PROPOSED REDEVELOPMENT OF THE GLEN ABBEY GOLF CLUB planning/da... · PROPOSED REDEVELOPMENT OF THE...

PROPOSED REDEVELOPMENT OF THE GLEN ABBEY GOLF CLUB

TOWN OF OAKVILLEOCTOBER, 2016

for

STREETSCAPE DESIGN STUDY(excerpt from the Urban Design Brief)

76GLEN ABBEY GOLF CLUB REDEVELOPMENT | URBAN DESIGN BRIEF || CONCEPTUAL DESIGN & CONCEPT PLAN

2.4.2 STREETS

Streets are the single largest component of the public realm and attention to their aesthetic and functional design will ensure the achievement of the vision set out in this document.

In the development of the proposed redevelopment of the Glen Abbey Golf Club Vision, special attention was paid to the development of beautiful and functional streets by:

1. Ensuring street trees, on-street parking and a multi-modal character (pedestrian, transit, cycling and vehicular) are included in the design of each street typology;

2. Ensuring a relatively consistent building edge is delivered to provide for definition and containment to the street. Specific front and exterior side setbacks are established to require buildings to locate their front and exterior sidewalls at a distance from the public right of way that delivers a defined and comfortable pedestrian environment;

3. Ensuring traffic calming strategies are used such as the proposed traffic circles to safely moderate traffic flow and provide an attractive landscape feature; and,

4. Ensuring the location of utilities within the public right of way as well as private property is clustered or grouped where possible to minimize visual impact. Streetscape features, such as lamp posts and transit shelters, do not obstruct sidewalks.

This section describes the design of each type of street found within the proposed redevelopment of the Glen Abbey Golf Club. All cross sections identify the location for sidewalks, street trees and on-street parking.

2.4.2.1 Glen Abbey’s Spine: Major Collector Road – 36.0 m

Glen Abbey’s Central Spine is envisioned as a highly active pedestrian, cycling, transit and vehicular environment. The road will connect Dorval Drive to Upper Middle Road West, traversing along the neighbourhood's main open space and amenity areas. The road’s streetscape character includes:

• Two traveling lanes;

• A bike lane on each side of the road;

• On-street parking on both sides of the road;

• A wide, treed boulevard on both sides;

• A sidewalk, straddled by street trees in the boulevard on both sides;

• A planted median;

• Safe pedestrian crossings located at all street intersections;

• Transit shelters located outside the direct path of travel of all sidewalks (see DIAGRAM B);

• A predominately residential character along the street edge with a 6.0 m setback from the property line to allow for a consistent residential privacy zone and a maximum of 2.0 m setback from the property line for all mixed-use buildings to allow for a defining retail street edge.


8.05mBoulevard

8.05mBoulevard

7.25mPavement

7.25mPavement

DIAGRAM B. MAJOR COLLECTOR - At a Transit Stop 36.0 m ROW

DIAGRAM C. MAJOR COLLECTOR - Typical 36.0 m ROW

KEY

KEY


2.4.2.2 Secondary Collector Road – 22.0 m

The neighbourhood's Secondary Collector Road will connect the Major Collector Road to a second access point on Dorval Drive. Located towards the westerly side of the neighbourhood, the Secondary Collector Road is envisioned as a grand residential green parkway flanked by the neighbourhood's proposed Greenway Park along its entire easterly edge. The road’s streetscape character includes:

• Two traveling lanes;

• A “share the road” chevron strategy on both traffic directions;

• On-street parking on both sides of the road;

• A planted boulevard on both sides;

• A sidewalk on both sides;

• Safe pedestrian crossings located at all street intersections;

• A residential character along the street edge with a consistent 4.5 m setback from the property line to allow for a consistent residential privacy zone associated with low density residential forms; and,

• A lane system serving the residential built form directly fronting onto the road where front yard facing garages are not permitted.

IMAGE 94. Greenway park, Toronto

IMAGE 95. Greenway park, Addison Circle, Texas

Photo by: SGL

Photo by: Ute Maya-Giambattista


DIAGRAM D. SECONDARY COLLECTOR - 22.0 m ROW

KEY

1.50mSidewalk

2.55mPlanted

Boulevard2.25mParking

4.00mTravel

0.50m

4.55mBoulevard

12.90mPavement

4.00mTravel

2.25mParking

4.55mBoulevard

30.0m-40.0mGreenway Park

0.5m

to Tr

ee C

l

0.20m

Cur

b

4.50mMax. Residential

Setback

1.25m

to S

treet

Ligh

t P

ole

Stre

et L

ine

Stre

et L

ine

Gre

enw

ay P

ark

Line


Setback0.2

0m C

urb

1.25m

to S

treet

Ligh

t P

ole

0.5m

to Tr

ee C

l

1.50mSidewalk

1.00mBioswale

2.05mPlanted

Boulevard


2.4.2.3 Main Street - 27.5 m

Glen Abbey’s Main Street is located at the heart of the neighbourhood's core. The street’s proposed uses, in combination with the repurposed stable building, the proposed Village Market and its proximity to the valley edge, the Central Park and Upper Middle Road are intended to deliver an active year-round environment that functions as the neighbourhood's centre and destination place for residents and visitors alike.

Glen Abbey’s Main Street is envisioned to support the types of uses and activities found in a typical main street setting to include food, entertainment, and specialty shops with a comfortable and safe pedestrian environment conductive of strolling and other leisurely activities. The streetscape character includes:

• Two travelling lanes;

• On-street parking on both sides of the street;

• A paved shoulder wide enough to allow for people to step out of their cars without stepping into the planted boulevard to further encourage pedestrian traffic;

• A mix of uses on both sides to be set back to a maximum of 2.0 m from the property line;

• Sidewalks large enough to accommodate for comfortable walking, shopping and outdoor cafes; and,

• An open planter system with continuous trench that include street trees.

IMAGE 96. Main street market

IMAGE 97. Active main street gathering amenity IMAGE 98. Active sidewalks

Photo by: Mike Lewis Photography

Photo by: OMG Photography Photo by: sitephocus.com


Pavement

DIAGRAM E. RETAIL MAIN STREET - 27.5 m ROW

KEY


2.4.2.4 Local Parkway Road – 26.0 m

The Local Parkway Road is located on the southern end of the neighbourhood, running parallel to Dorval Drive. It connects the neighbourhood's major and minor collector roads and provides key vistas to the RayDor Estate and unobstructed views of the Table Land Significant Woodlands with Pond located along the southern edge of this street. Local Parkway Road streetscape character includes:


• On-street parking on both sides of the street;

• A planted boulevard on both sides of the street;

• A continuous sidewalk on both sides of the street;

• A planted median; and,

• A residential character along the street edge with a 4.5 m setback for low-rise buildings and 6.0 m setback for mid-rise buildings setback from the property line, to allow for a residential privacy transition zone.

IMAGE 99. Wide, well vegetated boulevardPhoto by: sitephocus.com


DIAGRAM F. LOCAL PARKWAY ROAD - 26.0 m ROW

KEY


2.4.2.5 Local Road – 17.0 m

Glen Abbey Local Roads are envisioned as pedestrian friendly, comfortable and safe streets.

Local Road streetscape character includes:


• On-street parking on one side of the street;

• A planted boulevard on both sides of the street;

• A continuous sidewalk on both sides of the street; and,

• A residential character along the street edge with a 4.5 m setback for low-rise buildings and 6.0 m setback for mid-rise buildings from the property line, to allow for a residential privacy transition zone.

IMAGE 100. Well-vegetated streetscape, Michigan IMAGE 101. Public streetscape and private property transition

IMAGE 102. Local road streetscape, Cornell IMAGE 103. Planted boulevard on both sides of the street

Photo by: sitephocus.com

Photo by: Ute Maya-Giambattista Photo by: The Planning Partnership

Photo by: sitephocus.com


0.5m

to Tr

ee C

l

0.2m

Cur

b

0.20m

Cur

b

0.5m

to Tr

ee C

l

1.50mSidewalk

3.00mTravel Lane

0.30m

3.25mTravel Lane

1.50mSidewalk

0.30m

2.25mParking Lane

4.25mBoulevard

8.90mPavement

4.05mBoulevard

Stre

et L

ine

Stre

et L

ine


Setback

2.25mPlanted

Boulevard

2.25Planted

Boulevard

6.00mMax. Mid-Rise

Residential Setback

4.05mBoulevard

1.25m

to S

treet

Ligh

t P

ole

1.25m

to S

treet

Ligh

t P

ole

DIAGRAM G. LOCAL ROAD - 17m ROW

KEY


2.4.2.6 Heritage Local Road – 17.0 m

Glen Abbey’s Local Heritage Road is envisioned as the gateway to the RayDor Estate and the Edge Park heralding the neighbourhood's entrance to Oakville’s Valley Land system.

The Heritage Local Road streetscape is intended to transition from an urban local road context to a more intimate, rural road context surrounded by open space, heritage and storm water management features. Its streetscape character includes:


• A planted boulevard on both sides of the street; and,

• A continuous sidewalk on both sides of the street.

IMAGE 104. RayDor Estate existing approach road segment that will continue to provide access to the RayDor EstatePhoto by: SGL


0.20m

Cur

b

0.5m

to Tr

ee C

l

2.25Sidewalk

3.00mTravel Lane

0.50m

6.40mPavement

5.30mBoulevard

5.30Boulevard

3.00mTravel Lane

2.25Sidewalk

0.50m

0.20m

Cur

b

0.5m

to Tr

ee C

l

2.55mPlanted

Boulevard

1.25m

to S

treet

Ligh

t P

ole

1.25m

to S

treet

Ligh

t P

ole

Stre

et L

ine

Stre

et L

ine

2.55mPlanted

Boulevard

DIAGRAM H. HERITAGE LOCAL ROAD - 17m ROW

KEY


2.4.2.7 Heritage Lane – 11.0 m

The Heritage Lane is to provide direct access to the RayDor Estate building and surface parking facilities as well as the surface parking and trail system associated with the Valley’s Edge Park and greater Valley Land system. Its reduced cross section is intended to maintain the original RayDor Estate driveway character. The lane will encircle an existing ravine remnant further providing a transitional element from the neighbourhood to the open space context of the Valley Land system.

Due to existing space constraints between the RayDor Estate and the remnant ravine, a narrower cross section is proposed along the RayDor Estate frontage (see DIAGRAM J).

The Heritage Lane streetscape character includes:

• One way traffic travelling lane;

• A planted boulevard on the external side of the street, with the exception of the lane segment fronting the RayDor Estate; and,

• A continuous sidewalk on the external side of the street.

IMAGE 105. RayDor Estate approaching road

IMAGE 106. RayDor Estate approaching road IMAGE 107. RayDor Estate approaching road

Photo by: Google Street View

Photo by: Google Street View Photo by: Google Street View


0.2m

Cur

b

6.00mTravel Lane/ One Way Traffic

1.50mSidewalk

0.50m

6.40mPavement

2.10mBoulevard

Ray

Dor

Esta

te

0.60m

Stre

et L

ine

Stre

et L

ine

Stre

et L

ine

Stre

et L

ine

0.2m

Cur

b

0.5m

to Tr

ee C

l

6.00mTravel Lane/ One Way Traffic

1.50mSidewalk

0.50m 0.50m

6.40mPavement

4.10mBoulevard

1.25m

to S

treet

Ligh

t P

ole

2.10mPlanted

Boulevard

DIAGRAM I. HERITAGE LANE - Typical 11.0 m ROW DIAGRAM J. HERITAGE LANE - Typical 8.5 m ROW

KEY

KEY


2.4.2.8 Residential Laneway – 7.5 m

Rear lanes help to create beautiful streets because parking driveways and service areas can be located along them, while permitting full front-elevation buildings to face the street. A 7.5 m laneway is proposed for the proposed redevelopment of the Glen Abbey Golf Club as illustrated in the following cross-section.

DIAGRAM K. RESIDENTIAL LANEWAY - 7.5 m ROW

1.25mSidewalk

9.50mBetween Garages

7.50m

2.00mTravel Lane

2.00mTravel Lane

0.50m Concrete

Curb

1.00mSetback

toGarage

0.50m Concrete

Curb1.25m

Sidewalk

1.00mSetback

toGarage

KEY

IMAGE 108. Residential laneway IMAGE 109. Residential laneway

IMAGE 110. Residential laneway IMAGE 111. Residential laneway

Photo by: SGL

Photo by: SGL Photo by: SGL

Photo by: SGL


2.4.2.9 Transit Facilities

The development and configuration of the Glen Abbey road network is intended to be supportive of alternative modes of transportation, including transit. The neighbourhood's main transit route is proposed to run along the main north-south Central Spine (major collector road) and if required, an additional internal loop can be directed through the secondary collector road.

The proposed transit route is located within a 5-minute walk (400 m), for all residents, to the neighbourhood's Spine. The proposed transit route is adjacent to all of the neighbourhood's mixed-use and open space amenity areas such as Glen Abbey’s Main Street and Village Market, Central Park, and less than a 2-minute walk to the Edge Park gateway.

The transit routing is complimented with a comprehensive network of sidewalks and sidewalk connections throughout the neighbourhood to facilitate walking to transit stops.

Off site, four existing bus routes service the existing community: two bus routes that run on Dorval Drive, and two bus routes that run along Upper Middle Road. Oakville’s GO Train station is located 4.0 km away on the Dorval Drive bus route.

2.4.2.10 Cycling Network

The proposed redevelopment of the Glen Abbey Golf Club has incorporated a comprehensive

cycling network into its street and block design. The neighbourhood's entire street typology has been designed to ensure the delivery of a safe and attractive cycling network.

On-street cycling lanes are proposed along the community’s main collector road with a share-the road strategy for all other streets.

Off-street recreational cycling routes are integrated to the Park and Open Space system. Trails along the Greenway Park system, Central Park, the entire length of the Valley’s Edge Park, along with the existing Valley Lands golf course trails; connect cyclists back to the extensive existing on-street and off-street routes along Upper Middle Road West, Dorval Drive and the opposite edge of the Sixteen Mile Valley.

Convenient bicycle parking facilities will be provided throughout the neighbourhood's open space system, especially at key feature areas.

For a detailed description of Glen Abbey’s open space rationale, design details and strategy refer to the Park and Open Space Concept Plan Report.

2.4.2.11 Pedestrian Provisions

A comprehensive network of sidewalks and sidewalk connections are proposed to provide and encourage convenient pedestrian movement throughout the proposed redevelopment of the Glen Abbey Golf Club. Special consideration was given to the connections between sidewalks and other pedestrian paths at feature areas and open

space connections.

The street and block pattern is configured to provide for pedestrian connections or openings to transit routes along the neighbourhood's collector roads every 250 m or less.

2.4.2.12 TrafficCalmingMeasures

Glen Abbey’s street and block design includes numerous traffic calming features to promote reduced vehicular speeds, minimize conflicts between road users, promote walking and improve neighbourhood environment. The features of the inherent traffic-calming plan include the following measures:

• Local street fabric based on a basic modified grid pattern with regularly spaced connectivity but without extended or long continuous and uninterrupted local streets;

• Traffic control devises such as round abouts, signals and stop signs;

• On-street parking bays with corner bump-outs;

• Generous planted boulevards to support the growth of street trees to their full maturity;

• Bicycle lanes along the neighbourhood's collector road and a “share the road” chevron strategy thoughtout the neighbourhood;

• Textured road surfaces on the major collector road at pedestrian crossings; and,

• A consistent built form setback enclosure of all roads.

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