urban design letter1 - oakville planning/da... · this urban design letter has been prepared in...

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StenvroEngineeringInc.2020WinstonParkDr.Suite100,Oakville,ON,L6H6X7Tel:+19054699995www.stenvro.ca

UrbanDesignLetter Eighth Line and Ravineview Way Oakville, Ontario

Prepared By Stenvro Engineering Inc. April, 2016

MKhalil

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MKhalil

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TABLE OF CONTENTS INTRODUCTION......................................................................................................................................3LOCATIONANDSITEATTRIBUTES..................................................................................................3SITEEDGESANDNEIGHBORINGCONDITIONS.............................................................................3URBANPATTERNINTHESURROUNDINGAREA..........................................................................5URBANDESIGNGOALSANDOBJECTIVES.......................................................................................6CONCEPTUALDESIGNPRINCIPLESANDCONCEPTPLAN.........................................................6SITEDESIGN...............................................................................................................................................................6ARCHITECTURECHARACTERISTICS........................................................................................................................6

CONCLUSION............................................................................................................................................8 TABLE OF FIGURES Figure1:SingleDetachedhousesatthecornerofRavineviewwayandEighthLineontheNorthSide_4Figure2:SingleDetachedhousesontheSouthSideofRavineviewWaytotheWestofthenewproposeddwellings_______________________________________________________________________________________________________4Figure3:SingleDetachedhousesontheEastSideofEighthLineacrossthestreetfromthenewproposeddwellings____________________________________________________________________________________________5Figure4:Designatedzoninginthesubjectneighborhood __________________________________________________5Figure5:SitePlan_____________________________________________________________________________________________7Figure6:NewDwellElevation(RavineViewWay)__________________________________________________________8

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Introduction This Urban Design Letter has been prepared in support of a Zoning By law Amendment to lands owned by 9592423 Canada Inc. The owner seeks approval of a new development comprised of 3 residential units on a 150 X 90 ft. lot. The subject site is located at the corner of Ravineview Way and Eighth Line in Oakville and combines two lots;

1. 2358 Eighth Line. On this property there is an unoccupied detached dwelling and detached garage. It is Zoned as RL5 SP1.

2. Block 116, Plan 20M706 on the corner of Ravineview Way and Eighth Line. It is currently an empty lot of land. It is Zoned as RL8

This letter details the design elements of the conceptual plan prepared by Stenvro Engineering Inc. consisting of three residential low occupancy detached houses and its associated Re-Zoning requirements. This letter discusses the proposed development with regards to the existing and the new dwellings. While the concept plan has been provided to assist the Town in their review of the application, it should be noted that the final built form might vary in building heights and Architectural Elevation within the site in compliance with the approved permitted uses and specialized zoning regulations. Site Plan Approval of the final design will be required for the proposed development prior to construction.

LocationandSiteAttributes The subject property is located at the corner of Ravineview Way and Eighth line, and it is compromised from two lots legally described as Block 116 Plan 20M706 and Part of Lot 11 Concession 1 S.D.S. There is a sidewalk along Eighth Line. The southerly terminus of this sidewalk extends slightly upon the subject lands. The rectangular shaped site is 1433.6 square meters in area with a depth of 90 ft and frontage of approximately 150 ft facing Ravineview Way. The site slopes at an average grade of 2.6% from East to West.

SiteEdgesandNeighboringConditions The area surrounding the subject site has been developed as single detached houses, constructed within the past fifteen years in an architectural style which is consistent with the standards of modern residential subdivision design. Figures 1

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to 3 below shows the houses to the North, East and West of the proposed new development respectively.

Figure1:SingleDetachedhousesatthecornerofRavineviewwayandEighthLineontheNorthSide

Figure2:SingleDetachedhousesontheSouthSideofRavineviewWaytotheWestofthenewproposeddwellings

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Figure3:SingleDetachedhousesontheEastSideofEighthLineacrossthestreetfromthenewproposeddwellings

UrbanPatternInTheSurroundingAreaThe residential area surrounding the site is mostly designated as RL8 as shown in Figure 4. The minimum lot area as regulated by 2014-14 new by law is 3874 square feet with a minimum lot frontage of 40 ft. The new development is proposing to sub-divide the site into three lots with frontage of 43’ 6”, 47’ 11” and 51’ 0” ft and depth 90ft for all (Figure 5).

Figure4:Designatedzoninginthesubjectneighborhood

MKhalil

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UrbanDesignGoalsandObjectivesIn reviewing the City's various Urban Design policies and in consideration of the existing and planned site context, several goals have been formulated as follows:

• With respect to the height of building: The building height will blend with the single detached houses character of the district site neighborhood.

• With respect to uses; provide housing options that accommodate the current low occupancy residential characteristics of the area

• To minimize the impact of the car access to eighth line on the streetscape, the driveways and garage access points will be constructed through Ravineview Way Road.

• To ensure that a convenient and pleasant walkable environment is provided within the site and along its street edges with a high standard of urban design. Walkway on the West side of the Eighth Line can be developed by the Town after acquiring part of the property owned by the developer.

ConceptualDesignPrinciplesandConceptPlan

SiteDesignThe site plan has been configured to achieve the following general outcomes (Figure 5);

• Residential house setbacks along the public streets have been set to create a vibrant public realm edge condition defining the node in a strong urban way.

• Driveway on the corner house to be away from the intersection node • Limit drive way access entry/exit off Eighth Line

ArchitectureCharacteristicsThe new proposed dwells in this concept is scaled to conform to the neighboring residential houses by replicating the architect of the existing dwell as follows;

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• New dwells are covered by warm combination of bricks and stones to formulate a contrasting character with the existing houses

• Frontage would have a double garages doors, wide main door entry with porch and a front yard side window to accommodate the standard of the urban design of the town

• Green features such as low flush toilets and high efficiency HVAC systems will be incorporated at the detailed design stage.

• The site is edged by public sidewalks along its perimeter facilitating convenient access to the transit

Figure5:SitePlan

N 45°34'00" E 29.45

N 5

1°14

'25"

W 1

2.98

N 4

4°25

'55"

W 2

2.18

N 89°26'00" W 10.61

N 4

4°26

'20"

W 2

0.00

NO

.

23

58

EI

GH

TH

LI

NE

R A V I N E V I E W W A Y

LOT AREA: 420.16 SQM (4522.57 SQFT)

A - SITE STATISTICS

PROPOSED PERMITTED

360.00 SQM (3875.01 SQFT) MIN.

LOT FRONTAGE: 13.26 M (43'-6") 12.00 M (39.37 FT) MIN.

FRONT YARD: 5.53 M (18.14FT) 4.50 M (14.76 FT) MIN.

SIDE YARD LEFT: 1.14 M (3.77 FT) 0.60 M (1.96 FT) MIN.

SETBACKS

SIDE YARD RIGHT: 0.60 M (1.96 FT) MIN. 1.17 M (3.85 FT)

REAR YARD: 7.50 M (24.60 FT) MIN. 10.46 M (34.33 FT)

HEIGHT: 10.50 M (34.45 FT)N/A

LOT COVERAGE

LOT COVERAGE: N/A168.53 SQM (1814.03 SQFT) 40.11%

GFA


B - SITE STATISTICS

PROPOSED PERMITTED

360.00 SQM (3875.01 SQFT) MIN.

LOT FRONTAGE: 14.61 M (47'-11 1/4") 12.00 M (39.37 FT) MIN.

FRONT YARD: 6.19 M (20.33 FT) 4.50 M (14.76 FT) MIN.


SETBACKS

SIDE YARD RIGHT: 0.60 M (1.96 FT) MIN.


HEIGHT: 10.50 M (34.45 FT)N/A

LOT COVERAGE


GFA

1.28 M (4.22 FT)

GFA N/A270.95 SQM (2916.52 SQFT)

GFA N/A316.44 SQM (3406.17 SQFT)

FLOOR AREA RATIO: 65% MAX.64.68%


3'-101

4" [1171.90]

18'-1 34" [5529.66] 19

'-0" [

5791

.20]

19'-4

3 4" [5

911.0

0]8'-0" [2438.45]

8'-0" [2438.40]3'-9

14" [1147.86]

4'-21

2" [1285.80]

3'-81

4" [1126.39]4'-33

4" [1312.01]

32'-10 34" [10024.74]

CBA

ADJACENTDWELLING

8'-0" [2438.09]

EXISTINGDWELLING TO BE

DEMOLISHED

EXISTINGDETACHED

GARAGE TO BEDEMOLISHED

EXISTINGDRIVEWAY TO BE

DEMOLISHED

EN

TR

Y

ENTRY

ENTRY

BOX


C - SITE STATISTICS

PROPOSED PERMITTED

405.00 SQM (4359.38 SQFT) MIN.

LOT FRONTAGE: 15.55 M (51'-00 1/4") 13.50 M (44.29 FT) MIN.

FRONT YARD: 5.91 M (19.39 FT) 4.50 M (14.76 FT) MIN.


SETBACKS

SIDE YARD RIGHT: 0.60 M (1.96 FT) MIN. 1.31M (4.30 FT)


HEIGHT: 10.50 M (34.45 FT)N/A

LOT COVERAGE


GFA

GFA: N/A298.13 SQM (3209.10 SQFT)


N 39°26'00" E 6.49

ENTRY

ENTRYENTRY

168.6

8

168.8

1

168.29

168.69

168.6

8

168.7

3 168.9

4

169.

13

168.2

5

168.14

168.1

4

168.2

3

168.7

1

168.2

7

168.4

4

168.4

6

168.7

9

168.8

7

169.2

1

168.9

4

PROPOSED DETACHEDTWO STOREY DWELLING

FFE = 169.71TW = 169.35BS = 166.94

USF = 166.63

18'-8" [5689.60]18'-73

4" [5681.41] 19'-1" [5816.43]

43'-6" [13258.80] 47'-111

4" [14611.59] 51'-01

4" [15548.42]

3'-81 4" [

1121.2

8]

4'-0" [1216.32]

7'-11

2" [2172.38]

27'-11 12" [8524.55]

26'-1 34" [7972.16]34'-4" [10464.89]

29'-10 34" [9113.23]

30'-11" [9425.09]

20'-4

" [61

97.60

]

169.20

169.30169.20169.20

169.17

169.10

168.92169.02

169.11


FFE = 169.42TW = 169.06BS = 166.65

USF = 166.34


FFE = 169.51TW = 169.15BS = 166.74

USF = 166.43

SP

CUSTOM RESIDENCES

SITE PLAN

PRELIMINARY --------------------N

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Figure6:NewDwellElevation(RavineViewWay)

ConclusionThe proposed urban design strategies for the site will ensure a compatible and sensitive development for the subject site generally meeting the policy directions of the Official Plan of the Town of Oakville. The project introduces a type of housing needed as a natural development for the specific area, allowing new residents to enter the housing ownership market. The project design realizes the policy goals and principles set out by the Town of Oakville. It will further assist in creating a more complete and vibrant community experience within this neighborhood. Respectfully Submitted by Stenvro Engineering

9'-0"

9'-

0"

1 3'-

0 2"

1 33

'-1 2

"

U.S. OF CEILING

T.O. SECOND FLOOR

U.S. OF CEILING

T.O. GROUND FLOOR

U.S. OF CEILING

GRADE

U.S. OF CEILING

T.O. BASEMENT SLAB

T.O. GROUND FLOOR

U.S. OF CEILING

U.S. OF CEILING

T.O. SECOND FLOOR

8'-0"

9'-0"

8'-0"

30'-3

3 4"

2'-21 4"

A201

CUSTOM RES. B

N

FRONT ELEVATION

PRELIMINARY

--------------------

U.S. OF CEILING

T.O. BASEMENT SLAB

T.O. GROUND FLOOR

U.S. OF CEILING

U.S. OF CEILING

T.O. SECOND FLOOR

MAX. HEIGHT

8'-0"

9'-0"

8'-0"

30'-8

3 4"

2'-3"

A201

CUSTOM RES. C

N

FRONT ELEVATION

PRELIMINARY

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