adjacent to a pedestrian walkway and provides a barrier-
free space.
A high level of landscaping has been proposed to “soften”
the site and maximize the area of the site that is unpaved.
5.5 Pedestrian Environment
It is our opinion that the development proposal conforms to the
applicable Pedestrian Environment policies of the Livable Oakville
Plan, Livable by Design Manual, and Site Design and Development
Standards. In conforming with these policies, the proposal will
directly support the Town of Oakville’s guiding principles of Sense
of Identity, Compatibility and Creativity. Direct pedestrian
connections will be provided to each unit along with a walkway
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providing direct connection to the public realm. Different materials
will be used to differentiate vehicle circulation and pedestrian
routes. Continuous pedestrian routes are provided across driveway
and vehicle circulation areas.
5.6 Landscaping and Natural Environment
It is our opinion that the development proposal conforms to the
applicable Landscaping and Natural Environment policies of the
Livable Oakville Plan, Livable by Design Manual, and Site Design and
Development Standards. In conforming with these policies, the
proposal will directly support the Town of Oakville’s guiding
principles of Sense of Identity, Compatibility and Sustainability. This
opinion is based on the following points:
The landscaping design for the proposed development will
provide attractive open spaces that frame the subject
property and the adjacent streetscape, while providing an
aesthetically pleasing buffer between the private and public
realm.
The trees and plantings proposed along Sovereign Street
and East Street will enhance the quality of the environment
for pedestrians and residents of the development.
The proposed tree canopy cover exceeds the 20%
requirement set by the Town of Oakville for private
development sites.
The landscape design includes a variety of native species,
including deciduous and coniferous trees that will provide
variation throughout the seasons.
The proposed landscape design supports the Town’s
sustainability objectives.