Khalsa Gate STREETSCAPE PLAN - Oakville, Ontario planning/da-143032-streetscape… · Streetscape Plan provides an urban design vision to guide future development in this area of

S T R E E T S C A P E P L A N 2 2 9 5 & 2 3 0 7 K H A L S A G A T E

Stateview Homes (Ivory Oak Estates) Inc. Town of Oakville

Prepared By: John G. Williams Limited, Architect

40 Vogell Road, Unit 46 | Richmond Hill, On L4B 3N6 | (905) 780-0500

File No.: W-1856Date: November 21, 2014

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K H A L S A G A T ES T R E E T S C A P E P L A N

J o h n G . W i l l i a m s L i m i t e d , A r c h i t e c t

T o w n o f O a k v i l l e

S t a t e v i e w H o m e s

TABLE OF CONTENTS

1.0 INTRODUCTION ........................................................................................ 1

2.0 LOCATION AND SITE CONTEXT ........................................................... 2

3.0 CONCEPT PLAN ......................................................................................... 3

4.0 KHALSA GATE STREETSCAPE ............................................................... 4

4.1 Private Realm - Built Form ....................................................... 5

4.2 Public Realm - Khalsa Gate Right-of-Way ........................... 6

5.0 CONCLUSION ............................................................................................. 9

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1.0 INTRODUCTION

John G. Williams Limited, Architect has been retained by Stateview Homes (Ivory Oak Estates) Inc. to prepare a Streetscape Plan for their proposed redevelopment of 2 existing residential properties located at 2295 & 2307 Khalsa Gate as well as a surplus portion of the existing Khalsa Gate road allowance. Stateview Homes is seeking approval of 22 condominium townhouses on the subject lands.

The Town of Oakville has requested that a Streetscape Plan be prepared as a companion document to the applications for Offi cial Plan Amendment, Zoning By-law Amendment and Draft Plan of Subdivision to permit medium density residential uses for the subject lands. It should be read in conjunction with the Urban Design Brief for the subject lands (prepared by John G. Williams Limited, Architect) and the Old Bronte/Khalsa Gate Streetscape Plan (Council endorsed March 2012). The Old Bronte/Khalsa Gate Streetscape Plan provides an urban design vision to guide future development in this area of Palermo Village. The subject lands lie just outside of the Palermo Village boundary but are within the southernmost portion of the Khalsa Gate streetscape, south of The Promenade.

The purpose of this Streetscape Plan is to:

• Ensure the portion of the Khalsa Gate streetscape that abuts the subject lands will refl ect local context, promote a pedestrian-oriented environment that is safe, attractive and accessible and provide cohesion between the public and private realms.

• Demonstrate how the proposed development will interface with Khalsa Gate and become a logical and appropriate component of a ‘complete street’, as envisioned by the Old Bronte/Khalsa Gate Streetscape Plan.

Location of Subject Lands within the Town of Oakville

BRONTE ROAD

WESTOAK TRAILS BOULEVARD

KHALSA GATE

DUNDAS STR

EET WEST

UPPER

MID

DLE R

OAD WES

T

SUBJECT LANDS

PALERMO VILLAGE

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2.0 LOCATION AND SITE CONTEXT

The subject lands are municipally known as 2295 & 2307 Khalsa Gate and legally known as Part of Lot 30 and Part of Original Road Allowance Between Lots 30 & 31, Concession 1, S.D.S., Town of Oakville, Regional Municipality of Halton. The site occupies 0.51ha (1.27 Ac) east of Bronte Road and south of the Trans Canada Pipe Line at the south end of Khalsa Gate where it terminates in a cul-de-sac. The subject lands have approximately 90m frontage on the east side of Khalsa Gate.

To the north of the site is an existing single detached dwelling on a large lot, approximately 0.25ha (0.6ac) in size, that may be subject to residential redevelopment, but will remain for the forseeable future. To the east are recently constructed condominium townhouses that have rear yards facing the site. To the south is a single-loaded private road and turning circle with recently constructed condominium townhouses facing the site. To the west of the site is a narrow, undeveloped parcel of land situated between Khalsa Gate and Bronte Road that lie within the Palermo Village Secondary Plan Area. Further west are recently constructed single detached dwellings with reverse frontage on Bronte Road.

The site is located just outside of the southern boundary of Palermo Village and will ultimately form part of the complete Old Bronte Road / Khalsa Gate Streetscape envisioned for this area of Oakville. The subject site forms the south portion of an important streetscape and will be easily seen from Bronte Road.

Utilities that are currently within the surplus portion of the road allowance to be acquired by the developer, including gas lines, overhead hydro lines, Bell and Cogeco communications cabling, will need to be relocated into the ultimate Khalsa Gate right-of-way to facilitate the development. Temporary blanket easements in favour of the region and the utlility companies have or will be provided over the surplus portion of the Khalsa Gate road allowance. Stateview will be relocating these utilities out of the surplus parcels and into the ultimate road allowance.

SITESSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIITTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEBRONTE ROAD

KHALSA GATE

OD DRIVE

TRANS-C

ANAD

Subject Property and Neighbouring Conditions with Proposed Development Plan Superimposed

onto Aerial Photo

Site

View to Site From Bronte Road (looking northeast)

Site

View to Site From Bronte Road (looking southeast)

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3.0 CONCEPT PLAN

The proposal consists of four townhouse blocks containing 22 residential units organized around a crescent shaped private road with two vehicular access points from the east side of Khalsa Gate.

This Streetscape Plan is only concerned with the elements that occur within the Khalsa Gate streetscape as indicated on the proposed Development Plan.

Portion of Proposed Development Subject to the Streetscape Plan

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4.0 KHALSA GATE STREETSCAPE

The Khalsa Gate Streetscape will involve the combination of built form and landscape elements that will occur within the private realm together with boulevard trees, lighting, sidewalks, bike lanes and vehicular travel lanes that occur within the public realm. The subject lands are located south of The Promenade, a character area identifi ed within the Old Bronte/Khalsa Gate Streetscape Plan. The following is an excerpt of applicable urban design objectives from the Old Bronte/Khalsa Gate Streetscape Plan that are intended to apply to character areas:

• Create a high quality, comfortable and memorable place with a strong character and sense of identity to reinforce the character of the area.

• Create a balanced street layout that is functional, comfortable and safe for all diff erent modes of transport: motor vehicles, pedestrians and cyclists.

• Provide a safe, attractive and high quality pedestrian and cyclist environment.

• Improve built form character along the street to create a strong relationship between buildings and the street.

• Develop a unifi ed and attractive streetscape with a consistent approach to street furniture, paving, planting, lighting, signage, and other amenities.

• Locate parking and servicing away from the public realm.

Although the subject lands are not identifi ed as being within one of the three character areas, eff orts have been made to ensure the each of these urban design objectives for the Khalsa Gate streetscape is incorporated in the design of the site. This is demonstrated on the following pages.

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Proposed Front Elevations Facing Khalsa Gate (prepared for Stateview Homes by Jardin Design Group)

Proposed Corner Flankage Elevation

Kh

alsa

Gat

e

Pri

vate

Lan

e

4.1 Private Realm - Built Form

• Built form within the Khalsa Gate streetscape will consist of 2 townhouse blocks containing a combined total of 10 units, designed to create a well-balanced, human scale massing, appropriate to its location.

• The townhouse blocks will be designed as 3-storey dual frontage townhomes, with their active front facades and main entrances facing Khalsa Gate and their garages and rear facades facing the private lane.

• Corner units shall provide a level of articulation and detail on the fl ankage wall face that is similar to the front facade.

• Buildings will be setback 3.0m from the front property line and sited with their front facades parallel to the street to create a defi ned street edge and promote an attractive, pedestrian-friendly streetscape.

• A walkway connecting the front entrance directly to the municipal sidewalk shall be provided.

• Pedestrian related elements such as porches, main entrances, ample fenestration and direct sidewalk connections will foster architectural interest and add to the human connectivity between the building and the street.

• The proposed facades create a legible architectural theme utilizing upscale, heritage-inspired precedents will in turn create an attractive streetscape that provides appropriate visual interest.

• A variety of high quality, durable, low-maintenance building materials will be utilized to express a high quality character. Main wall cladding materials shall

be primarily brick with stone and precast accents.

• Materials and colours for all buildings within the site shall be coordinated to foster a cohesive and distinct identity. Colours should be selected to support the architectural character of the building.

• A permanent Regional easement occurs within the front yards of the townhouses facing Khalsa Gate at the street line. This area will be sodded. Private front yard landscape treatments will be provided to contribute to a pleasing pedestrian scale for the Khalsa Gate streetscape. This will include ornamental planting beds in front yards between the building and the easment that are complementary to the architectural elements of the buildings.

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4.2 Public Realm - Khalsa Gate Right-of-Way

Streetscape elements that will occur within the public realm can be classifi ed as boulevard treatments and roadway treatments. These are combined with the proposed built form along the Khalsa Gate street frontage to defi ne the extents of the public and private realm and will demonstrate continuity of design and materials.

Khalsa Gate terminates in a cul-de-sac bulb adjacent to the subject lands. To the north of the bulb, Khalsa Gate incorporates a 27.5m right-of-way comprised of the following functional components as shown on the Conceptual Cross-Section for this portion of Khalsa Gate:

• Roadway - two 3.5m vehicular travel lanes.

• On-Street Parking - one 2.25m lay-by parking space located on the east side of the street in front of the lane townhouses.

• Bike Lanes - two 1.75m bike lanes, located adjacent to the outside of the vehicular travel lanes, will be demarcated with painted lines on the roadway.

• Landscaped Boulevard - the boulevard on the east side of the street in front of the proposed townhouses will consist of a 2.38m tree lane to accommodate street trees and streetlighting, a 2.5m wide sidewalk (with private walkways linking the front entrances of the dwelling units to the sidewalk) and a 1.0m sodded boulevard.

• Sidewalks - two 2.5m wide sidewalks located on either side of Khalsa Gate.

A minimum 3.0m building setback will be provided for the subject lands in this area to ensure that built form appropriately addresses the street. Porches, stairs and bays may encroach into this front setback. A 1.6m permanent regional sewer easement will be established on private property adjacent to the street line. No building elements or trees will be permitted in this area. This will require front yard landscaping treatments to be located close to the building and consist of planter beds and foundation planting. Within the regional easement, sodding will be provided.

The Khalsa Gate right-of-way immediately adjacent to the subject lands will ulimately be reconstructed by the Town of Oakville.

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Masonry Entry Features

Potential Pedestrian Connection to Bronte

Road

Potential Pedestrian and Cyclist Connec-tion to Bronte Road

Connection to Palermo Village and

Bronte Road

Landscape Planter Beds

Conceptual Plan Showing Treatment of Public Realm for Khalsa Gate in Vicinity of Subject Lands

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Conceptual Cross-Section Showing Treatment of Public Realm for Khalsa Gate in Vicinity of Subject Lands

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5.0 CONCLUSION

This Streetscape Plan has demonstrated that the proposed development concept urban design strategies for the subject lands site will ensure that the portion of the Khalsa Gate streetscape that abuts the subject lands will refl ect local context, promote a pedestrian-oriented environment that is safe, attractive and accessible and provide cohesion between the public and private realms. The proposed development will appropriately interface with Khalsa Gate and become a logical and appropriate component of a complete street, as envisioned by Old Bronte/Khalsa Gate Streetscape Plan.

Documents

Khalsa Gate STREETSCAPE PLAN - Oakville, Ontario planning/da-143032-streetscape… · Streetscape Plan provides an urban design vision to guide future development in this area of