RSENAULTRCHITECT

INCORPORATED

DESIGN BRIEF 3108 & 3130 SIXTH LINE

OAKVILLE, ONTARIO

December 20, 2012

Director of Planning Services Town of Oakville 1225 Trafalgar Road Oakville, ON L6J 5A6

____________________________________________________________________________

5186 A DUNDAS STREET WEST, TORONTO ONTARIO M9A 1C4 TEL: 416-255-4378 FAX: 416-255-4351 E-MAIL: arsenault.architect@on.aibn.com

Urban Design Analysis

3108 & 3130 Sixth Line

Introduction

The proposal for the new development is to construct a 6 storey, 177 suite rental seniors community located at 3108 and 3130 Sixth Line, just north of the major intersection of Dundas Street West and Sixth Line at the future intersection of Sixth Line and the proposed Sixteen Mile Road. This would replace the existing two detatched single family homes currently on the two properties. The development would change this to a Seniors Residential Community of 140 suites of a Group C residential category with a minor B3 residential occupancy of 37 suites on the second floor, along with the associated supporting amenities such as dining, exercise and welness facilities, etc located primarily on the ground floor. The development will also include an undergound parking garage accomodating 75 spaces of primary resident parking with 28 surface parking spaces for primarily visitor and staff parking.

Section 1: Existing Condition

Existing Site

The subject lands of the property of this analysis are located in primarily in farmland and open field areas going under development in regions governed by the North Oakville East Secondary Plan and the North Oakville Zoning By-Law. The property is bounded on one side by the Sixth Line roadway (north boundary), a single detached home property currently being developed into Sixteen Mile Road (east boundary). Proposed and soon to be constructed single detached family home properties abut the rear of the property (south boundary) on previous farmland , and an existing detached single family home along the north west property line is a shares the west boundary of the site.

Project Goals and Objectives

The goals and objectives of the proposed development are to provide the developing residential area with a seniors specific housing option in the form of residential rental apartments. This would be in line with both the Town of Oakvilles objectives for increasing residential density

and creating a variety of housing types and options with in the area. Further clarification of these goals are elaborated with in the Planning Justification Report prepared by Korsiak & Company but primarily, this proposed development allows for higher density ( ie 177 residential suites where currently there are two single family homes) and allowing for seniors housing in an area which is already allowing for single family home development. In addition this seniors development contains support and amenity services for its residents also creating employement opportunities in the area which is also commented on in the City guidelines and objectives for the development of the area. The proposed seniors community would allow for the possibilty for people who live in the community, to remain with in the community as their living and housing, and lifestyle needs change over time as they age. Allowing for a more diverse and dense population with in the area.

Section 2: Design Analysis and Proposal

Design Response and Intent

The subject property is located just north of Dundas Street West and is located along Sixth Line which is a main traffic corridor running north west through the area currently under and designated for future development and intensification. Street edge definition concepts have been considered for the site layout new development. The building form has been situated so that it has the majority of its façade running length wise along the major street exposure of Sixth Line and is positioned so that the building is located five meters from the property line extent of the future road widening. Also between the main building face and the future street edge a patio area accesed by main resident amenity areas has been designed. This creates both a street pressence and defintion along Sixth Line. And the amenity and patio areas help create both a pedestrian scale and animation along the street. Also by locating the building closer to Sixth Line, surface parking is located behind the building and are sheilded away from the street eliminating the feel of the building siting in a parking lot, and the visual of having asphalted areas adjacent to and part of the streetscape. In addition this creates a large set back (over 20 meters) to the residental properties along the long southern property line. This is beneficial in that it reduces over look situations, shadow encroachment, and acts as a sound and visual buffer between the main roadway of Sixth Line and the smaller scale residential housing. It also allows for the resident garden and outdoor amenity areas to be located so that they benefit from a prodominent southern exposure helping to maximize sunlight for these areas and uses.

Scale and Materials To achieve the residential density and still maintain outdoor amenity areas, rear setback distance and adequate tree coverage, the building has been designed as a six storey building. The scale of the building at six storeys helps maintain a pedestrian scale along Sixth Line but also acts as a

transition from the busier through way to the housing behind. In keeping with the scale and residential charcter intended for the seniors development and the surrounding residential development the materials being selected are of a traditional residential pallete. These consist of main façade materials of brick veneer with sections and accents in larger rusticated masonry. These would be in a traditional earthy colour range consistant with reddish brown brick hues and fieldstone or limestone colours for the rusticated masonry. This material pallette not only reinforces the residential character but also helps set the scale and pallete for the street scape for future development that is in keeping with the existing Town of Oakville. Also elements such as french balconies, cornice elements and bulnose banding help reinforce the residential character of the development. For samples of the colour pallette and proposed materials for the development, please refer to the physical sample board provided with this submission.

Angular Plane and Shadow Study Analysis

As required by the City of Oakville the buidling is situated so that the building mass and height at six storeys falls with in a 45 degree angular plane from the rear property line that abuts future neighbouring residential properties. The other property lines occur prodominately at street exposures and have no 45 degree angle requirement. Please refer to the attached Angular Plane Diagram depicting the 45 degree angle taken from the average grade height. Shadow Study Analysis Summary In reviewing the shadow patterns and extent of impact on the surrounding properties the following conclusions have been made.

1. Due to the sweeping of the sun from east to west, and the orientation of the builing in a

prodominantly north west direction along the north west property line, the majority of the shadows fall prodominately with in the site area of the development and will only be adversely affecting the street area of Sixth Line in the late afternoon period of the day.

2. Also for comparison purposes the following shadow study drawings depict the differentiation of shadow for both a 5 storey and 6 storey building which both fall with in the 45 degree angular plane. The shadow analysis depicts that the increased shadow length of a 6 storey building over a 5 storey building is only marginally increased with no realchange to the impact of the shadowing created by the development.

March 21 Shadows (Spring Equinox) 10:00 a.m. Angle on Inclination 27º 5 Storey Shadow Length 34.34 m 6 Storey Shadow Length 39.74 m • Shadows fall predominately with in the property and the single family property along the

north west property line

12:00 p.m. Angle of Inclination 43º 5 Storey Shadow Length 18.55 m 6 Storey Shadow Length 21.71 m

• At this time shadows fall primarily along the property line along Sixth Line and only

slightly on the single family property at the north west property line. 2:00 p.m. Angle of Inclination 46.0 º 5 Storey Shadow Length 16.70 m 6 Storey Shadow Length 19.55 m

• Shadowing occurs mostly along the north east property line and partially on Sixth Line. 4:00 p.m. Angle of Inclination 35º 5 Storey Shadow Length 24.70 m 6 Storey Shadow Length 43.42 m • Shadowing occurs mostly along the north east property line and on Sixth Line fully. June 21 Shadows (Summer Solstice) 10:00 a.m. Angle on Inclination 45º 5 Storey Shadow Length 17.30 m 6 Storey Shadow Length 20.25 m • Shadowing occurs mostly with on the development property and slightly on the single

family property at the north west property line. 12:00 p.m. Angle on Inclination 64º 5 Storey Shadow Length 8.43 m 6 Storey Shadow Length 9.87 m • Minimal shadowing which occurs all with in the development property. 2:00 p.m. Angle on Inclination 68º 5 Storey Shadow Length 6.98 m 6 Storey Shadow Length 8.18 m • Shadows fall on the development property along the property line along Sixth Line

4:00 p.m. Angle on Inclination 51º 5 Storey Shadow Length 14.00 m 6 Storey Shadow Length 16.39 m

• Shadows fall on the development property along the property line and partially on to the

street edge of Sixth Line. September 21 Shadows (Autumn Solstice) 10:00 a.m. Angle on Inclination 30º 5 Storey Shadow Length 29.96 m 6 Storey Shadow Length 35.07 m • Shadows fall predominately with in the property and the single family property along the north west property line 12:00 p.m. Angle of Inclination 44º 5 Storey Shadow Length 17.91 m 6 Storey Shadow Length 20.96 m • At this time shadows fall primarily along the property line along Sixth Line and only slightly on the single family property at the north west property line. 2:00 p.m. Angle of Inclination 45.0 º 5 Storey Shadow Length 17.30 m 6 Storey Shadow Length 20.25 m • Shadowing occurs mostly along the north east property line and partially on Sixth Line. 4:00 p.m. Angle of Inclination 33º 5 Storey Shadow Length 26.63 m 6 Storey Shadow Length 31.18 m • Shadowing occurs mostly along the north east property line and on Sixth Line fully.

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