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150 Randall Street, 125 Navy Street and 143 Church Street URBAN DESIGN BRIEF February 2020
150 Randall Street, 125 Navy Street and 143 Church Street
URBAN DESIGN BRIEF
February 2020
TABLE OF CONTENTS
1.0 Introduction V
2.0 Design Vision, Guiding Principles and Objectives 1
2.1 Design Vision 2
2.2 Guiding Principles and Objectives 2
3.0 Context Analysis 3
4.0 Policy Context 6
4.1 Livable Oakville Plan 7
4.1.1 Mission Statement and Guiding Principles 7
4.1.2 Cultural Heritage 7
4.1.3 Urban Design 8
4.1.4 Built Form 10
4.1.5 Urban Core 11
4.1.6 Downtown Oakville 13
4.2 Livable by Design Manual 15
4.2.1 Complete Streets 16
4.2.2 Built Form 17
4.3 Downtown Transportation & Streetscape Study 19
4.4 Downtown Oakville Heritage Conservation District Plan and Guidelines 20
4.4.1 Infill Development & New Freestanding Construction 20
5.0 Development Plan 22
6.0 Detailed Design Direction 24
6.1 Site Design 25
6.2 Built Form 26
6.3 Sun and Shadow Study 29
6.4 Sustainability Features 29
7.0 Conclusion 30
1.0 INTRODUCTION
150 Randall Street, 125 Navy Street, 143 Church Street Urban Design Brief
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This urban design brief has been prepared by Brook McIlroy on behalf of Randall Development Inc to illustrate and contextualize the development of a 12-storey mixed-use building (the “Proposed Development”) in the Town of Oakville located at 150 Randall Street, 125 Navy Street and 143 Church Street (the “Subject Site”).
This brief is prepared in accordance with the Town of Oakville’s development application guidelines, to be used by Town staff to assess the Proposed Development’s overall design in relation to its local setting.
Along with the numerous renderings, plans, reports and drawings prepared to conceptualize the 150 Randall corner development, the contents of the brief correspond to and support the Planning Justification Report.
The objectives of this Urban Design Brief are to:
• Evaluate the design concept and how the proposal corresponds to the surrounding social and physical context, as well as the policy context and urban design directions;
• Establish the design strategy and principles of the Proposed Development;
• Demonstrate the compatibility of the Proposed Development to the Downtown’s existing form and experience;
• Describe the Proposed Development’s features in correspondence to local policies and principles outlined in the Town of Oakville’s Official Plan, Heritage Conservation District Plan and Guidelines, Downtown Transportation & Streetscape Study and Livable by Design Urban Design Manual.
2.0 Design Vision, Guiding Principles and Objectives
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2.1 Design Vision
According to Schedule A1 of the Livable Oakville Official Plan (LOP), the Subject Site is located centrally within the ‘Downtown Oakville Growth Area’. Near to Sixteen Mile Creek, and directly bordering the Downtown Heritage Conservation District, the site sits in ideal proximity to numerous modern and historic attractions, community cultural hubs, natural heritage areas, commercial destinations, services and amenities. This vibrant part of town is ideal for redevelopment. It supports Oakville’s goals and desires to achieve targets for sustainability and livability.
The mixed-use area allows for creativity in building design and function. The proposed mid-rise structure includes commercial space at grade and on the second storey to reinforce the character of local businesses within the area. The ground storey commercial spaces serve to activate the frontages along Randall Street, Navy Street, and Church Street. Above the second storey is a diverse mix of residential units allowing for a range of occupants. Future residents and commercial space users will be able to leverage the area’s walkability and accessibility.
The design vision reflects the significance of this corner site as a gateway to Downtown Oakville, and a visibly attractive addition to Navy Street’s aesthetic as an emerging cultural hub. This compact infill development will accommodate intensification for the Downtown Growth Area, while enhancing the area’s desirability for both residents and visitors.
2.2 Guiding Principles and Objectives
• Complete communities and complete streets – contribute to dynamic and distinct features of the Heritage and Downtown districts.
• Respond to proximity to Heritage Conservation District with appropriate building materials and design features.
• High quality architectural and landscape design that will respect the scale and character of Downtown Oakville with human-scaled building design composition.
• Correspond to the area’s fine-grained elements through compatible built form.
• Contribute to the public realm on Randall Street and Navy Street. Enhance public-private interface with commercial presence and floor to ceiling windows. Facilitate street activity and active transportation with façades oriented to the street and public spaces
• Sustainability - High walkability index, incorporate pedestrian-oriented design.
• Contribute to the Town’s urban tree canopy cover
3.0 CONTEXT ANALYSIS
150 Randall Street, 125 Navy Street, 143 Church Street Urban Design Brief
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The Proposed Development serves as a gateway landmark at the corner of Randall Street and Navy Street. This junction serves as a primary entrance to Downtown Oakville and the Heritage Conservation District’s edge.
Directly north of the Subject Site at 155 Navy Street is a 12-storey apartment building. A 2-storey commercial plaza is also located north of the Subject Site at 151 Randal Street respectively. Further north and northeast is Sixteen Mile Creek, which hosts outdoor recreation opportunities such as the nearby Burloak Canoe Club, Navy Flats Park, Oakville Power Boat Club and Marina and creek-side trails. Southwest, and just across Navy Street from the Subject Site, are Oakville’s Centre for the Performing Arts, Public Library Central Branch, Centennial Pool and Oakville Galleries.
Lake Ontario’s shoreline, Lakeside Park and Oakville Museum, Lawn Bowling Club and Sailing Squadron are a mere 700m southwest from the development’s site. This nature-culture nexus is also well-connected to Lakeshore Road’s commercial center, Kerr Village and within walking distance to Child and Youth Services, Trafalgar Park Community Centre and Arena, fitness clubs, health services and amenities.
Beyond pedestrian accessibility, the Subject Site is also serviced by the municipal transit network. The nearest Oakville Transit bus stops are located on either side of the proposed building; on the north side of Randall Street at Navy Street, and the south side of Church Street at Navy Street. The Oakville GO Station is approximately 11 minutes by Oakville Transit 14/14A Bus or an 8-minute drive from the Subject Site.
Figure 3.1 Downtown Oakville Cultural Hub Context
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Cycling infrastructure is set to increase in the Town of Oakville, according to Oakville’s Livable by Design Manual (LBDM), to facilitate active transportation in the Downtown Core. Routes along Church Street, Randall Street and nearby Robinson Street were identified as improvement areas for on-road bicycle lanes by the Downtown Transportation & Streetscape Study (2015). These combined transportation networks connect the Subject Site to its direct locale, surrounding Oakville neighbourhoods and regions linked by GO, offering sustainable options for residents and visitors.
The surrounding grid block pattern was established during the original European port settlement of Oakville in the 1830s, a surviving pattern that characterizes the lot fabric of the Downtown Heritage Conservation District. The grid blocks only vary when Navy Street becomes Water Street northwest of Randall Street, to curve along and within the bend of Sixteen Mile Creek before reconnecting at the end of Robinson Street, parallel to Lakeshore Road.
The area surrounding the site is characterized by varied land uses. Nearby blocks contain low-rise mixed residential and commercial buildings, surface parking areas, and mid-rise residential apartment buildings.
A 12-storey building sits adjacent to the site in the designated Urban Core. Other residential buildings consist of low-rise complexes or second and third floor apartments above retail spaces on primary and secondary roads. There are currently three low-rise office and retail buildings on the Subject Site, which will be demolished to accommodate the Proposed Development. The site backs on to a 4- storey condominium building that is in construction on Randall Street at Thomas Street, and three designated heritage buildings are at 130, 134 and 136 Thomas Street.
The shape, design and construction of these buildings have been considered in the urban design process of the Proposed Development, which calculates synergy with the new condominium, and aims to respect the historic Oakville Vernacular Style façade on the heritage building.
Figure 3.2 The Subject Site existing lot frontage on Randall Street, Navy
Street and Church Street.
4.0 POLICY CONTEXT
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4.1 Livable Oakville Plan (LOP)
The Proposed Development applies compact built form and urban design principles that are compatible to the mixed-use area designated as ‘Growth Area’ per Schedule AI by the LOP. The intent of the guiding principles set out by the LOP are strictly carried forward in this development application, with particular attention paid to priorities described throughout additional living policies, including the Heritage Conservation District Plan and Guidelines.
4.1.1 Mission Statement and Guiding Principles
The Town’s Mission Statement contained in 2.1 of the LOP speaks volumes to the type of development Oakville aspires to attract. The Proposed Development aligns with the assertion that “environmental sustainability, cultural vibrancy, economic prosperity and social well-being are incorporated into growth and development decisions,” specifically through the guiding principle of 2.2.1 b) direct the majority of growth to identified locations where higher density, transit and pedestrian oriented development can be accommodated. As it was described in the Context Analysis, the Subject Site is accessible by multi-modal choices and convenient connections are embedded within an existing circulation network.
4.1.2 Cultural Heritage
The Town of Oakville’s Downtown Heritage
Conservation District is a unique and important
feature of its downtown core. The LOP supports the
maintenance and conservation of this district by
encouraging careful consideration in its policies for
development processes under Section 5.3.
5.3.4 The character of Heritage Conservation District
shall be preserved, maintained and enhanced through
the careful consideration of plans for change within the
district.
5.3.5 The Town should require a heritage impact
assessment where development or redevelopment is
proposed:
a) on, adjacent to, or in the immediate vicinity of, an
individually designated heritage property;
b) within, adjacent to, or in the immediate vicinity of, the
boundaries of a Heritage Conservation District
The Subject Site is directly adjacent to the boundaries
of the Downtown Heritage Conservation District. The
policies are considered in the built form strategy that
incorporates building materials, such as brick façades,
in the building’s design. The Proposed Development
responds to the scale and materiality of the local
context to celebrate Oakville’s cultural resources, and
will add to the lively, appealing and historic attributes
of the Downtown Core, Cultural Hub, and Heritage
Conservation District. The developers anticipate a
heritage impact assessment for the Subject Site,
considering its location on the Heritage Conservation
District’s border.
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The proposed setbacks allow for well-suited entrance locations and adjacencies to sidewalks on Randall, Navy and Church Streets, which offer attractive, barrier-free transitions between open spaces, the streetscapes and the enclosure created by at-grade commercial spaces. The building’s driveways are limited at 6.0m and 3.5m in width, and are positioned in the rear-most corners away from the prominent gateway corner at Randall and Navy Streets, promoting visibility and safety. The articulated boulevard created by unique sidewalk design and building setback from Navy Street, as well as additions to the Town’s urban tree canopy cover, define the human-scaled attributes of the main frontage at grade.
Architectural features and diverse urban form contribute to an aesthetically appeasing built form for the Subject Site’s surrounding context. The inclusion of distinctive façade elements combined with assorted yet uniform balcony design compliments the building’s massing and defined stepbacks. The building’s base is consistent with and reinforces the overall appearance of the streets’ horizontal proportions, while its elements are contrasted by their colour and brick materials. Building stepbacks and articulated base reduce perceptions of height and scale, and aid to minimize privacy and shadow impacts on the surrouding area.
The neighbourhood will benefit from the Proposed Development’s residential intensification, business opportunities and attractive architecture. It will deliver mid-rise infill of residential units, office and commercial spaces while providing seamless access to surrounding public natural and cultural spaces for residents and guests of the Town of Oakville.
4.1.3 Urban DesignThe Town’s urban design objectives detailed in LOP Section 6.1.1 are met by the high standard of architectural quality and urban design of the Proposed Development, crafted to contribute to the Cultural Hub’s vibrancy, stimulate the urban setting with increased density and define the Downtown’s livability. The site’s design accounts for:
a) diversity, comfort, safety and compatibility with the existing community;
b) attractive, barrier-free, and safe public spaces, such as streetscapes, gateways, vistas and open spaces;
c) innovative and diverse urban form and excellence in architectural design; and
d) the creation of distinctive places and locales, including Midtown Oakville, the other Growth Areas and high-profile locations such as gateways to the Town.
The Proposed Development promotes diversity by including a mix of unit types to attract a range of residents, workers and visitors to the Site. Comfort and safety are affirmed by including floor-to-floor glazing at grade to promote views between the public and private realm. Passive views to the surrounding public realm are promoted by generous glazing and balconies on the floors above grade. Compatibility is reinforced by providing additional residential units and an active grade condition which includes commercial uses and a residential lobby area.
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Figure 4.1 Architectural rendering of the Proposed Development.
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This addition to the Cultural Hub will encourage commercial vitality as a business destination. As one of the western gateways into the Downtown Core, the Proposed Development’s visual attractiveness, welcoming and safe streetscape, and establishment as a distinctive landmark will be a key contribution to the community’s sense of identity.
4.1.4 Built Form
Applicable policies regarding built form are outlined in Section 6.9 of the LOP, whereby:
6.9.1 Buildings should be designed to create a sense of identity through massing, form, placement, orientation, scale, architectural features, landscaping and signage.
6.9.2 Building design and placement should be compatible with the existing and planned surrounding context and undertaken in a creative and innovative manner.
6.9.3 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.
6.9.4 In Growth Areas and along intensification corridors, buildings should incorporate distinctive architecture, contribute to a sense of identity and be positioned on and oriented towards the street frontage(s) to provide interest and comfort at ground level for pedestrians.
6.9.5 Buildings should present active and visually permeable façades to all adjacent streets, urban squares, and amenity spaces through the use of windows, entry features, and human-scaled elements.
6.9.6 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.
6.9.7 Development should be designed with variation in building mass, façade treatment and articulation to avoid sameness.
6.9.8 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.
6.9.9 New development shall ensure that proposed building heights and form are compatible with adjacent existing 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.
6.9.11 Where appropriate, the first storey of a building shall have a greater floor to ceiling height to accommodate a range of non-residential uses.
6.9.12 New development should be fully accessible by incorporating universal design principles to ensure barrier-free pedestrian circulation.
The Proposed Development consists of a 12-storey building with commercial space on the ground floor, office spaces on the second floor, and residential units throughout the remaining 9 floors above. The building includes a total of 144 residential units, 5 commercial spaces on the ground floor, and two office spaces on the second floor.
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Figure 4.2 Rendering of distinct architectural features and building
components.
The site also contains 3 storeys of underground parking, designed to provide a total of 281 parking spaces in the underground garage. Further details are provided in the design brief sections below.
The distinct architecture is designed appropriately to the corner lot, its proximity to the Cultural Hub, and its gateway character for the Downtown at Randall Street. The building’s unique composition is broken up by differences in façade materials, which has a moderating effect on its vertical and horizontal rhythms. Its massing, form, placement, orientation, scale and landscaping are suited to the emerging aesthetic in the area and achieves compatibility in transitions to the streetscape with façade treatments wrapping each frontage along Randall, Church and Navy Streets. The ground floor of the building features floor to ceiling windows, with greater floor to ceiling height than subsequent floors, to generate ease of accessibility and circulation between private and public realms.
4.1.5 Urban Core
The Subject Site is located within the Urban Core designation, which is an area defined by the LOP for focused urban development in the provision of retail, commercial, office and residential mixed-uses. The following policies apply the context of this Proposed Development:
12.5 Development should be oriented to the street and shall contribute to a high-quality pedestrian oriented and transit-supportive environment.
12.5.1 Permitted Uses
a) A wide range of retail and service commercial uses, including restaurants, commercial schools, offices and residential uses may be permitted in the Urban Core designation. Retail and service commercial uses shall be provided on the ground floor of mixed-use buildings that directly front a public street. These uses may also extend to other floors. Entertainment facilities and hotels may also be permitted. Office uses and ancillary residential uses may be provided on the ground floor and above the ground floor.
12.5.2 Building Heights
a) Buildings within the Urban Core designation shall be a minimum of eight storeys in height and a maximum of 12 storeys in height.
12.5.3 Parking
a) Underground and/or structured parking shall be encouraged.
b) Surface parking should not be permitted between buildings and the adjoining streets.
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The Proposed Development offers a balanced mix of residential, commercial and office uses. The commercial uses are located on the ground floor of this mixed-use building, and fronts directly onto Randall, Navy and Church Streets. Office space is provided on the 2nd floor above ground. The entrance to the office lobby is next to the residential lobby on Navy Street.
The Proposed Development meets the intent of the land use designation with regards to height, underground parking, setbacks and stepbacks, transitions to streetscape, architectural features, and compatibility to the surrounding context.
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Figure 4.3 The Subject Site’s Urban Core policy context.
The site’s proposed mid-rise building reaches but does not exceed the maximum height at 12 storeys. As a Growth Area and intensification site, the parking garage will accommodate a higher density of residential and visitor parking, with three levels of underground parking provided.
With the Town of Oakville’s population increase projected to 255,000 by 2031 (as mentioned in the LOP), the demand for centralized housing and accessible transit networks, in conjunction with the needs to access natural and recreational settings, will continue to expand. The Proposed Development will animate the corner of Randall Street and Navy Street while providing necessary additions to the housing stock. This form of intensification is consistent with the overall objectives and policies of the LOP.
Figure 4.4 Ground-floor architectural drawing of commercial,
residential and driveway allocations.
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4.1.6 Downtown Oakville
The Subject Site is located in the Downtown Oakville Growth Area and is subject to LOP policies directed for Downtown Oakville. Achieving high quality urban design through quality streetscapes, attractive public realm, provision of mixed-use development and enhancing cultural heritage resources. The vibrancy of the area is supported and maintained by specific urban design policies:
25.5.1 General
a) Development and public realm improvements, including the streetscape, shall be designed and evaluated in accordance with:
i) the urban design direction provided by the Livable by Design Manual; and,
ii) other Council-endorsed policies and documents relevant to Downtown Oakville, such as the Downtown Oakville Heritage Conservation District Plan, the Downtown Transportation and Streetscape Plan, the Downtown Cultural Hub Study, and the Oakville Harbours Master Plan.
25.5.3 Streetscapes
a) Enhanced streetscape treatments and pedestrian-oriented amenities shall be provided on the primary and secondary streets identified on Schedule Q2.
i) Wider sidewalks and additional street furniture and landscaping shall be provided.
ii) Gathering spaces and public art shall be encouraged.
c) Buildings along secondary streets, as identified on Schedule Q2, should:
i) incorporate a high degree of transparency on the ground floor;
ii) provide building openings and principal entrances facing the street; and,
iii) contain commercial, community, cultural or limited office uses adjacent to the street which support main street district, and may also contain residential uses on the ground floor.
25.5.4 Gateways
a) Through public actions and the development process, gateway treatments shall be provided in Downtown Oakville.
b) Gateways are identified on Schedule Q2 and indicate locations that are visually prominent entry points into Downtown Oakville. These locations shall provide gateway treatments which may include well designed built form or structures, distinctive streetscape treatments, landscaping, and/or public art.
25.5.6 Built Form
c) Buildings greater than four storeys in height should be stepped back above the fourth storey where they front Church Street and/or Randall Street.
150 Randall Street, 125 Navy Street, 143 Church Street Urban Design Brief
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Figure 4.5 Downtown Cultural Hub streetscape is connected by
primary and secondary roads, bike lanes and pedestrian boulevards.
(DTS, 2015)
The proposed building improves the public realm, streetscape, and site context. It is consistent with other Council-endorsed policies and documents relevant to Downtown Oakville. The proposal demonstrates the aim to enhance the area’s streetscape and pedestrian experience on the secondary streets of Randall, Church and Navy, by incorporating a high degree of transparency on the ground floor with floor to ceiling windows, accessible frontage, principle entrances facing the streets and containing commercial and office uses. Entrances to commercial spaces are positioned facing secondary streets to allow for seamless transition to the streetscape.
The site is not directly recognized as a gateway location in the LOP, however it is situated at the first intersection after the Randall Street bridge heading east into Downtown, is north-west-facing, and is prominently gating the entrance to Downtown Oakville’s Cultural Hub. Above the 4th storey, the building will be stepped back where they front Church, Navy and Randall Streets. The 5th to 12th storeys contain residential units that will be fitted with outdoor balconies, in order to enhance livability and interface between public and private realm. The attractive, energetic design and landscaping of the Proposed Development will add to the lively, appealing, and historic attributes of the Downtown Core, Cultural Hub, and Heritage Conservation District.
Downtown Transportation & Streetscape Study 23
3.2.3/ Navy Street (20.1m right-of-way)
With the redevelopment of the Centennial Square site, Navy Street will transform into a prominent street in the downtown. The redevelopment scenarios under consideration by the Downtown Cultural Hub Study incorporate a public open space fronting Navy and envision the street as an extension of Centennial Square. Navy Street is designed to be a physical extension of the Centennial Square site both on a day-to-day basis and during special events.
Parking is eliminated in favour of wide boulevards with potential for a double, staggered row of street trees. This allows for events and programming to occur on the street without having to close it down. When the street is closed for an event, however, it should be experienced as a natural extension of the adjacent square. It should be paved in a similar material and include similar xtures and nishes to read as one place.
As recommended in the Transportation Study, a signalized pedestrian crossing on Navy Street at Church Street creates a safe pedestrian crossing that links the Centennial Square site to downtown.
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Plan view of Navy Street as a �exible street
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4.2 Livable by Design Manual (LBDM)
The Town of Oakville’s Livable by Design Manual provides fundamental and thorough design guidelines in support of the Town’s development objectives. The Town reviews development proposals in the context of the LBDM, to ensure a consistent and high level of quality planning approvals. It outlines a set of principles by which future development must conform. These guidelines are useful to directing proposal designs and develops a level of expectation to work within. The defining six principles are as follows:
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
Legacy – preserving built heritage, cultural and natural resources
Creativity – inspiring creativity and innovation
These principles are integrated into the site design, with a landmark building contributing to the sense of a distinct identity. The building will integrate well within the surrounding community context and provide connectivity with a mid-block connection between Randall Street and Church Street. It transitions between modern and heritage cultural contexts in the area.
The Proposed Development is designed in accordance with these guiding principles with a high degree of consideration for the local context, past and existing land uses, natural heritage features, recreation opportunities, cultural presence and business or commercial ventures. It is easily navigable, accessible and establishes a prominent destination for public interaction. It is widely connected to community amenities, transit networks and outdoor recreation. The site will encourage a sense of identity in its placemaking as a gateway community, cultural hub, and active corner for pedestrians, cyclists, shoppers, recreationalists, residents and visitors.
The proposed massing, height, rhythm, street presence and materials are compatible to the surrounding area and will integrate well with the Town of Oakville’s initiatives to intensify the Urban Core. The functionality of the site has a high potential and is suitable to the mixed-use features proposed. The development will assist in establishing Randall Street and Navy Street as ‘complete streets’, by enhancing the connectivity of transit circulation relative to population density. Activating the streets, the development will promote active transportation, civic interactions, social engagement and improved accessibility. As a result, objectives for sustainable urban form will be met through compact development, greater walkability and transit use, intensification, greater use of existing infrastructure and access to and conservation of natural areas.
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The Town of Oakville’s built heritage, cultural and natural resources will be emphasized by the presence of the Proposed Development. Future tenants will enjoy vistas of Sixteen Mile Creek and Lake Ontario from their windows and balconies, and visitors may be inspired to learn from the adjacent Heritage Conservation District or engage with the Cultural Hub’s resources. The Town’s legacy will endure through the development’s building materials, such as its brick façades. The building’s creative design is compatible to both old and new elements of the Downtown Core, and responds to the scale and materiality of the local environment to celebrate Oakville’s cultural and natural assets for future generations.
4.2.1 Complete Streets
Section 2.1 of the LBDM outlines design attributes that contribute to developing complete and functional streets in the Town of Oakville. The Proposed Development takes each attribute into consideration, as has been previously described in this urban design brief. The highlighted attributes are as follows:
a) multi-modal
c) prioritize pedestrian and cyclist use and comfort
d) barrier-free
e) safe
f) ecologically sustainable
g) spaces for public life
i) memorable
Downtown Transportation & Streetscape Study38
3.9/ CyclingDedicated bicycle infrastructure that is well-marked provides safety and predictability for all users of the road
Dedicated bicycle infrastructure that is well-marked provides safety and predictability for all road users. A series of dedicated and shared bike facilities are recommended for downtown Oakville to provide options for active transportation users.
Buffered bike lanes on Church Street and Robinson Street, connected to Lakeshore via Navy Street and Allan Street, will provide two high-quality east-west cycling route options through the downtown. Buffered bike lanes reduce the risk of ‘dooring’ as they provide a dedicated buffer between cyclists and parked cars. These lanes should be marked with brightly coloured paint, signage, and be buffered from the live lane of trafc or parking with a painted buffer. Flexible bollards can be installed in the buffer to provide physical separation where it is adjacent to trafc.
Sharrows on Lakeshore Road will provide convenient access to shops and restaurants as a direct route through downtown.
In addition to bike lanes, bicycle parking should be considered in all areas of the downtown. Bike rings should be installed on all streets in the tree and furnishing zone. Large bike corrals should be installed in summertime in on-street parking
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As a rst phase, Robinson Street can accommodate a bike lane, two travel lanes and on-street parking inside of existing curblines. This change should be implemented immediately to provide a dedicated east-west cycling route across downtown. Efforts should be made to connect the Robinson cycling facility on both ends to provide active transportation continuity. Refer to the Transportation Study for additional detail.
ACTION ITEMS:
• implement bike lanes on Robinson Street within existing curblines immediately
• create sharrows on Lakeshore Road• create buffered bike lanes on Church
and Robinson streets, and north-south connections on Navy and Allan streets
• connect downtown bike facilities to broader town and regional active transportation networks to encourage cyclists
• update Active Transportation Master Plan to reect ndings of this study
Dedicated buffered bike lanes on Church & Robinson Streets and sharrows on Lakeshore Road provide options for cyclists in the downtown. The ATMP will like downtown’s cycling network to the
broader town network via Randall, Lakeshore, Trafalgar and Allan, as shown.
The Proposed Development introduces a mixed-use mid-rise building that prioritizes a high-quality building interface zone and pedestrian path zone. The design encourages pedestrian traffic through safe, barrier-free and aesthetically appealing orientation and features. Entranceways are street-facing, ample bicycle parking is made available, sidewalks are wide and will be decorated with tree plantings and furnishings. It will create a smooth transition between the building and its adjacent amenities and attractions, such as the Oakville’s Centre for the Performing Arts, Public Library Central Branch, Centennial Pool and Oakville Galleries.
Figure 4.6 The Town of Oakville’s cycling network supports the
functional and safety components of its complete streets. (DTS, 2015)
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4.2.2 Built Form
Building design has been chosen to incorporate the LBDM’s direction for architectural style and successful built form outlined in Section 3.0:
• 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 areafacilitates 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
• minimizes impacts of parking facilities and site service areas
Transitions to Adjacent Surroundings
The proposed building’s entranceways will be accentuated through landscaping, architectural treatments and canopies to provide ease of transition to adjacent surroundings. Building setback of 3.02m along Navy Street will create a pedestrian boulevard, where tree plantings, bicycle parking, and distinct pavements will encourage transitions to the public realm. Building stepbacks reduce appearance of bulk and enhance sunlight access for adjacent surroundings. The corner at Randall Street and Navy will be enhanced to distinguish its placement as a Downtown gateway, Heritage Conservation District and Cultural Hub landmark and nexus. The pedestrian scale is made consistent by horizontal datum and architectural features at grade and along the façades. The proposed building fits contextually and functionally, to support the renewal and revival of this culturally and ecologically significant site.
Ground Floor Treatment
To enhance the building façade along Randall, Church and Navy Streets, the building design has incorporated floor to ceiling windows at 75% glazing, and a heightened first-storey floor to ceiling height of 6.7m. Oriented west-to-southwest, the commercial spaces on the ground floor will benefit from the maximized natural light, creating a warm and welcoming face towards the public streetscape, and visible entrances. The proposed building will incorporate canopies as weather protection elements on the building base to provide pedestrian and bicycle coverage, as well as maintain clear sightlines to ground floor uses and entrances.
150 Randall Street, 125 Navy Street, 143 Church Street Urban Design Brief
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Urban Design Direction for Oakville | Design direction for built form 27
3.1 Tall and mid-rise buildings (continued)
Determining building base and stepback dimensions (3.1.1)
design direction:BUILDING BASE The base establishes the building’s relationship with the public realm, that is, how it meets the street. The design and scale of the building base provides comfort for pedestrians at street level, supports activity for retail units, provides privacy for residents, and creates consistency with the overall character of the area and streetscape.
Height of building base1. Where a building is positioned along the property
line (zero setback): a) establish the height of the building base to
be no greater than 80% of the street width. (Street width is measured horizontally from building face to opposing building face and applied to the full length of the street wall and/or podium)
b) above this established maximum height, stepback the remaining building at a 45 degree angle from the main street wall, to allow for sunlight penetration on the street
2. Where a building is setback from the property line, establish the height of the building base no greater than a ratio of 1:1.6 of street width to building base height. This ratio may be slightly modified to accommodate designs that accentuate corner locations, gateways or view termini.
3. Where a stepback of the main wall of the building base is proposed, situate it no lower than 12m above grade and with a depth between 1.5m to 4m, to ensure the building continues to frame abutting public spaces and streets.
Building base frames the street with a stepback above 12m from grade (3.1.3)
4.7 Building stepbacks according to street width. (LBDM, 2014)
Mid-rise Building & Building Base
Section 3.1 outlines the design direction for the height of building bases for tall and mid-rise buildings. The proposed building is mid-rise with a total of 12 storeys. The base height is established no greater than 80% of the street width, and stepbacks from the building base begin after the fourth storey above grade at a 45 degree angular plane. The proportions are compatible to the Subject Site, and utilize cohesive, distinct and interesting architectural character. It will sit within a designated Growth Area, where increased infill and redevelopment will likely occur. It features a defined base, with stepbacks above the fourth storey to reduce the appearance of bulk, enhance the pedestrian experience and emphasize human-scale and consistency in overall character of the area.
Structured Parking Facilities
3 storeys of underground parking facilities are provided in the Proposed Development. As a Growth Area and intensification site, the parking garage will accommodate a higher density of residential and visitor parking. 36 spaces of Visitor Bicycle Parking are allocated for outside the building’s entrance on Navy Street, and 108 Occupant Bicycle Parking are located in the underground parking garage. 281 Vehicle Parking spaces are provided on three levels below grade. This includes 8 handicap stalls, 4 at grade and 4 on the first underground level. Visitor parking is also included in this total.
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4.3 Downtown Transportation & Streetscape Study (DTS)
The Town of Oakville undertook a broad visioning process in its Downtown Oakville Strategic Action Plan, which was later backed by the Downtown Cultural Hub Study and the Downtown Transportation and Streetscape Study. The Subject Site is located within the DTS study area and is identified as a place for enhancing accessibility, maximizing space, improving existing roads and contributing to the area’s cultural character. The guiding principles for the DTS are as follows:
• To contribute to a successful economically vibrant downtown
• To create a cultural focus for the town in the downtown area
• To provide facilities and infrastructure that meet existing and future needs
• To protect and enhance the natural environmental and cultural heritage of downtown
• To develop solutions that are financially sustainable
In line with these guiding principles, the Proposed Development will add to the Downtown’s vibrancy by supporting commercial development, providing office space and residential units with its mixed-use function. As a gateway corner, the distinct architectural aesthetic will be oriented as an attractive focal point for the Cultural Hub along Navy Street.
Figure 4.8 Street widths for Navy Street, Randall Street and
Church Street (top to bottom) (DTS, 2015).
150 Randall Street, 125 Navy Street, 143 Church Street Urban Design Brief
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The proposed facilities and infrastructure support existing and future needs for generations to come, with its functional, adaptable and accommodating urban design. The Subject Site is positioned well as an access point to various cultural and natural resources the Town of Oakville has to offer.
As a result of the DTS, Randall Street, Church Street and Navy Street all experienced conversions from one-way to two-way traffic. This was done to facilitate slower vehicle movement from narrower roadways, and to create a safer, more pedestrian-friendly environment. Church Street is now equipped with dedicated bike lanes to encourage safe active transportation and is seen as an important avenue in the Downtown. It also serves as a transit route and connecter to Downtown’s Cultural Hub on Navy Street, an increasingly prominent street.
The Proposed Development is consistent with and accentuates the improvement of streetscapes surrounding the Subject Site. The building’s features match proportionately to the changes voiced and envisioned by Downtown Oakville residents in the DTS. The supporting bicycle infrastructure, mixed-use character, walkability index and accessibility to Downtown Oakville’s facilities, services, amenities, entertainment and business opportunities establishes the Proposed Development as an anticipated and essential addition to Downtown Oakville’s urban form.
4.4 Downtown Oakville Heritage Conservation District Plan and Guidelines
The Proposed Development recognizes the intent of the Downtown Oakville Heritage Conservation Plan and Guidelines regarding infill development and redevelopment projects in or near to the designated Heritage District. The Plan and Guidelines’ priorities are to protect and care for the distinct character of Downtown Oakville by providing guidelines for managing changes and growth. Due to the siting of the Proposed Development adjacent/adjoining to the boundaries of the designated Downtown Heritage District along Thomas Street at Randall Street, it is subject to the following policies outlined in Section 4.9 of the Plan.
Figure 4.9 Proposed Development in relation to 3 heritage properties
on Thomas Street (shown here in yellow)..
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f) Due to the pervasive use in nineteenth century buildings of quality natural materials such as brick and stone, these materials and other quality masonry products (not including concrete block, concrete brick and calcite or other similar materials) will be encouraged in new construction, together with the appropriate use of contemporary building and decorative materials for use in decorative elements or accent detailing.
h) Blank façades are discouraged in new construction and should incorporate window and door openings wherever feasible. Where openings are not incorporated into façades and in order to avoid large areas of the same cladding material and colour, new building façades shall incorporate a variety of cladding materials and colours, as well as other patterned or decorative motifs.
4.4.1 Infill Development & New Freestanding Construction
The Heritage Conservation District Plan and Guidelines defines infill development as “an array of development options that typically apply to established built-up or urban areas within which there are vacant or underutilized properties.” The Subject Site constitutes an underutilized site in the context of its location within the Urban Core and Downtown Growth Area. The Proposed Development will contribute compatible, intensified redevelopment and revitalization to the streetscape through new freestanding construction in accordance with these policies.
Section 4.9.1 New freestanding construction
a) New freestanding construction will be required to be compatible with the character of adjoining/adjacent properties and the streetscape wherever appropriate.
c) New construction should be a product of its own time and not pretend to be historical by incorporating historical details or architectural features that are inappropriate in contemporary construction. d) Contemporary design is encouraged, together with a presumption in favour of commercial activities on the main floor of buildings.
e) Parking facilities such as surface parking or parking structures at grade are discouraged due to negative impact on the streetscape.
5.0 DEVELOPMENT PLAN
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The proposed infill development consists of a 12-story mixed-use residential, commercial and office space building at the corner site between Randall, Navy and Church Streets in Downtown Oakville. The proposed design illustrates a compatible infill development that provides a built form of a scale, height and volume that integrates and transitions well with the surrounding neighbourhood and planned context of the Downtown Growth Area. It is located at the interface of the Downtown Heritage Conservation District, which is anticipated to be a vibrant thoroughfare with mixed-use, compact buildings, including the 4-storey condominium building currently under construction directly east of the Subject Site at 150 Randall Street.
The project will enhance the vibrancy of the Cultural Hub along Navy Street, and develop the secondary streets Church Street and Randall Street with a landmark gateway building of quality architectural style and character well-suited to the fine-grained features present in this area of Downtown Oakville.
Landscaped frontage and tree plantings will contribute to the Town’s urban canopy cover and achieve a welcoming and green streetscape. Large ground-floor windows and residential balconies are designed to enhance the public-private interface, providing continuity and opportunities for chance-encounters. The area calls for engagement and interaction, with innumerable recreational opportunities, community spaces, cultural and natural resources and entertainment and business enterprises. The building is designed to take advantage of the diverse range of experiences available at its doorstep, through careful considerations for accessibility and navigational ease.
RANDALL STREET
CHURCH STREET
NAV
Y
STR
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RA
MP
DN
ENTRANCE/EXITVEHICLE
A1DWG NO.
CHK'D BY
DRAWN BY:
DATE:
PRJ. NO.: -
KI
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11/19/19
REV. NO.SCALE: 1:150
REVISIONS & ISSUED DRAWINGS
PROJECT:
PROPOSED DEVELOPMENT AT 150 RANDALL STR.,
TITLE:GROUND FLOOR PLAN
SCALE 1:150
125 NAVY STR., AND 143 CHURCH STR.
BADROCK STUDIO INC
1 GROUND FLOOR PLAN Figure 5.1 Ground-floor architectural drawing of transitions to Navy Street at the building’s main frontage.
6.0 DETAILED DESIGN DIRECTION
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This section will describe how the conceptualization of the Proposed Development will be materialized at the Subject Site.
6.1 Site Design
Vehicular and Pedestrian Access and Circulation
Vehicle entrances/exits from the parking garage are located on the rear of the building, emerging onto Church and Randall Streets. This predictable placement will not disrupt the flow of vehicular, cycle or pedestrian traffic along the street corners, and is consistent with existing alleys currently used for parking and vehicle traffic, so will not add unexpected turning routes for vehicles navigating this area. This mid-block connection helps to enhance pedestrian, cyclist and vehicular connectivity to the surrounding streetscapes.
Streetscape
The proposed siting of the building will make significant improvements to the existing streetscape on Navy, Randall and Church Streets. The wrap-around design of the building’s base has 4 storeys of brick façade with the large glass windows, while stepbacks support an enclosing walkway experience that maintains the character of the neighbourhood, adding vibrance and tasteful design. The Proposed Development will activate the streetscape with commercial uses and office and residential entrances at grade. First-floor glazing allows transparency between public and private realms. A 7.6m wide covered promenade at the Navy Street main frontage accentuates the building’s landmark character. Setbacks along Randall Street provide a 3.97m easement from the street curb. The Church Street setback meets the regulated distance at 3.72m from the curb, and provides an additional 2.33m at the front of the building for a total width of 5.91m. The streetscape’s greenery will be enhanced by the perimeter lining of deciduous trees around the building and street’s edge.
Lighting
Lighting will be provided to illuminate the main entrances to the commercial spaces, office lobby and residential lobby. The lighting specifications will ensure that there will be no adverse impacts on the neighbouring properties and enhance the perceived safety of the streetscape. The selection of the lighting equipment will be consistent with lighting used throughout the Cultural Hub along Navy Street.
RANDALL STREET
CHURCH STREET
NAV
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STR
EET
RA
MP
DN
ENTRANCE/EXITVEHICLE
A1DWG NO.
CHK'D BY
DRAWN BY:
DATE:
PRJ. NO.: -
KI
ES
11/19/19
REV. NO.SCALE: 1:150
REVISIONS & ISSUED DRAWINGS
PROJECT:
PROPOSED DEVELOPMENT AT 150 RANDALL STR.,
TITLE:GROUND FLOOR PLAN
SCALE 1:150
125 NAVY STR., AND 143 CHURCH STR.
BADROCK STUDIO INC
1 GROUND FLOOR PLAN
Figure 6.1 Ground-floor architectural drawing of vehicular and
pedestrian circulation routes.
150 Randall Street, 125 Navy Street, 143 Church Street Urban Design Brief
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6.2 Built Form
Height and Massing
The height of the mid-rise building is 12 storeys. The building design was mindful to reduce the perception of the building’s height by providing a human-scale 4-storey podium and a series of stepbacks on upper floors to preserve a modest frontage. The stepbacks’ 45 degree angular plane from the main street wall fits within the LBDM standards, breaking up the building massing. The height of the building base is no greater than 80% of the street widths for Navy Street, Church Street, and Randall Street. The overall proportion of the building is in line with infill developments in the Urban Core area of Oakville’s Downtown.
Landscaping and Amenity Areas
The building and landscape design encourage active transportation by providing a widened pedestrian boulevard of 7.6m at the main frontage, covered bicycle parking and street furniture. The building perimeter will be lined by 8 trees along Navy Street, contributing to Downtown Oakville’s urban tree canopy, as well as creating an enjoyable, natural and welcoming entry to the proposed building.
Figure 6.2 The Proposed Development has multiple stepbacks
arranged at 45 degree angular planes. Building height is no greater
than 80% of street width.
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Building Orientation
The Site’s corner lot is fronting three streets in a U-shape, establishing a landmark presence at this gateway location. The building’s main frontage is oriented south-west on Navy Street to activate the Cultural Hub with retail/commercial space at grade. The building’s 3.02m setback on Navy Street and minor setback on the south-west corner create an attrative pedestrian boulavard with minor coverage from the first-floor ceiling canopy. Its human-scaled street wall defines the street edge and is complementary to the surrounding neighbourhood context.
Corner, Landmark/Gateway Building Treatment
The proposed building’s urban design, architectural form and orientation accentuate corner elements for its location as a gateway site for Oakville’s Downtown Core. The Proposed Development is at a visually prominent site at the entrance to the Growth Area via Randall Street. Commercial spaces at grade wrap around the corner with a 7.6m promenade, creating a destination for Oakville residents and visitors. The corner of Navy and Randall Streets is defined by a glass tower vertical element, which breaks up the horizontal form and creates a visual interest.
Parking, Loading and Service Areas
36 spaces of Visitor Bicycle Parking are allocated for outside the Navy Street entrance, and 108 Occupant Bicycle Parking are located in the underground parking garage. 281 Vehicle Parking spaces are provided on three levels below grade. This includes 8 handicap stalls, 4 at grade and 4 on the first underground level. Visitor parking is also included in this total.
Streetwall, Building Treatment at Grade and Architectural Elements and Materials
The building base is designed to maintain the existing buildings’ streetwall façades with consistent horitzontal datum. Retail at grade activates the frontage, and floor-to-ceiling windows enhance the interface zone with visible entrances directed towards Navy, Church and Randall Streets. Setbacks create a sense of enclosure, while stepbacks help to reduce the appearance of bulk to achieve compatible building scale with the surrounding neighbourhood. The wrap-around base element matches the building height and scale of the existing context, reinforced by 3m stepback at the 5th storey and 45 degree angular plane. The streetwall’s 4-storey brick architectural treatment emphasizes the heritage context and characterizes the pedestrian experience at grade. Change of material between base and upper floors breaks up massing to define its landmark features.
Figure 6.3 Architectural treatments and change in materials create
visual interest and break up appearance of bulk.
150 Randall Street, 125 Navy Street, 143 Church Street Urban Design Brief
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Transition to Adjacent Uses and Built Form
The Site is located within the Town of Oakville’s designated Downtown Growth Area. It is zoned as a mixed-use site that is adjacent to the Downtown Heritage Conservation District. The proposed infill development features residential, commercial and office spaces. As such, it provides an appropriate transition between adjacent uses in the context area, as described in Section 3.0. It transitions well to heritage properties located on Thomas Street with walls stretching along Church and Randall Streets, and main frontage on Navy Street. The development is scaled and massed to be complementary to the Town’s existing and planned context. The built form is designed to minimize adverse impacts related to privacy, overviewing, and shadowing through its angular planed stepbacks. Stepbacks range between 1.5m-5.0m around the building, with unit balconies that measure 1.5m in width. On the rear side of the building facing Thomas Street, stepbacks occur on the 5th, 7th, 11th and 12th floors, to provide a transition down to low-scale heritage buildings, and to minimize shadow impacts. Along the Navy Street main frontage, stepbacks occur on the 5th, 11th and 12th floors. The Church Street wall has stepbacks at the 5th, 7th, 11th and 12th floors. The Randall Street wall has stepbacks on the 5th, 7th, 9th and 11th floors. These multiple stepbacks work to provide transitions to the active uses on Navy Street, such as the Centre for the Performing Arts and public library, low-rise commcercial buildings along Church Street, and residential buildings on Randall Street. This design also enhances viewing points of surrounding natural and cultural heritage resources, emphasizing the
corner property’s appearance as a gateway landmark, and encouraging connectivity to the Cultural Hub, Sixteen Mile Creek’s recreational opportunities and transit networks at street-level.
Figure 6.4 Multiple stepbacks ease transitions with uses and built
forms adjacent to the Proposed Development, such as heritage
properties (shown here in yellow).
23m
18m
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6.3 Sun and Shadow Study
A Sun and Shadow Study was conducted to assess the potential shadow impacts resulting from the proposed building at the subject Site. Test times and dates were:
• 8:00 am - 6:00pm April 21, June 21 and September 21
• 9:00 am - 3:00 pm December 21
The analysis shows two colours of shadows to represent shadows from existing buildings or approved and zoning permitted built forms; and shadows cast by the Proposed Development.
The analysis demonstrates that there is adequate sunlight for residential amenity on the north side of Randall Street, and there is no shadow impact after 12:00 pm on April 21, June 21 and September 21. Public sidewalks on Navy Street and Church Street receive more than 5 hours of continuous sunlight on all dates, while Randall Street receives about 5 hours of continuous sunlight on April 21, June 21 and September 21. The Study is cognizant of shadows cast on adjacent heritage properties, but notes the building design worked to minimize the shadow impact by providing a series of stepbacks on the east side of the proposed building, and the majority of its massing on the south-west side.
Refer to the Sun/Shadow Study document for all drawings.
6.4 Sustainability Features
The proposed building will feature landscaped terraces and green roof planters, as shown in architectural renderings. The tree plantings will contribute to the Town of Oakville’s urban tree canopy.
The site’s location encourages use of Town of Oakville public transit, with direct access to bus routes on north and south sides of the proposed building. The walkability index is high, and provision of covered bicycle parking spaces with direct access to bicycle lanes and off-road routes allows for viable active transportation opportunities.
Figure 6.5 Sun/Shadow Impact Study drawing from
April 21 at 9:00 am and 5:00 pm.
7.0 CONCLUSION
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This Urban Design Brief details how the Proposed Development at 150 Randall Street, 125 Navy Street and 143 Church Street demonstrates high quality urban design principles compatible to the Town of Oakville’s physical, community and policy contexts. It supports numerous existing and proposed urban design policy directions and promotes intensification and redevelopment of an underutilized site in an area that is evolving towards mixed-use mid-rise development in the Downtown Core. The Proposed Development transitions effectively to the surrounding context through at-grade commercial uses, bicycle parking spaces, entrances to residential and office spaces, and a widened, landscaped pedestrian boulevard along Navy Street. Building stepbacks ensure privacy, access to sunlight and optimized massing. Architectural treatments and streetwall façades are appropriate to the surrounding context and uniquely designed for the gateway and landmark qualities of the Subject Site.
The Proposed Development presents an opportunity to introduce a building form that will improve the neighbourhood, contribute to a diverse housing, commercial and office space supply. In the context of its surrounding natural and cultural resources, this is a unique development that will showcase the community’s current identity and promote its aspirations for the future. The proposed mid-rise building conforms to the policies outlined in the Town of Oakville’s Official Plan, complies with the Livable by Design Manual guidelines, and realizes the intent of the Downtown Heritage Conservation District Plan and Guidelines. The Proposed Development will transform the corner of Randall and Navy Street into a vibrant, animated part of Downtown Oakville, and will help in achieving Oakville’s vision to be the most livable town in Canada.
Figure 7.1 Architectural treatments and streetwall façades add to the unqiue character of the Proposed Development, and support its transition
with the surrounding context.
