Memorandum planning/da-161512...12 12 12 12 15 10 Mech Resident Storage Lockers Elev.Vestibule Electrical/ Services Vestibule 9 97 Parking Spots Storage/ Workshop Elev. Bike Storage

IBI GROUP 7th Floor – 55 St. Clair Avenue West Toronto ON M4V 2Y7 Canada

tel 416 596 1930 fax 416 596 0644

Memorandum To/Attention Spruce Partners

Amico Affiliates Date January 22, 2021

From Andrae Griffith (IBI Group) Project No 124610

cc Peter Richards (IBI Group) Hugo Chan (IBI Group)

Subject Transportation Impact and Parking Study Addendum - 152 Wilson Street, Oakville, Ontario

Background IBI Group was retained to undertake a transportation impact study for a proposed retirement residence development located at 152 Wilson Street in the Town of Oakville. The report Transportation Impact Study – Kerr Village Retirement Home (IBI Group, May 14, 2020), (“the 2020 report” - see Appendix A), considered a 6-storey, 230-suite retirement residence providing memory care, assisted living, and independent living facilities. 110 parking spaces are proposed to be provided, accessible via Wilson Street. Existing structures on the property are proposed to be removed.

The purpose of this memorandum is to discuss Town of Oakville staff comments (dated September 28, 2020, see Appendix A) on the initial submission.

Parking Supply Usage As requested by Town of Oakville staff, IBI Group consulted with Amica Senior Lifestyles in order to determine typical parking facility usage for staff, residents, and visitors at comparable retirement residences in the Greater Golden Horseshoe area. While we understand that the proposed parking supply complies with the applicable zoning bylaw requirements, based on these discussions, typical usage of the 110 proposed parking spaces is expected to be as follows:

• Based on 103 full-time equivalent staff, approximately 45 auto drivers are expected to be on duty during the weekday business day. During shift changes – which are expected to be staggered, with some staff arriving / departing at 2:00 p.m. and others arriving / departing at 3:00 p.m. – the worst-case auto driver occupancy is expected to be approximately 55;

• Based on comparable retirement residences, up to 10 suites – primarily independent living suites – are expected to require parking for a single private vehicle;

• The remainder of the parking supply is intended to accommodate visitor parking supply, which is expected to experience peak demand on weekends when fewer than the typical weekday staff complement is expected to be present.

Based on this, it is expected that up to 50% (55 out of 110) of the proposed parking supply will be utilized by staff during a shift change, with a smaller proportion during regular business hours, and an even smaller proportion on weekends. Approximately 10% (up to 10 out of 110) of the proposed

IBI GROUP MEMORANDUM

Spruce Partners

Amico Affiliates – January 22, 2021

2

parking supply is expected to be used by independent living residents, and the remaining 40% (45 out of 110) of the proposed supply is expected to be available for visitors. The proportion of the parking supply available for visitors is expected to increase during peak times on weekends, as fewer staff are expected to be on duty. A conceptual parking space allocation for a typical weekday during a shift change is illustrated in Appendix B.

As the Town of Oakville Zoning Bylaw 2014-014 requires 0.33 parking spaces per assisted living unit and dwelling unit, it should be noted that the proposed development’s parking supply of 110 spaces exceeds the requirement to provide 76 parking spaces for 230 units.

Proposed South Site Access As requested by Town of Oakville staff, IBI Group investigated the feasibility of relocating the proposed southeast site access from Wilson Street (approximately 20 metres north of the centreline of Rebecca Street) to a location on Rebecca Street, west of Wilson Street itself. This is illustrated, conceptually, in Exhibit 1.

Exhibit 1: Conceptual Rebecca Street Access

The existing north and south site accesses onto Wilson Street serve the existing uses on the site, and are proposed to be retained under the development concept analyzed in the May 14, 2020

Proposed South Site Access to Wilson Street

Conceptual Access to Rebecca Street


Spruce Partners


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report. Under a scenario where access to Rebecca Street were obtained, the existing south access would be removed and only the existing north access would be retained as-is for the proposed development uses. Based on our review of access geometrics, access management guidelines, and best practices, the following considerations are submitted:

• Based on the existing development concept, the recommended location for a conceptual relocated access onto Rebecca Street is a location approximately 20 metres west of the centreline of Wilson Street;

• The Transportation Association of Canada (TAC) Geometric Guideline for Canadian Roads (June 2017) notes that the effective management and control of access is most important for arterial roads like Rebecca Street, as the function of higher-order roads is traffic mobility and meeting the operational needs of through traffic (TAC, 8.1.1). As a result, best practices in site design is to pursue access onto lower-order roads (such as Wilson Street), and use existing intersections to connect property to the broader transportation network;

• Accesses and intersections near to each other can result in road user confusion, as motorists waiting to depart from a side street may not be able to easily tell where an approaching main street driver intends to turn. This ambiguity may increase the risk of a collision;

− In this instance, a southbound driver on Wilson Street may mistakenly believe that a westbound Rebecca Street driver is signalling for Wilson Street when they actually intend to turn into the site access further west.

• While intended for regional roads, The Halton Region Access Management Guideline (January 2015) was consulted in order to inform acceptable access spacing for key arterial roads such as Rebecca Street. The guideline indicates that, where broad spacing is not possible due the land use, property, physical or economical reasons, a spacing of 30 metres to 60 metres may be considered for right-in / right-out accesses. The York Region Access Guideline for Regional Roads (September 2007) concurs with this guidance, recommending a minimum corner clearance1 of 35 metres from a minor driveway to the nearest parallel roadway under “Main Street” conditions. This indicates that an access approximately 20 metres west of the Wilson Street centreline would be below the minimum access spacing guidelines for major roads;

− Minor roads, such as Wilson Street, are generally not subject to access management guidelines, as their primary purpose is providing access to property. In addition, low traffic volumes and lower speeds reduce the frequency and severity of conflicts from turning movements. Therefore, maintaining the existing accesses to Wilson Street can be considered an acceptable design practice.

While it is our understanding that the proposed development concept cannot accommodate an access further west, a suitable location for a Rebecca Street access that complies with access spacing guidance is one which is approximately 45 metres west of the Wilson Street centreline –

1 Corner clearance is measured from the centre of the lane accommodating right-turns on the parallel street to the closest corner of the downstream access.


Spruce Partners


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approximately equidistant from Wilson Street and Kerr Street. It should be noted that such an access would be located within the taper of the dedicated westbound right turn lane from Rebecca Street onto Kerr Street (considered undesirable, as per the York Region guidelines), and would create additional conflict points on a designated cycle route. These factors, when taken together, suggests that the most appropriate access configuration for the proposed development is to utilize the existing northeast and southeast accesses onto Wilson Street.

Kerr Street Commercial Parking It is our understanding that retail market analysis indicates that commercial space will be unattractive to perspective tenants without street parking and / or loading along the Kerr Street frontage of the proposed development2. Therefore, IBI Group was retained in order to determine if on-street parking would conflict with turning movements from Town of Oakville Fire Station #3, located at 168 Kerr Street. While on-street parking on the east side of Kerr Street is permitted approximately 85 metres north of the Rebecca Street centreline, vehicle swept path analysis indicates that extending the on-street parking area further south may introduce conflicts with emergency vehicles departing from Fire Station #3. The analysis is presented in Appendix C.

Revised Vehicle Swept Path Analysis Based on a revised site plan, vehicle swept path analysis was conducted using AutoTurn to demonstrate that vehicles can enter and exit the site in a forward motion, and that access to loading and waste collection areas are functional:

• Rear-loading delivery vehicle (MSU) accessing the loading area;

• Front-loading waste collection vehicle (consistent with the dimensions and turning characteristics outlined in the Halton Region Development Design Guidelines for Source Separation of Solid Waste, Version 1.0) accessing the loading area; and

• Para-transit vehicle (Local Service Bus) accessing the southeast building entrance;

The revised vehicle swept path analysis is presented in Appendix D, and is intended to supersede the applicable drawings presented in the 2020 report. It should be noted that, as no revisions to the underground parking facilities are proposed, passenger vehicle circulation below grade is expected to be comparable to the analysis presented in the 2020 report.

Conclusions With respect to parking, the proposed development’s parking supply of 110 spaces greatly exceeds the Town of Oakville Zoning Bylaw 2014-014 requirement to provide 76 parking spaces for 230 units. It is expected that up to 50% of the proposed parking supply will be utilized by staff during a shift change, with a smaller proportion used during regular business hours and an even smaller proportion used on weekends. Approximately 10% of the proposed parking supply is

2 IBI Group Professional Services (Canada) Inc. was retained to conduct transportation impact analysis in support of the proposed 152 Wilson Street development and has no comment on commercial market assessments conducted in support of the proposed development.


Spruce Partners


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expected to be used by independent living residents, and the remaining 40% of the proposed supply is expected to be available for visitors. The proportion of the parking supply available for visitors is expected to increase during peak times on weekends, as fewer staff are expected to be on duty. This analysis indicates that the proposed parking supply is adequate to serve overall parking demand anticipated demand, as well as individual demand from the various parking user groups.

With respect to a conceptual Rebecca Street access, access management guidelines indicate that an appropriate location cannot be accommodated by the proposed development concept, would be located within a dedicated turn lane taper, and would introduce additional conflict points along a designated cycle route. This suggests that the most appropriate location for a site access is to utilize the existing accesses onto Wilson Street.

With respect to on-street commercial parking on the east side of Kerr Street, north of Rebecca Street, vehicle swept path analysis indicated that extending on-street parking south of its existing limit may introduce conflicts with emergency vehicles departing Oakville Fire Station #3.

Appendix A

First Circulation Comments Report (Town of Oakville, September 28, 2020)

Town of Oakville | 1225 Trafalgar Road, Oakville, Ontario L6H 0H3 | 905-845-6601 | www.oakville.ca

First Circulation Comments Report Date: September 28th, 2020 # OF PAGES: #17

To: Melinda MacRory, Planner, MHBC E: #

[email protected]

From:

Paul Barrette, Senior Planner, Planning Services Dept

Contact Info: T: 905-845-6601 ext. 3041 F: 905-338-4414 E: [email protected]

Re: First Circulation Comments Application: Description: Address:

Amico Properties Inc./Spruce Partners Inc., Six storey retirement home with 230 suites inclusive of memory care, assisted living and independent living suites. 152 Wilson Street

File #: OPA 1615.12 and Z.1615.12

Comments:

The above-noted application has been circulated to various municipal departments and external agencies for review. Comments which have been received with respect to the application are included below. Please be aware that comments from some departments and/or agencies may still be pending. Revised and coordinated plans and documents which fully address the attached comments must be submitted to my attention at the Planning Services department at the Town of Oakville at your earliest convenience. Please contact me prior to resubmission to confirm submission requirements, and current protocol. You are also required to submit the following items (forming a complete resubmission package):

an cover letter describing how each comment within this report has been addressed. a transmittal listing the materials submitted, with the titles and information presented

in the following format: “drawing title, drawing number, revision number and date, name of consultant”

all reports, documents and drawings submitted must: be in both paper and digital (PDF) format, be presented in metric measure that can be accurately scaled, be folded to ‘letter’ or ‘legal’ size format (8.5”x11” or 8.5”x14’), and be prepared, stamped and signed by a qualified professional architect (for site plan

and architectural drawings), engineer (for site plan and engineering drawings/reports), or landscape architect (for landscape and tree protection drawings/reports)

mailto:[email protected]:[email protected]


Circulation Comments: PLANNING SERVICES – WEST DISTRICT

1 Current Planning Paul Barrette ext. 3041

Circulation 1

Pursuant to section 12.2.2 of the Livable Oakville Plan, buildings within the Main Street 1 designation shall be a minimum of two storeys in height and a maximum of four storeys in height. Section 23.8.2 provides that the town may allow up to two storeys of additional height (total of six storeys) beyond the maximum permitted in exchange for the provision of public benefits as listed in section 28.6.2, with priority given to those public benefits noted in section 23.8.2 d).

At the pre-consultation meeting, staff suggested that an Official Plan Amendment application be submitted to permit two additional storeys of height since Bill 108 (and now Bill 197) will remove the existing Section 37 density/height bonus provisions from the Planning Act in due course and replace this section with a capped community benefit charge. This suggested OPA was intended to be a backstop should the Planning Act be amended during the application review to allow staff to continue to process the application, not as a means to circumvent the bonusing policies of the Livable Oakville Plan, while those policies are still in force. Please confirm the whether bonusing is being pursued or not.

Pursuant to 12.2 of the Livable Oakville Plan, the Main Street 1 designation represents small-scale, mixed use development along main streets and is intended to reflect a pedestrian-oriented, historic main street character. The ground floor of buildings in the Main Street 1 designation are to be primarily occupied by retail and service commercial uses. The subject lands are adjacent to a primary street (Kerr Street) with an enhanced streetscape area, and a secondary street (Rebecca Street). Policy 23.6.3 of the Livable Oakville Plan provides that commercial, community, cultural or limited office uses shall be provided on the ground floor facing the street, to maintain and enhance a pedestrian-oriented main street function along Kerr Street. Commercial uses along Kerr Street have not been provided and staff is concerned that, despite the official plan amendment application, the intent of the Livable Oakville Plan has not been met in this regard. Kerr Street is a primary street and an enhanced streetscape and any development or public realm improvements (streetscapes) will be carefully reviewed and evaluated in accordance with the urban design direction provided in the Livable by Design Manual (see urban design review section comments). Furthermore, policy 23.5.2 of the Livable Oakville Plan (Public Realm) provides that enhanced streetscape areas, (along Kerr Street), should be incorporated in the design of new developments, streetscapes and open space areas, and utilized as a unifying public realm element through the use of compatible, consistent and complementary design treatments while contributing to a distinctive and unique streetscape. Further, policy 23.5.3 (streetscapes) provides


that:

a) Primary and secondary streets, as identified on Schedule O2, shall provide for pedestrian-oriented streetscapes through the use of wide sidewalks, landscaping and furnishings.

b) Buildings along primary streets, as identified on Schedule O2, shall: 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 foster an active main street environment.

c) Buildings along secondary streets, as identified on Schedule O2, 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, office, community or cultural uses adjacent to

the street which support the main street district, and may also contain residential uses on the ground floor.

Again, staff has strong concerns with the proposed lack of commercial land use on the ground floor along Kerr Street / streetscape and that the proposed development does not meet the intent of these policies.

Section 28.6.5 of the Livable Oakville Plan provides that bonus by-laws shall only be considered where such increases are compatible with the surrounding area. As noted in the urban design comments herein, the massing of the proposed building is very extensive for Kerr Village and effort should be made either to reduce the overalls massing, or to de-emphasize it. Furthermore, as noted in the urban forestry comments, the massing / height / proximity of the building to Westwood Park to the north may have a significant impact on the trees located along the south strip area of the Park. Please arrange to have the shadow study updated with respect to impact on Town trees the Park and have the project arborist comment on shadow impact to the town trees (see urban forestry comments).

Parking is a concern that has been raised at and before the public meeting by residents and Councillors. To address these concerns, additional detail is necessary to understand the parking requirements of this facility, and how parking demand will be met on site. Since a retirement home land use can encompass a range of care which include different staffing requirements, and parking requirements for residents, please provide a detailed breakdown of expected staff / resident / visitor / other parking requirements throughout the day (including shift change) for this facility. Other comparable examples / proxy sites can be used to supplement this analysis. Secondly, on-street parking within the adjacent residential neighbourhood will need to be addressed in the report. With other similar facilities within the Town there are often concerns raised that while the facility may mathematically provide sufficient parking for most of the day, it is more convenient for visitors to park in the adjacent residential neighbourhood


and walk which they often do. Please address this concern, and include mitigation measures. It would be helpful to have a discussion to scope this updated parking analysis.

Access to the proposed development is provided from Wilson St., which is part of a residential area. Traffic volume on Wilson St. was a concern raised by the residents. To reduce trips on Wilson St., please have the transportation consultant assess replacing the proposed southern access with a right in / right out access directly from Rebecca St. (northern access off Wilson St. would remain full moves), to determine if this is a feasible option.

Note that the subject property is not regulated by Conservation Halton, and due to its size of the site, they deferred stormwater management review to the Town.

There are a number of utility comments that I will forward as they are received (Bell Canada, Rogers, Union Gas, Oakville Hydro, Canada Post).

Once you have had a chance to review the comments, please get in touch and we can arrange for a technical review meeting to discuss any issues, or provide clarification of comments, if needed.

2 Urban Design Jana Kelemen ext. 3026

Circulation 1

The following comments are based on materials circulated June 23, 2020 [Circ 1] Comments

1. [Circ 1] According to Livable Oakville Plan (LOP), Section 23.5.3 b) “Buildings along primary streets, as identified on Schedule O2, shall:

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 foster an active main street environment.” This policy is further described in the Livable by Design Manual (Part B) – Urban Design Direction for Kerr Village, which offers specific direction to achieve a continuous and dynamic street wall with a strong and active interface with the pedestrian realm. The intent of the above policy cannot be met with the proposed uses along Kerr Street. The proposed uses (salon, spa, pool…) would not foster an active street environment and should be revised.

2. [Circ 1] Livable by Design Manual (Part B) – Urban Design Direction for Kerr Village, Section ‘3B foster activity at the street level’ speaks to several techniques which should be incorporated into the design of the future development, such as: creating spaces for pausing and gathering, creating a comfortable pedestrian environment (for example by incorporating building setbacks and recesses at main entrances and gathering spaces that will provide shelter from winds) and maintaining a fine-grain main street pattern (for example by creating a continuous streetwall with architecturally detailed facades that provide visual interest and a backdrop for on-street activities and by articulating facades into narrower segments, through projections and/or recesses, that reflect the rhythm and scale of the surrounding built form).


These directions should be incorporated into the design and described in the UDB.

3. [Circ 1] As per LOP, Section 6.9.4, in Growth Areas and along intensification corridors, buildings should incorporate distinctive architecture and contribute to a sense of identity. Livable by Design Manual also speaks to designing the building middle to incorporate varied architectural detailing (Section 3.1.22).

The massing of the proposed building is very extensive for Kerr Village and all of the effort should be made to either reduce the overalls massing, or to de-emphasize it. This could be achieved by breaking the built form into smaller elements to reflect the rhythm and scale of a traditional main street, and by providing further step-backs for the upper storeys.

4. [Circ 1] Connectivity and creating links throughout the district is on of the main objectives of the policies for Kerr Village (Livable by Design Manual (Part B) – Urban Design Direction for Kerr Village, section 3E). There are several areas which are of a concern- retaining walls proposed along Rebecca Street and lack of connections toward the Westwood Park. As there are very limited outdoor amenity areas proposed, all of the effort should be made to create strong connections for the residents to the public park on the north, as well as to create more open urban spaces along the public streets. Retaining walls, extensive signage walls and/or privacy fencing of any kind would not be an appropriate treatment at this location.

Landscape (Philip Wiersma)

5. [Circ 1] LOP Section 23.5 Urban Design - Kerr Street suffers from an inconsistency of streetscape treatments, which works against the objective of distinguishing the district. Livable Oakville 23.5.2 stipulates that enhanced streetscape areas should be used as “unifying public realm elements, through the use of compatible, consistent and complementary design treatments …” (LO 23.5.2) Schedule O2 identifies an enhanced streetscape area along the entire length of the western property line. The brief should discuss how the enhanced streetscape treatment will define the district, noting specific enhancements to the existing planting and furnishing zone, pedestrian zone and building interface zone. The response should cite direction contained in Livable by Design Manual (Part B) – Urban Design Direction for Kerr Village. The adjacent Westwood Park, should serve as a source of inspiration for appropriate materials / furnishings. Please note that large expanses of sod are not considered enhanced landscape.

6. [Circ 1] LOP Section 23.5 Urban Design - Urban design brief should provide more detail as to how the proposal provides for a pedestrian-oriented streetscape through the use of wide sidewalks, landscaping and furnishings. For example, the brief mentions that the sidewalks are wide; however, this does not appear to be reflected on the drawings as existing sidewalks are constrained by existing tree pits on Kerr Street. Soft landscape areas are described as generous; however, along Kerr and Rebecca Street frontages there appears to be an over reliance on sod.

7. [Circ 1] LOP Section 23.5 – One of the objective of the enhanced streetscape areas is to foster activity at street level by creating places for gathering and pausing. The proposal provides what appears to be private areas for customers of the ground floor retail. The streetscape should also provide opportunity for the general public to gather / pause. The brief should discuss this element and the plan should be revised accordingly. The response should cite direction contained in Livable by Design Manual (Part B) – Urban Design Direction for Kerr Village. The focus of these efforts should be along the Kerr Street frontage.


8. [Circ 1] Signage (excluding vehicular traffic signs) is not approved through the site plan process. Urban design brief should be revised to state that signage will require sign permits as administered by the towns Enforcement Services.

9. [Circ 1] The urban design brief should discuss canopy cover. The canopy cover target for this development is 20%.

10. [Circ 1] It is recommended that a direct pedestrian connection be provided from Rebecca Street to the buildings main entrance.

11. [Circ 1] Barrier free parking spaces require access aisles and curb ramps to access adjacent sidewalk.

Conclusion/Conditions The following should be satisfied prior to final approval:

That the owner submit and obtains final approval for the Urban Design Brief to the satisfaction of the Planning Services Department.

Further comments may be provided after review of revised drawings in subsequent submissions.

3 Development Engineering Dan Bijsterveld ext. 3763

Circulation 1

Development Engineering have reviewed the submitted materials as revised for this application and provide the following comments:

Section 1 : General Comments

1. It should be noted that the proposed site/building layout was not reviewed as we are only at the rezoning stage. Changes to the building footprint/ site layout may be required at the site plan stage due to the detailed engineering issues.

2. The topo base on the engineering drawings has been clipped off by the proposed building footprint and hence does not reflect all the works proposed. The existing storm sewers on the adjacent ROWs do not completely match what is show in our GIS system. Please confirm with our Engineering & Construction Department. . The existing storm network on the site also needs to be shown. This should be addressed on subsequent submissions.

Section 2 : Grading, Servicing and SWM Comments

1. The grading design shall ensure that that major overland flow from the public roadway cannot enter the site. This must be demonstrated in the SWM report provided through the site plan process.

2. A detailed grading/servicing plan is to be provided and reviewed during the site plan process. Compatibility with adjacent properties must be demonstrated. Sufficient grading and servicing detail is to be provided at this (rezoning) stage to demonstrate the ability of the site to be graded and serviced to reflect the current proposal


3. The sidewalk on the public right of way is to be continuous through the driveways (no curbs) and is to be reconstructed to commercial standards at the proposed driveway per Town criteria. No stairs will be permitted on or onto the public ROW.

4. The boulevard grading is to be consistent with Town standards based on 2% crossfall from the back of the existing sidewalk elevations. The streetline grades should reflect this.

5. The post development flows from the site shall not exceed the allowable flows for all events up to and including the 100 yr. storm. This is to be demonstrated in a detailed SWM report to be provided and reviewed as part of the site plan process. The FSR provided shows a significant difference between the post/pre flows which appears to be based on the use of roof controls. Please comment. The section in the FSR related to the roof drains is to show flows etc. The report also reference flows to “Lakeshore Road”. Please review and update report.

6. Quality control (Level 1) will be required for the site and has been referenced in the FSR for the site. The unit as currently shown does not treat all required areas.

7. Drainage area sketches are required for the pre & post in the FSR. As a note the report references that there are no external areas to the site. Looking at the provided topo it appears that some drainage may be coming from the existing site to the north, Please review.

8. The alignment of the storm servicing along the west limit is quite tight as it has to fit through the sanitary manhole and the corner of the building. Please review.

These represent comments based upon the information provided to date.

4 Development Engineering Tony Molnar ext. 3869

Circulation 1

Development Application circulation date June 22, 2020. Materials reviewed:

1) Tree Assessment Report by Ron Koudys Landscape Architect dated April 2020. 2) Tree Preservation Plan by Ron Koudys Landscape Architect dated May 1, 2020.

Urban Forestry has reviewed the first Site Plan circulation and has the following

comments:

A Tree Assessment Report has been submitted with detailed information on the existing

trees that are associated with this comprehensive development application. The report has

identified 45 individual trees and 1 hedge row covering 17 various tree species. Municipal

trees both street trees and park trees in Westwood Park include Norway maple, ivory silk

lilac, serviceberry, thornless honey locust, ash, redbud, hedge maple, black walnut, river

birch, Austrian pine, and Kentucky coffee tree totaling 32 trees. Tree species on the subject

site include Norway maple, Manitoba maple, red maple, ivory silk lilac, Austrian pine,


thornless honey locust, tree of heaven, and white cedar (hedge row).

A Tree Preservation Plan has also been submitted showing the locations of all existing as

well as trees proposed for removal and injury.

In general Development Engineering Urban Forestry staff does not have objection to the

proposed Zoning By-law Amendment and Official Plan Amendment outside the significant

impact the new building height, building proximity to the north property, and proposed

grading and walkway will have on the trees located along the south strip area of Westwood

Park. Trees severely impacted by the development proposal include very healthy black

walnut, white pine, river birch, and a Kentucky coffee tree.

Development Engineering Urban Forestry staff strongly recommend that the building

height be reduced and that the setback of all development structures, grading, walkways

etc. be increased to allow the continued tree growth and long-term survivability of the

park trees. Without detailed information, such as a sun/shadow study or a non-invasive

root exploratory exercise a final recommendation for an appropriate building setback from

the north property line cannot be provided at this time.

5 Engineering and Construction Syed Rizvi ext. 3981

Circulation 1

Sustainable Transportation 1. [Circ. 1] Staff has no comments at this time.

Oakville Transit

1. [Circ. 1] Oakville Transit provides door-to-door paratransit service called care-A-van for persons with disabilities. Service is provided by low-floor, fully accessible 26ft buses supplemented in partnership with local taxi providers. Drivers will leave the vehicle and escort the customer to the first accessible public entrance. Staff is satisified with the vehicle swept path analysis for paratransit. Please indicate the curb treatments (eg. roll curb vs barrier curb) around the front entrance and barrier free parking area on the site plan.

2. [Circ. 1] Please confirm if the site will have an accessible walkway connection between the front entrance and the sidewalk on Rebecca Street. A direct access to Rebecca Street will provide a more convenient pedestrian circulation to Kerr Street, the transit stops and Trafalgar Park Community Centre.

Transportation Impact Assessment (TIA) Comments Based on transportation study report and site plan submitted by IBI Group, Transportation Engineering provides the following comments:

1. [Circ. 1] The applicant should confirm with Halton Region’s Waste Management Group that the radii shown on plan are sufficient to meet waste management criteria and the Waste Management strategy for the site.

2. [Circ. 1] The width of the driveways must be minimum 7.5 m, as per the town’s policy. The applicant is required to provide the dimensions of driveway’s and aisle on the site plan for review and comments by transportation strategy.


3. [Circ. 1] Staff appreciate details of the vehicle turning movement assessment for the underground parking area provided for review with the TIS report.

4. [Circ. 1] The parking spaces for the visitor and staff should be clearly marked on the site parking plan. The applicant should update the plan to indicate the visitor, staff and residents parking spaces. The plans should be resubmitted for review and comments by transportation strategy staff.

These represent comments based upon the information provided to date.

INTERNAL DEPARTMENTS

6 Building Services, Zoning Peter Kozelj ext. 3174

Circulation 1

Pending (will review site-specific by-law)

7 Building Services, Fire Prevention Sean McKibben ext. 3602

Circulation 1

No concerns with proposed.

8 Engineering & Construction, Municipal Address Vince Blosser ext. 3313

Circulation 1

Pending

9 Parks & Open Space Janis Olbina x 3148

Circulation 1

As noted in the submission materials, this development borders a very important park within the Kerr Street neighbourhood. Since the park's facelift about 7-8 years ago, the park has become the focal point for many local festivals and activities. Future residents of this development should be aware of this fact and be prepared to deal with large gatherings of people from time to time. We note that a couple of trees near the property line are proposed for removal and several others will be impacted during excavation and servicing. We have made our Forestry department aware of the application and will request full copies of all construction drawings prior to demolition and building permits. Urban Forestry will provide details on tree compensation and or tree protection requirements.

10 Legal, Realty Services Jim Knighton ext. 3022

Circulation 1

Pending

11 Finance Matt Day


Circulation 1

Development Charges would be applicable to this development, and may be payable in instalments based on the proposed use. On June 6, 2019, Bill 108, More Homes, More Choices Act (Bill 108), received Royal Assent. Parts of the Bill are now in force while others await proclamation. Bill 108 introduces significant change to the financial tools available to the town. Planning Act changes with respect to density and height bonusing, parkland and cash-in-lieu of parkland, and some development charges will be replaced with a capped community benefits charge. This is anticipated to further impact the extent that “growth pays for growth” and the protection of complete communities. The financial impact of Bill 108 is being reviewed as details of the final regulations are pending.

EXTERNAL AGENCIES

12 Bell Canada MMM Group tel.

Circulation 1

Pending

14 Canada Post, Delivery Route Planning Michael Wojciak tel. 905-206-1247 X 2026

Circulation 1

Pending

15 Oakville Hydro, Engineering Dept Dan Steele tel. 905.825.9400

Circulation 1

Pending

16 Region of Halton, Planning & Public Works Dept Anne Gariscsak tel. 905.825.6000 ext. 7109

Circulation 1

Regional staff is forwarding comments with respect to the above-noted applications to permit the

development of a six storey retirement home with 230 suites inclusive of memory care, assisted living

and independent living suites. The Zoning By-law Amendment is proposed to rezone the lands to a site-specific MU 1 zone which

permit a maximum building height of 6 storeys, and site-specific modifications to building setbacks.

The purpose of the Official Plan Amendment application is to amend the Main Street 1 designation of the

Livable Oakville Plan by adding a site-specific exception to allow for an increase in height from four to

six storeys; to allow the seniors residence use to occupy the ground floor with no commercial,

community, cultural or limited office use on the ground floor otherwise required, and for the building to

be stepped back at the fourth storey rather than the third storey.

In accordance with Halton Region By-law 16-99 and following review of the proposed official plan

amendment application, it appears that this application will be exempt from Halton Region approval.


Please forward the draft recommendation report and proposed amendment to Halton Region at least 12

days prior to the presentation of the report to Oakville Council, as per the requirements of the by-law for

the exemption to be confirmed by Regional staff.

Halton Region has reviewed the subject applications within the context of Provincial planning documents

and Regional Official Plan (ROP) and offer no objection to the proposed amendments subject to a

Holding “H” provision and based upon the following comments.

Matters of Provincial and Regional Interest

The Provincial Policy Statement provides clear direction on land use planning in Ontario to promote

strong communities, a strong economy, and a clean and healthy environment. Regional staff are of the

opinion the proposed application is consistent with the PPS.

The Growth Plan is a growth management tool for the Greater Golden Horseshoe, which provides policy

direction on issues relating to transportation, infrastructure planning, land use planning, natural heritage,

urban form and housing. Regional staff are of the opinion the proposed application complies with the

Growth Plan.

The subject lands are designated ‘Urban Area’ in the Regional Official Plan (ROP). The development is

located within the Built Boundary. The range of permitted uses and the creation of new lots within the

Urban Area will be in accordance with Local Official Plans and Zoning Bylaws. All development shall

be subject to the policies and plan in effect.

The ROP also contains policies with respect to archaeological potential, and the preservation and

mitigation and documentation of artifacts. The site is identified as having archaeological potential.

An archeological report titled Stage 1 Archaeological Assessment of 152 Wilson Street, Lots 5, 6, 7 and

Part of Lots 1, 2, 3, 4, 8, Block 96, and Part of Head Street, Registered Plan 1, Part of Lots 15 and 16,

Concession 3 SDS, Town of Oakville, Regional Municipality of Halton , Dated Mar 4, 2020 ( ASI,

March 2020) was submitted with the applications, and recommended that no further archaeological

assessment of the subject property is required. Further, a letter from the Ministry of Heritage, Sport,

Tourism, Culture Industries dated April 28, 2020 states the subject report has been entered into the

Ontario Public Register of Archaeological Reports. Halton Region has no further requirements in this

regard however, as an advisory, during any development activities, should archaeological materials be

found on the property, the Ontario Ministry of Tourism, Culture and Sport should be notified

immediately. In the event that human remains are encountered during construction, the proponent should

immediately contact the appropriate authorities (police or coroner) and all soil disturbances must stop to

allow the authorities to investigate and the Registrar of Cemeteries to be consulted.

Regional staff has also reviewed this application within the context of the Halton Region’s “Protocol for

Reviewing Development Applications with Respect to Contaminated Sites”. The Phase 1 ESA and

Phase 2 ESA reports submitted with the subject application were reviewed by Halton Region staff. The

site is changing to a more sensitive land use as defined in O Reg. 153 /04 and therefore a Ministry of

Environment, Conservation and Parks Record of Site Condition ( RSC) is mandatory. Prior to draft or

any approval or by-law, or any servicing or grading of the site and to the satisfaction of Halton Region,

the owner is required to submit to Halton Region, a Ministry of the Environment Conservation and Parks

(MOECP) acknowledged Record of Site Condition (RSC), that is certified by a qualified person as

defined in Ontario Regulation 153/04 and indicates that the environmental condition of the site is suitable

for its proposed land use. The Owner is also required to submit all updated supporting environmental

documentation such as Phase One and Two Environmental Site Assessment and remediation reports etc.


to the Halton Region for review. The author of the environmental reports and Record of Site Condition

submitted to the Region must extend third party reliance to Halton Region. The owner is required to

comply with Ontario regulation 153/04 and Halton Region’s Protocol for Reviewing Development

Applications with respect to Contaminated Sites, to the satisfaction of the Halton Region

Regional Comments

Regional Staff note the proposed use is to connect to the Regional water and wastewater system in

accordance with section 89(3) of the ROP. Halton Region’s Development Project Manager has reviewed

the subject application and notes a 300mm dia. watermain is located on Kerr Street adjacent to the

property. A 300mm dia. watermain is located on Rebecca Street adjacent to the property. A 500mm dia.

watermain is located on Rebecca Street adjacent to the property. A 150mm dia. watermain is located on

Wilson Street adjacent to the property. Please note that the applicant should undertake their own fire flow

testing in the area in order to confirm the design requirements for domestic water supply and fire

protection. A 300mm dia. sanitary sewer is located on Kerr Street adjacent to the property. A 1200mm

dia. sanitary sewer is located on Rebecca Street adjacent to the property. A 900mm dia. sanitary sewer is

located on Rebecca Street adjacent to the property. A 200mm dia. sanitary sewer is located on Wilson

Street adjacent to the property.

A Functional Servicing Report (FSR) prepared by Odan/Detech Group Inc., dated May 2020, was

submitted with the application. The FSR recommends that the site be serviced for sanitary sewers by

connecting to the existing sanitary sewer on Kerr Street. The analysis provided in the FSR for the

proposed flow from this development is based on Region of Halton standards. The FSR provides

analysis that determines that the existing downstream sanitary sewer system can accommodate the

proposed flows from this development.

The FSR recommends that the site to be serviced for water by connecting to the existing watermain on

Wilson Street, however, the Site Servicing Plan show the proposed development being servicing from the

existing watermain on Kerr Street. No fire flow tests were completed for the analysis in the FSR in order

to determine if the existing water system can accommodate the proposed re-development. The FSR did

provide analysis that determined what the proposed water demand will be for the development. The FSR

should be revised to include fire flow testing in the area and the corresponding analysis that demonstrates

that the existing water system in the area can support this development.

The FSR should be revised to reflect the issues noted above. Once the FSR is revised and it is

demonstrated in the revised FSR that the existing water system can accommodate the proposed

development then Halton Region will have no objection to the zoning amendment. If the FSR is not

revised, then it is recommended that this zoning amendment only be approved with a holding provision

applied to it.

Regional waste management matters will more appropriately be dealt with through the review and

approval of the future related site plan application.

It should be noted that the Owner will be required to pay all applicable Regional Development Charges

(DCs) in accordance with the Region of Halton Development Charges By-law(s), as amended. If a

subdivision (or other form of development) agreement is required, a portion of the Regional DCs for

residential units may be payable upon execution of the agreement or in accordance with the terms and

conditions set out in the agreement. In addition, commencing January 1, 2017 every owner of land

located in Halton Region intended for residential development will be subject to the Front-ending

Recovery Payment. Residential developments on lands located in Halton Region that prior to January 1,

2017 are part of a Regional allocation program, or have an executed Regional/Local Subdivision or


consent agreement, or have an executed site plan agreement with the Local Municipality, or received a

notice in writing from the Local Municipality that all requirements under the Planning Act have been

met, or obtained a building permit are not subject to the Front-ending Recovery Payment.

The above note is for information purpose only. All residential development applicants and every owner

of land located in Halton Region assume all of the responsibilities and risks related to the use of the

information provided herein.

Please visit our website at https://www.halton.ca/The-Region/Finance-and-Transparency/Financing-

Growth/Development-Charges-Front-ending-Recovery-Payment to obtain the most current information

which is subject to change.

Conclusion

It is the opinion of Regional Planning staff that the subject applications are consistent with the Provincial

Policy Statement and are in conformity with the Growth Plan and Halton Region Official Plan subject to

a Holding “H” Provision containing the conditions noted below and the following provisions being

implemented:

In order to address Halton Region’s outstanding matters as indicated above, the “H” Provision shall, upon

application by the landowner, be removed by way of an amending zoning by-law when Halton Region’s

Commissioner of Legislative and Planning Services or his or her designate, has confirmed that:

1. A Ministry of Environment Conservation and Parks acknowledged Record of Site Condition (RSC) has been submitted to the satisfaction of Halton Region.

2. A revised Functional Servicing Report (FSR) has been submitted to the satisfaction of Halton Region.

Should you require any additional information or have any questions in this regard, please do not hesitate

to contact me at (905) 825-6000, extension 7109.

17 Halton Catholic District School Board

Circulation 1

See Appendix A

18 Halton District School Board

Circulation 1

See Appendix B


APPENDIX A


APPENDIX B

Appendix B

Conceptual Parking Space Allocation

Rebecca St.

Kerr

St.

Wils

on S

t.

Westwood Park

Wils

on S

t.

Westwood Park

10.70 S52d0'0" E

Outdoor Dining at Grade

138.72 S 38d0'0" W

Second FloorAL Outdoor Terrace

Second FloorMemory CareGarden Court

Outdoor Dining Terrace

Proposed 6 StoreyRetirement Residences

Westwood ParkWestwood Park

12.0

0 Lo

adin

g Sp

ace

3.50

88.6088.60

87.25

87.25

87.25

13 SPACES USEDBY VISITORS

AutoCAD SHX TextVisitor Parking

AutoCAD SHX TextStaff Parking

AutoCAD SHX TextResident Parking

AutoCAD SHX TextLEGEND

AutoCAD SHX TextREVISION

AutoCAD SHX TextNo.

AutoCAD SHX TextDATE

AutoCAD SHX TextPROPOSED SENIORS RESIDENCE DEVELOPMENT 152 WILSON STREET, OAKVILLE

AutoCAD SHX TextDESIGNED BY:

AutoCAD SHX TextDRAWING No.

AutoCAD SHX TextDRAWN BY:

AutoCAD SHX TextCHECKED BY:

AutoCAD SHX TextAPPROVED BY:

AutoCAD SHX TextSHEET No.

AutoCAD SHX TextSCALE:

AutoCAD SHX Text DATE:

AutoCAD SHX TextJanuary 19, 2021

AutoCAD SHX Text-

AutoCAD SHX Text-

AutoCAD SHX TextCONCEPTUAL PARKING SPACE ALLOCATION

AutoCAD SHX TextSURFACE LEVEL

AutoCAD SHX TextJ.P.

AutoCAD SHX Text-

AutoCAD SHX TextA.G.


AutoCAD SHX Text1:16

15

12

12

12

12

15

10

Mech

Resident StorageLockers

Elev

.Ve

stib

ule

Electrical/ Services

Vestibule

9

97 Parking Spots

Storage/ Workshop

Elev.

Bike Storage (25)

ResidentStorageLockers

Elec.

7.06

6.00

6.00

6.92

9.20

6.926.00

6.00

Underground Parking Plan GCA: 4,700.0

2.70Typ.

5.70

Typ

.

5.70

5.70

5.70

5.70

5.70

6.00

5.70

2.70Typ.

5.70

Typ

.2.70Typ.

5.70

Typ

.

3.65

5.72

3.02

3.02

4.25

4.89

8.65

6.44

4.14

20.93

17.34

3.85

3.92

5.17

5.00

5.00

10.9

8

A-A

B-B

10 SPACES USEDBY RESIDENTS

32 SPACES USED BY VISITORS

55 SPACES USEDBY STAFF

AutoCAD SHX TextVisitor Parking

AutoCAD SHX TextStaff Parking

AutoCAD SHX TextResident Parking

AutoCAD SHX TextLEGEND


AutoCAD SHX TextNo.












AutoCAD SHX Text-

AutoCAD SHX Text-

AutoCAD SHX TextCONCEPTUAL PARKING SPACE ALLOCATION

AutoCAD SHX TextUNDERGROUND LEVEL


AutoCAD SHX Text-




Appendix C

Kerr Street Vehicle Swept Path Analysis


AutoCAD SHX TextCrown of Pavement

AutoCAD SHX TextConcrete Sidewalk

AutoCAD SHX TextRS

AutoCAD SHX TextConcrete & Interlock Sidewalk

AutoCAD SHX TextStone Sidewalk

AutoCAD SHX Text87.84





























































































AutoCAD SHX TextPM

AutoCAD SHX TextVault

AutoCAD SHX TextElec.


AutoCAD SHX TextEMH


AutoCAD SHX TextEMH

AutoCAD SHX TextLS

AutoCAD SHX TextLS

AutoCAD SHX TextLS


AutoCAD SHX TextMH


AutoCAD SHX TextMH


AutoCAD SHX TextMH
















AutoCAD SHX TextWV

AutoCAD SHX TextBottom of Slope



AutoCAD SHX TextAsphalt Driveway



AutoCAD SHX TextPART 4, 20R - 5584


AutoCAD SHX TextP.I.N. 24819-0001(LT)

AutoCAD SHX Text( Dedicated by Registered Plan 1 )

AutoCAD SHX TextN 52%%D 07' 10" W

AutoCAD SHX TextH E A D S T R E E T

AutoCAD SHX TextL O T 4




AutoCAD SHX TextB L O C K 9 6


AutoCAD SHX Text( Closed by By-law 1112, Registered as Inst. N° 457 )

AutoCAD SHX TextK E R R S T R E E T

AutoCAD SHX TextParking Curbs

AutoCAD SHX TextR E G I S T E R E D P L A N 1

AutoCAD SHX TextConcrete Curb

AutoCAD SHX TextAsphalt Parking Lot

AutoCAD SHX TextAerial Fire

AutoCAD SHX TextREDG TORONTO 2017 (CA)

AutoCAD SHX Text(c) 2020 Transoft Solutions, Inc. All rights reserved.










AutoCAD SHX TextP

AutoCAD SHX TextTAC-2017 (CA)


AutoCAD SHX TextP



AutoCAD SHX TextP



AutoCAD SHX TextP



AutoCAD SHX TextP



AutoCAD SHX TextP



AutoCAD SHX TextP



AutoCAD SHX TextP



AutoCAD SHX TextP



AutoCAD SHX TextP




AutoCAD SHX TextP



AutoCAD SHX TextP



AutoCAD SHX TextP









AutoCAD SHX Text:


AutoCAD SHX TextSteering Angle



AutoCAD SHX Text6.0


AutoCAD SHX Textmeters

AutoCAD SHX Text:

AutoCAD SHX Text:

AutoCAD SHX Text:

AutoCAD SHX TextWidth

AutoCAD SHX TextTrack

AutoCAD SHX TextLock to Lock Time


AutoCAD SHX TextNo.










AutoCAD SHX TextPROPOSED RESIDENTIAL DEVELOPMENT

AutoCAD SHX Text152 WILSON STREET, OAKVILLE

AutoCAD SHX TextOctober 29, 2020

AutoCAD SHX Text-

AutoCAD SHX Text1 of 2

AutoCAD SHX TextFIRE TRUCK MOVEMENTS


AutoCAD SHX Text-


AutoCAD SHX Text-


jeff.pascuaPolygon


AutoCAD SHX TextCrown of Pavement


AutoCAD SHX TextRS


AutoCAD SHX TextStone Sidewalk






























































































AutoCAD SHX TextPM

AutoCAD SHX TextVault

AutoCAD SHX TextElec.


AutoCAD SHX TextEMH


AutoCAD SHX TextEMH

AutoCAD SHX TextLS

AutoCAD SHX TextLS

AutoCAD SHX TextLS


AutoCAD SHX TextMH


AutoCAD SHX TextMH


AutoCAD SHX TextMH
















AutoCAD SHX TextWV

AutoCAD SHX TextBottom of Slope








AutoCAD SHX TextP.I.N. 24819-0001(LT)

AutoCAD SHX Text( Dedicated by Registered Plan 1 )

AutoCAD SHX TextN 52%%D 07' 10" W

AutoCAD SHX TextH E A D S T R E E T





AutoCAD SHX TextB L O C K 9 6


AutoCAD SHX Text( Closed by By-law 1112, Registered as Inst. N° 457 )

AutoCAD SHX TextK E R R S T R E E T

AutoCAD SHX TextParking Curbs

AutoCAD SHX TextR E G I S T E R E D P L A N 1

AutoCAD SHX TextConcrete Curb

AutoCAD SHX TextAsphalt Parking Lot







AutoCAD SHX TextP



AutoCAD SHX TextP



AutoCAD SHX TextP



AutoCAD SHX TextP



AutoCAD SHX TextP



AutoCAD SHX TextP



AutoCAD SHX TextP



AutoCAD SHX TextP



AutoCAD SHX TextP



AutoCAD SHX TextP




AutoCAD SHX TextP



AutoCAD SHX TextP



AutoCAD SHX TextP















AutoCAD SHX Text:





AutoCAD SHX Text6.0



AutoCAD SHX Text:

AutoCAD SHX Text:

AutoCAD SHX Text:





AutoCAD SHX TextNo.










AutoCAD SHX TextPROPOSED RESIDENTIAL DEVELOPMENT

AutoCAD SHX Text152 WILSON STREET, OAKVILLE

AutoCAD SHX TextOctober 29, 2020

AutoCAD SHX Text-

AutoCAD SHX Text2 of 2

AutoCAD SHX TextFIRE TRUCK MOVEMENTS


AutoCAD SHX Text-


AutoCAD SHX Text-


jeff.pascuaPolygon

Appendix D

Vehicle Swept Path Analysis

Rebecca St.

Kerr

St.

Wils

on S

t.W

ilson

St.

10.70 S52d0'0" E


138.72 S 38d0'0" W





12.0

0 Lo

adin

g Sp

ace

3.50

88.6088.60

87.25

87.25

87.25

AutoCAD SHX TextP



AutoCAD SHX TextP



AutoCAD SHX TextP



AutoCAD SHX TextMSU



AutoCAD SHX TextMSU



AutoCAD SHX TextMSU


AutoCAD SHX TextMSU



AutoCAD SHX TextMSU







AutoCAD SHX Text:

AutoCAD SHX Text:

AutoCAD SHX Text:

AutoCAD SHX Text6.0




AutoCAD SHX Text:



AutoCAD SHX TextNo.












AutoCAD SHX Text3

AutoCAD SHX Text3

AutoCAD SHX TextLOADING TRUCK


AutoCAD SHX Text-




Rebecca St.

Kerr

St.

Wils

on S

t.W

ilson

St.

10.70 S52d0'0" E


138.72 S 38d0'0" W





12.0

0 Lo

adin

g Sp

ace

3.50

88.6088.60

87.25

87.25

87.25

AutoCAD SHX TextWaste Collection Vehicle - Custom

AutoCAD SHX TextCustom









AutoCAD SHX TextP



AutoCAD SHX TextP



AutoCAD SHX TextTurning Radius

AutoCAD SHX Text:








AutoCAD SHX Text6.0


AutoCAD SHX Text:

AutoCAD SHX Text:



AutoCAD SHX Text:

AutoCAD SHX Text:





AutoCAD SHX TextNo.












AutoCAD SHX Text1

AutoCAD SHX Text1

AutoCAD SHX TextFRONT-LOAD WASTE COLLECTION TRUCK


AutoCAD SHX Text-




Rebecca St.

Kerr

St.

Wils

on S

t.W

ilson

St.

10.70 S52d0'0" E


138.72 S 38d0'0" W





12.0

0 Lo

adin

g Sp

ace

3.50

88.6088.60

87.25

87.25

87.25

AutoCAD SHX TextLocal Service Bus

AutoCAD SHX TextEDCTA 2007 (US)



AutoCAD SHX TextEDCTA 2007 (US)








AutoCAD SHX Text:

AutoCAD SHX Text:



AutoCAD SHX Text:


AutoCAD SHX Text:

AutoCAD SHX Text6.0





AutoCAD SHX TextNo.












AutoCAD SHX Text4

AutoCAD SHX Text4

AutoCAD SHX TextPARA-TRANSIT VEHICLE


AutoCAD SHX Text-




TTM_152Wilson-Addendum_2021-01-22_v4.0BackgroundParking Supply UsageProposed South Site AccessKerr Street Commercial ParkingRevised Vehicle Swept Path AnalysisConclusions

Appendix A CoverAppendix A

Sep 28 20 Comment Report No 1Appendix B CoverAppendix B

TTW_ParkingSpaceLayout -Surface Parking V2Sheets and ViewsTTW_ParkingSpaceAsmt-SURFACE-Surface Parking

TTW_ParkingSpaceLayout - Underground Parking V2Sheets and ViewsTTW_ParkingSpaceAsmt-UNDERGROUND-UG Parking

Appendix C CoverAppendix C

152 WilsonSP-Autoturn_2020-10-29_v1.2-DWG1Sheets and ViewsAutoTURN

152 WilsonSP-Autoturn_2020-10-29_v1.2-DWG2Sheets and ViewsAutoTURN

Appendix D CoverAppendix D

152 WilsonSP-Autoturn_2021-01-07_v3.1-MSUSheets and Views152 WilsonSP-Autoturn_2021-01-07_v3.1-AutoTURN

152 WilsonSP-Autoturn_2021-01-07_v3.1-WASTESheets and Views152 WilsonSP-Autoturn_2021-01-07_v3.1-AutoTURN

152 WilsonSP-Autoturn_2021-01-19_v3.1-BUS (PARA-TRANSIT)Sheets and Views152 WilsonSP-Autoturn_2021-01-07_v3.1-AutoTURN

Documents

Memorandum planning/da-161512...12 12 12 12 15 10 Mech Resident Storage Lockers Elev.Vestibule Electrical/ Services Vestibule 9 97 Parking Spots Storage/ Workshop Elev. Bike Storage