PARKING STUDY PROPOSED WOMEN S ONLY FITNESS CLUB

Transcription

1 PARKING STUDY PROPOSED WOMEN S ONLY FITNESS CLUB 1360 White Oaks Boulevard & 1297 Marlborough Court Town of Oakville, Ontario Prepared for: Capreit Limited Partnership August 2016

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3 August 23, 2016 Ms. Kelly McLoughlin Capreit Limited Partnership 460 Brant Street, Suite 200 Burlington, ON L7R 4B6 c/o Mr. Gregory H. Dell Greg Dell & Associates Planning & Land Development Consultants 3464 Semenyk Court, Suite 100 Mississauga, ON L5C 4P8 Re: Conversion of Existing Residential Amenity Space into Women s Only Fitness Club, 1360 White Oaks Boulevard & 1297 Marlborough Court, Oakville, ON Parking Study Dear Ms. McLoughlin, TRANS-PLAN is pleased to submit this Parking Study report in support of the proposed interior renovation of residential ground floor amenity space at 1360 White Oaks Boulevard to add a women s only fitness club with 838 sq.m. of GFA. The overall property includes two residential buildings and a commercial plaza. The proposed fitness club is considered as a commercial use and would be accommodated by the commercial parking supply. According to the Town of Oakville Zoning By-Law, the parking requirement for existing commercial uses is 145 spaces and the requirement for the proposed fitness club is 47 spaces, for a total requirement of 192 spaces, which exceeds the commercial parking supply of 184 spaces by eight spaces. To demonstrate that the existing commercial parking supply would be sufficient due to the hourly variation in peak parking demands for the various businesses at the site, this report includes the results of parking utilization surveys at the property to show that surplus commercial parking would be available to accommodate the renovation. Anil Seegobin, P.Eng. Partner, Engineer Trans-Plan Transportation Inc. Transportation Consultants

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5 Parking Study Conversion of Existing Amenity Space into Women s Only Fitness Club 1360 White Oaks Boulevard & 1297 Marlborough Court, Oakville, ON Table of Contents Transmittal Letter Table of Contents 1. INTRODUCTION SITE CONTEXT PROPOSED DEVELOPMENT SITE PARKING SUPPLY AND REQUIREMENTS Parking Supply Parking Requirements, Town of Oakville Zoning By-law PARKING UTILIZATON SURVEYS Survey Methodology Survey Results ANALYSIS OF FUTURE PARKING DEMANDS Projected Parking Demands Based on Zoning By-law Requirement for Future Uses Projected Parking Demands Based on Hourly Variation PEDESTRIAN CONNECTIVITY CONCLUSIONS... 9 Appendix A Town of Oakville Zoning By-law, Parking Requirements Appendix B Parking Survey Results Appendix C Excerpt of Parking Generation Manual i

6 Parking Study Conversion of Existing Amenity Space into Women s Only Fitness Club 1360 White Oaks Boulevard & 1297 Marlborough Court, Oakville, ON List of Tables Table 1 Commercial Land Use Statistics... 2 Table 2 Residential Apartment Unit Breakdown... 3 Table 3 Parking Requirements based on Town of Oakville Zoning By-law... 4 Table 4 Parking Survey Zones... 5 Table 5 Parking Utilization Results in Commercial Area (Zone 3)... 6 Table 6 Observed Commercial Area Parking Requirement... 6 Table 7 Parking Generation, Future Uses... 7 Table 8 Projected Peak Parking Demands, Based on Adding Observed and Required Parking... 7 Table 9 Projected Peak Parking Demands, Based on Hourly Variation of Fitness Club and Other Commercial Uses... 8 List of Figures Figure 1 Site Location Figure 2 Site Plan Figure 3 Pedestrian Connectivity and Proposed Directional Signage ii

7 Parking Study Conversion of Existing Amenity Space into Women s Only Fitness Club 1360 White Oaks Boulevard & 1297 Marlborough Court, Oakville, ON 1. INTRODUCTION Trans-Plan has been retained by Capreit Limited Partnership to complete a Parking Study in support of the site located at 1360 White Oaks Boulevard & 1297 Marlborough Court in Oakville, Ontario, where renovations to the amenity area is proposed to add a women s only fitness club. This parking report includes the following: A review of the existing and future parking requirements for the site according to the Town s Zoning Bylaw, in comparison to the parking supply (for residential, visitor and commercial uses). A site visit to conduct a parking inventory that includes the names and types of businesses, hour of operation, parking supply and allocation, related signage, pedestrian connectivity and other relevant traffic and parking observations. Conducting parking surveys at 1360 White Oaks Boulevard & 1297 Marlborough Court to measure existing parking demands on both weekdays and weekends during business hours. Analyzing the existing peak parking demands for the uses at the site to determine peak parking demands and identify any surplus parking in the commercial area to accommodate the fitness club. Parking study conclusions and recommendations. In coordination with Greg Dell & Associates, Town of Oakville Transportation and Planning staff were contacted to discuss the parking study requirements. The purpose of this study is to confirm that the existing commercial parking supply at the subject property would be sufficient to accommodate a women s only fitness club (proposed by renovations of the ground floor amenity area) at the apartment building at 1360 White Oaks Boulevard. 2. SITE CONTEXT The site is located at 1360 White Oaks Boulevard & 1297 Marlborough Court in the Town of Oakville. As noted in the site plan provided by Pomeroy Architecture Inc., dated April 11, 2016, and a commercial unit breakdown provided by Capreit Limited Partnership, the site consists of two 18-storey residential apartments and a one-storey commercial plaza, with 3, sq.m. of GFA. Table 1 provides the details of commercial uses at the site. 1

8 Table 1 Commercial Land Use Statistics Parking Study Conversion of Existing Amenity Space into Women s Only Fitness Club 1360 White Oaks Boulevard & 1297 Marlborough Court, Oakville, ON Unit No. Tenants Land Use Hours of Operation GFA (sq.ft.) GFA (sq.m.) 1 Luxury Nails Commercial Mon - Fri 10am - 7:30pm / Sat 10am - 6:30pm / Sun 11am :30pm 2 Labyrinth Comics Retail Sun/Mon Closed / Tues - Sat 11am - 8pm Lourice Mediterranean Restaurant Mon - Sun 11am - 2am 2, Cuisine 4 Vacant Unit (Formerly Dollar Solutions) Retail Closed 5, A Queen's Drug Pharmacy Mart Retail Mon 9am - 7pm 2, B White Oaks Medical Mon - Thurs 10am - 7pm / Fri 10am Dental Office Office - 4pm / Sat 9am - 4pm 1, Rabba Fine Foods Retail Mon - Sun 12am - 12am (24 hour) 5, Gino's Pizza Restaurant Mon - Wed 11am-12am / Thurs 11am - 3pm / Sun 11:30am - 12am 1, Habanero Taqueria Restaurant Mon - Wed 11am-10pm / Thurs - Sat 11am - 11pm / Sun 12pm - 9pm 1, Liberty Tax Professional Mon 10am - 5pm / Tues - Fri 10am - Service Office 4pm / Sat-Sun Closed Monaghans Mon - Fri 11am - 1am / Sun - Sat Sports Bar Pub & Restaurant 10am - 1am Grill 6, Mona Rajkumar Sun/Mon Closed / Tues - Thurs Commercial Hair 8am - 3pm / Sat 7am - 2pm Trafalgar Barber Shop Commercial Mon - Sun 9am - 6pm Burger King Restaurant Mon - Sun 7am - 11pm 3, A Heritage Montessori School Daycare Mon - Fri 7am - 6pm 3, Total 35,889 3, Similar to the proposed fitness club, the Heritage Montessori School is located within the residential zone, but is considered as a commercial use. The Heritage Montessori School is a daycare use that takes children from 18 months to 5 years of age, with a maximum occupancy of 72 students per day. According to discussions with daycare staff and from our site visit, the commercial parking area is used for staff 2

9 Parking Study Conversion of Existing Amenity Space into Women s Only Fitness Club 1360 White Oaks Boulevard & 1297 Marlborough Court, Oakville, ON parking and for student drop-offs, occurring at around 7:00am and pick-ups, occurring around 6:00pm. During the morning student drop-off period, the majority of other uses at the commercial plaza are closed. Afternoon student pick-ups were captured in our surveys of the commercial parking area. Table 2 provides the details of the two residential apartments at the site, which include a total of 266 units. As per discussions with Capreit Limited Partnership, both apartments are nearly fully occupied by tenants (at about 95 percent occupancy). Table 2 Residential Apartment Unit Breakdown Residential Building Unit Breakdown 1 Bedroom 1 Bedroom + Den 2 Bedroom 2 Bedroom + Den Total 1360 White Oaks Boulevard Marlborough Court Total PROPOSED DEVELOPMENT The existing amenity space containing a swimming pool is to be converted into a women s only fitness club consisting of 838 sq.m. of GFA. The future total commercial GFA is expected to be 4,172.2 sq.m. The hours of operation are expected to be similar to other typical women s only fitness clubs, generally open from 6:00am to 8:00pm on weekdays and from 8:00am to 6:00pm on weekends. The club would include typical types of equipment such as free weights and exercise machines. The tenant for the fitness club is not confirmed at this time. Gym memberships would be available to both residential tenants and to outside guests. No additional parking spaces are to be provided for the new development; fitness club members driving to the site would utilize the parking supply in the commercial area, which is connected to the gym entrance by a sizable interlock pedestrian path in the courtyard area of the plaza. 4. SITE PARKING SUPPLY AND REQUIREMENTS 4.1 Parking Supply According to the site plan, the total on-site parking supply is 583 parking spaces for all uses: residential, visitor and commercial. The residential and visitor parking supply includes 332 underground parking spaces and 67 surface parking spaces. The remaining 184 surface parking spaces are provided for the commercial plaza with 23 of these spaces being paid parking. None of the parking spaces for commercial tenants / customers are designated to a specific business; rather, all commercial parking is shared by the business at the plaza. 4.2 Parking Requirements, Town of Oakville Zoning By-law A review of the future parking requirements (with the addition of the women s only fitness club) was completed based on the Town of Oakville Zoning By-law, The commercial plaza is located in a Neighbourhood Commercial (C1) Zone and the residential uses, Montessori school and future fitness club are located in a Residential High (RH) Zone. The parking space requirements are shown in Table 3. 3

10 Table 3 Parking Requirements based on Town of Oakville Zoning By-law Parking Study Conversion of Existing Amenity Space into Women s Only Fitness Club 1360 White Oaks Boulevard & 1297 Marlborough Court, Oakville, ON Land Use Units / Parking Supply Parking Requirement sq.m of GFA Surface Underground Total rate spaces Residential (spaces / unit) 1360 White Oaks Boulevard 125 units Marlborough Court 141 units Residential Visitors Residential Total 266 units Commercial (spaces / sq.m. of GFA) Commercial Tenants 3, sq.m space / 22 sq.m. 137 Heritage Montessori School space / 40 sq.m. 8 Proposed Fitness Club sq.m. 1 space / 18 sq.m. 47 Commercial Total 4, sq.m Total According to the Town of Oakville Zoning By-law (see Appendix A), the site requires 591 spaces, whereas 583 are provided. More specifically, in regards to the commercial parking area, 184 parking spaces are provided whereas 192 are required, resulting in a parking space deficiency of eight parking spaces when the women s only fitness club is added. 5. PARKING UTILIZATON SURVEYS To gain a better understanding of the parking demands for business activity at the site, Trans-Plan conducted parking utilization surveys. 5.1 Survey Methodology The surveys were carried out for two weeks on two separate months on the following dates: Month of July: Thursday July 21, Friday July 22 and Saturday July 23, 2016 Month of August: Saturday August 6 and Tuesday August 9, 2016 A surveyor was on-site to record the number of vehicles parked within the commercial, residential and visitor uses on the property. Survey data was recorded at 30-minute to 1-hour intervals (depending on times of surges of peak parking activity). For analysis purposes, the surface parking supply is separated into three main zones to serve the residential and commercial buildings, as shown in Table 4. 4

11 Parking Study Conversion of Existing Amenity Space into Women s Only Fitness Club 1360 White Oaks Boulevard & 1297 Marlborough Court, Oakville, ON Table 4 Parking Survey Zones Parking Zone Address Parking Supply (spaces) Residential Visitor Commercial Paid Zone 1; residential 1360 White Oaks Boulevard Zone 2; residential 1297 Marlborough Court Zone 3; commercial 1289 Marlborough Court Total The south ramp to underground parking (at 1297 Marlborough Court) and portions of the underground parking area are currently closed for routine maintenance, with concrete repairs and slab replacements, which are expected to be completed this year. Our study does not take into account the underground parking level for residents, since the prospective fitness club members would utilize the commercial parking area at the surface only. However, based on discussions with Capreit Limited Partnership and with Greg Dell & Associates, the underground parking supply for residential tenants is currently underutilized. 5.2 Survey Results The detailed survey results for all zones (Zones 1 and 2 for residential and visitor parking and Zone 3 for commercial parking) can be found in Appendix B. The summary results for Zone 3 are provided in Table 5, showing the time of peak parking demands and number of vehicles counted, on each survey day, in comparison to the available parking supply. Occurrences of unauthorized (illegal) parking activity in the commercial area was also recorded where the surveyor noted mainly students parking on-site during the day and crossing the street to go to Sheridan College, which is located nearby on the west side of Trafalgar Road. This also occurred during the time of peak demand on Tuesday August 9, 2016, when the Sheridan College parking lot was operating at, or near capacity (likely due to classes in session), which created occurrences of spillover (illegal) parking at the subject site. To be conservative, illegally parked vehicles were identified, but not removed from the analysis of future conditions. Of the 184 spaces in Zone 3, the 23 paid parking spaces at the southwest corner of the property were subtracted (counted separately), leaving 161 spaces for commercial uses (which the proposed fitness club would rely on for on-site parking). 5

12 Parking Study Conversion of Existing Amenity Space into Women s Only Fitness Club 1360 White Oaks Boulevard & 1297 Marlborough Court, Oakville, ON Table 5 Parking Utilization Results in Commercial Area (Zone 3) Date Survey Times Thurs. July 21, 2016 Fri. July 22, 2016 Sat. July 23, 2016 Sat. August 6, 2016 Tues. August 9, 2016 Note: 9:00am to 10:00pm 9:00am to 10:00pm 9:00am to 10:00pm 11:00am to 7:00pm 12:00pm to 10:00pm Peak Time of Parking Demand Peak Parking Demand (spaces occupied) Commercial Illegal 1 Total Parking Utilization (percent occupied) 2 Based on Parking Supply of 161 spaces Commercial Parking Commercial + Illegal 6:00pm % 44% 3:30pm % 42% 11:30am % 36% 12:30pm % 35% 12:00pm % 55% (1) Vehicles parked on property and students crossed the street to go to Sheridan College. (2) Parking Utilization does not take into account the 23 paid parking spaces at the southwest corner of the property. The peak parking demands occurred on Tuesday August 9, 2016 at 12:00pm, with 89 spaces occupied (including illegal parking) of the 161 available spaces, resulting in a parking rate of 1 space per 31.8 sq.m. of GFA (based on 2, sq.m. of commercial GFA currently occupied). The parking results indicate that at least 72 commercial parking spaces are available during the times of peak parking demand for a typical weekday and weekend. The observed peak parking rate of 31.8 sq.m. of GFA is compared to the parking requirements from the Town of Oakville Zoning By-law, as shown in Table 6. Since the commercial area has a parking requirement of 1 space per 22 sq.m. of GFA and the daycare has a parking requirement of 1 space per 40 sq.m. of GFA, a blended rate of 1 space per 23.2 was calculated (based on the GFA of each use) to compare with the observed parking rate. Table 6 Observed Commercial Area Parking Requirement Peak Parking Commercial Building Size Parking Requirement (sq.m. of GFA) Land Use Demand (spaces) (sq.m. of GFA) Observed Zoning By-law Commercial 2, space / 22 sq.m. 1 space / Montessori School space / 40 sq.m sq.m. Blended Rate 2, space / 23.2 sq.m. Note: (1) The vacant retail unit #4 of sq.m. of GFA was subtracted from total commercial GFA for the purpose of calculating parking demands. 6

13 Parking Study Conversion of Existing Amenity Space into Women s Only Fitness Club 1360 White Oaks Boulevard & 1297 Marlborough Court, Oakville, ON The observed commercial parking rate is approximately 1 space per 32 sq.m. of GFA, which is lower than the blended parking requirement of 1 space per 23.2 sq.m. of GFA calculated from the Town s Zoning Bylaw for parking requirements. 6. ANALYSIS OF FUTURE PARKING DEMANDS In this section, future commercial parking demands are estimated using two methods: 1. A simple addition of existing peak parking demands at the site added to the Zoning By-law requirement for parking for a fitness club 2. A review of the hourly parking demands during the busiest day at the site added to the typical hourly parking demands for a fitness club to see when the peak hour would be for all uses combined 6.1 Projected Parking Demands Based on Zoning By-law Requirement for Future Uses To account for the vacant commercial (retail) unit within the plaza and the proposed fitness club, the parking demand for each of the uses was calculated based on the parking space requirements from the Town of Oakville Zoning By-law. The parking requirements are shown below in Table 7. Table 7 Parking Generation, Future Uses Land Use (as Parking Requirement per Zoning Bylaw) Units / GFA Rate Spaces Vacant Unit #4 Commercial sq.m. 1 1 space / 22 sq.m. 23 Proposed Fitness Club Sports Facility sq.m. 1 space / 18 sq.m. 47 Total 70 Note: (1) Site statistics for unit GFA provided by Capreit Limited Partnership. The unoccupied retail unit requires 23 parking spaces and the fitness club requires 47 spaces, resulting in a future parking requirement for 70 spaces (if all commercial units at the site are occupied). Assuming that the parking demands for future uses (as determined by the By-law) coincide with the time of peak parking demands at the commercial parking lot, the 70 spaces required could be accommodated by the surplus parking of 72 spaces available from the supply of 161 spaces, as previously noted from our survey results. The calculation is shown in Table 8. Table 8 Projected Peak Parking Demands, Based on Adding Observed and Required Parking Parking Demand or Requirement Existing (spaces) Parking Supply Existing Commercial Units (in Operation) 89 (observed peak demand) (spaces) Vacant Commercial Unit (if occupied by a retail use) 23 (required as per By-law) Proposed Fitness Club 47 (required as per By-law) Total Surplus 2 7

14 Parking Study Conversion of Existing Amenity Space into Women s Only Fitness Club 1360 White Oaks Boulevard & 1297 Marlborough Court, Oakville, ON In summary, based on a simple method of adding future parking requirements to the observed peak parking demands at the site, there is expected to be a surplus of at least two parking spaces at the commercial parking lot. 6.2 Projected Parking Demands Based on Hourly Variation Given that the fitness club generally peaks in the weekday evening and the commercial uses at the plaza peaked during the midday, a further analysis of hourly variation in future peak parking activity at the site was conducted. The typical hourly parking demands on a weekday for a fitness club was obtained from the Institute of Transportation Engineers (ITE) Parking Generation manuals, 4th Edition, Land Use Code 492 (Health / Fitness Club). Source information is provided in Appendix C. Table 9 shows the anticipated hourly variation in parking demands of the proposed fitness club added to the observed parking demands at the site (for the day with the highest parking demands, Tuesday August 9, 2016). The parking requirement of 23 spaces for future occupancy of the vacant retail unit was incorporated in the parking demands for the commercial uses. Table 9 Projected Peak Parking Demands, Based on Hourly Variation of Fitness Club and Other Commercial Uses Time (hh:mm) Fitness Club (Commercial Use) Percent Parking of Peak Demand Period Parking Demand (spaces occupied) Commercial Uses and Montessori School Existing Percent Occupancy Parking of Peak of Vacant Demands Period Unit #4 Total Parking Demand Surplus Parking Supply (spaces) Total (percent occupancy of Commercial Parking) Parking Requirement / Supply: :00 PM 42% % % 1:00 PM 47% % % 2:00 PM 38% % % 3:00 PM 41% % % 4:00 PM 61% % % 5:00 PM 84% % % 6:00 PM 91% % % 7:00 PM 100% % % 8:00 PM 50% % % 9:00 PM 0% % % 10:00 PM 0% % % Note: A women s only fitness club is typically closed after 8:00pm on weekdays. In summary, the commercial parking lot is expected to see a peak parking demand of 132 parking spaces occupied at approximately 12:00pm (noon) and a second peak parking demand of 131 parking spaces 8

15 Parking Study Conversion of Existing Amenity Space into Women s Only Fitness Club 1360 White Oaks Boulevard & 1297 Marlborough Court, Oakville, ON occupied 6:00pm. (The evening peak for all commercial uses generally occurs at a time when parking activity for a fitness club would peak). At the times of peak parking demand in the weekday noon and evening, there would likely be a surplus of at least 29 commercial parking spaces available for users. 7. PEDESTRIAN CONNECTIVITY A drawing showing the pedestrian connectivity from the commercial parking area to the fitness club entrance is provided in Figure 3. Fitness club members would be directed to use the main interlock walkway, which passes through the commercial courtyard area. Directional signage (similar to that of the directional signs for Unit #20, Heritage Montessori School Inc.), would be installed at the front of the commercial plaza building and along the walkway. The Fitness Club would be located adjacent to the Montessori school commercial unit, within the interior of the courtyard. 8. CONCLUSIONS On behalf of Capreit Limited Partnership, Trans-Plan completed a Parking Study for the property at 1360 White Oaks Boulevard and 1297 Marlborough Court, in the Town of Oakville, for the proposed renovation of the ground floor amenity area (formerly a swimming pool for residential tenants) into a women s only fitness club (for use by both residential tenants and outside users alike). Our Parking Study is summarized as follows: Based on the Town of Oakville Zoning By-law, 47 parking spaces are required for the proposed women s only fitness club. In total, the commercial area requires 192 parking spaces which is not met by the existing parking supply of 183 spaces (of which 23 spaces are paid parking). Based on our two weeks of parking surveys conducted at the site, the peak demand, observed on a typical weekday and when the fitness club would be in use, is 89 spaces, as compared to the supply of 161 parking spaces (not including the 23 paid parking spaces located at the southwest quadrant of the site). The required parking rate for the commercial area and Montessori school (by blending the rates for the two land uses provided in the Town s Zoning By-law) is 1 space / 23.2 sq.m. of GFA, which (based on the variation in parking activity for the land uses at the site) is more stringent than the observed parking rate of 1 space / 31.8 sq.m. of GFA. The results of our parking demand analysis (simple addition of uses) indicate that there would be ample parking to accommodate the proposed fitness club, when comparing the existing commercial parking supply of 161 to the future peak parking demand of 159 spaces (existing demand of 89 spaces for the commercial parking are, plus 23 spaces for the vacant unit, and plus 47 spaces for the future women s only fitness club). Additionally, given that the fitness club would generally peak in the late afternoon / early evening and existing commercial uses peak during the midday / early afternoon, by estimating hourly parking demands for a fitness club from the ITE Parking Generation manual, the results indicate that the commercial parking area would peak at approximately noon and again at 6:00pm on a weekday, at about 131 to 132 spaces occupied, leaving a surplus of at least 29 to 30 parking spaces. 9

16 Parking Study Conversion of Existing Amenity Space into Women s Only Fitness Club 1360 White Oaks Boulevard & 1297 Marlborough Court, Oakville, ON The main pedestrian connection for the fitness club entrance from the commercial parking area would be though the main courtyard at the plaza, with directional signage provided along the interlock walkway, as shown in Figure 3. Based on our parking study findings, the existing commercial parking supply for the site located at 1360 White Oaks Boulevard & 1297 Marlborough Court is expected to be sufficient to accommodate the addition of the women s only fitness club. Respectfully submitted, Anil Seegobin, P.Eng. Partner, Engineer Trans-Plan Transportation Inc. Transportation Consultants 10

17 Parking Study Conversion of Existing Amenity Space into Women s Only Fitness Club 1360 White Oaks Boulevard & 1297 Marlborough Court, Oakville, ON Figure 1 Site Location Zone 1: Parking for 1360 White Oaks Boulevard Zone 2: Parking for 1297 Marlborough Court Zone 3: Parking for 1289 Marlborough Court Source : Google Maps 11

18 REVISED PARKING COUNT 16/04/ WHITE OAKS BLVD/1297 MARLBOROUGH COURT A1 # ISSUED FOR YY/MM/DD DWG SCALE: OFFICIAL PLAN AND ZONING AMENDMENT 15/11/27 PROJECT NAME: AS NOTED 1 pomeroyarchitecture inc. DWG #: architecture interior design project management Figure 2 - Site Plan PROPOSED WORK:1360 WHITE OAKS BLVD/1297 MARLBOROUGH COURT INTERIOR RENOVATION TO CONVERT EXISTING POOL AREA TO COMMERCIAL SPACES 1 A1 SITE PLAN 1: A2 SITE STATICS: SITE DATA: EXISTING SITE AREA: 32,424 M2(100%) 8.01 ACRES EXISTING BUILDING COVERAGE: 5,992 M2(18.5%) EXISTING PARKING AND DRIVE AISLES:10,295 M2(31.75%) EXISTING LANDSCAPE AREA: 16,137 M2(49.75%) BUILDING DATA: EXISTING COMMERCIAL: 3,159 M2 PROPOSED COMMERCIAL: 838 M2 TOTAL COMMERCIAL: 3,997 M2 PARKING DATA: COMMERCIAL ZONE: EXISTING PARKING REQUIRED:( X 1/22 M2) 144 PARKING PROVIDED: 184 RESIDENTIAL ZONE: PARKING REQUIRED:(266 UNIT X 1.5/UNIT) 399 PARKING PROVIDED:(ABOVE GROUND) 67 PARKING PROVIDED:(BELOW GROUND) 332 FITNESS PARKING REQ'D:(838 X 1/18 M2) 47 TOTAL PARKING REQUIRED: 590 TOTAL PARKING PROVIDED: 583 BUILDING "A"(1360 WHITE OAKS BLVD) STATISTICS: 2 BEDROOM+DEN: 93 1 BEDROOM+DEN: 30 1 BEDROOM: 2 TOTAL NUMBER OF SUITES: 125 BUILDING "B"(1297 MARLBOROUGH COURT) STATISTICS: 2 BEDROOM+DEN: BEDROOM: 1 1 BEDROOM+DEN: 34 1 BEDROOM: 2 TOTAL NUMBER OF SUITES: 141

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20 APPENDICES Appendix A Town of Oakville Zoning By-law, Parking Requirements Appendix B Parking Survey Results Appendix C Excerpt of Parking Generation Manual Parking Study Conversion of Existing Amenity Space into Women s Only Fitness Club 1360 White Oaks Boulevard & 1297 Marlborough Court, Oakville, ON 14

21 APPENDIX A Town of Oakville, Zoning By-law, Parking Requirements

22 Part 5 Parking, Loading, & Stacking Lane Provisions Cash-in-Lieu of Parking Portions of this by-law not yet in effect are covered with a blue tone. This version consolidates all amendments and orders of the OMB up to the consolidation date shown below. Contact the Building Services or Planning Services departments for more information. Parking spaces and bicycle parking spaces required by this By-law for non-residential uses shall not be required for a lot in any Mixed Use Zone on Maps 19(2a) and 19(7a) if the Town enters into an agreement with the landowner respecting the payment of cash-in-lieu for some or all of the parking spaces, bicycle parking spaces, aisles, or driveways required, in accordance with Section 40 of the Planning Act Shared Driveways and Access Lanes Recognition a) Notwithstanding any other provision of this By-law, a driveway or aisle shared across two lots in a Residential Medium (RM) Zone, Residential High (RH) Zone, Commercial Zone, Mixed Use Zone, Employment Zone, Institutional (I) Zone, and Community Use (CU) Zone shall be permitted. b) Compliance with any regulations of this By-law for a driveway or aisle permitted by subsection (a) above shall be based upon the entire width of the applicable driveway or aisle. ( ) Hardscape Surface Treatment The Town currently only entertains cash-in-lieu of parking requests in Kerr Village and Bronte Village. Contact Planning Services or Legal Services for more information. Gravel is not a permitted surface treatment for driveways outside of the Environmental or Other Zones. All parking areas, loading spaces, and stacking spaces in any Zone other than an Environmental Zone or Other Zone shall be surface treated with asphalt, concrete, interlocking brick, similar hardscaped surface, or other material sufficient to provide stability, prevent erosion, be usable in all seasons, and allow infiltration of surface water Approved Locations for Visitors Parking ( ) Visitors parking spaces may be provided in any combination of an above or below grade parking structure or surface parking area. 5.2 Motor Vehicle Parking Spaces Minimum Number of Parking Spaces The minimum number of parking spaces required for uses permitted by this By-law are established and calculated in accordance with the ratios set out in Table 5.2.1, below. Table 5.2.1: Ratios of Minimum Number of Parking Spaces Use Minimum Number of Parking Spaces Blended Rates for Lots with Multiple Premises Where multiple premises are located on a lot 1.0 per 22.0 m 2 net floor area in the Neighbourhood Commercial (C1) Zone Where multiple premises are located on a lot in all other Commercial Zones a) 1.0 per 18.0 m 2 net floor area for the first 2,500.0 m 2 net floor area; plus, b) 1.0 per 22.0 m 2 net floor area for any additional net floor area Town of Oakville Zoning By-law Consolidated to April 4, 2016 Page 5-2

23 Part 5 Parking, Loading, & Stacking Lane Provisions Portions of this by-law not yet in effect are covered with a blue tone. This version consolidates all amendments and orders of the OMB up to the consolidation date shown below. Contact the Building Services or Planning Services departments for more information. Table 5.2.1: Ratios of Minimum Number of Parking Spaces Use On a lot in the Office Employment (E1), Business Employment (E2), and Industrial (E3) Zones where: a) The lot has a minimum of five premises; b) The lot has a minimum of 5,000.0 m 2 total floor area; c) No use cumulatively occupies more than 50% of the net floor area on the lot; d) None of the following uses, where permitted, together cumulatively occupy no more than 20% of the net floor area on the lot: Financial institutions; Restaurants; and, Service commercial establishments; e) A hotel is not located on the lot; and, f) The maximum number of storeys is two. On a lot in the Business Commercial (E4) Zone where: a) The lot has a minimum of three premises; b) A minimum of two uses occur on the lot; c) A hotel is not located on the lot; and, d) The maximum number of storeys is two. Residential Uses Apartment dwelling Back-to-back townhouse dwelling Detached dwelling Minimum Number of Parking Spaces The lesser of the sum total of the requirements for each of the component uses or 1.0 per 50.0 m 2 net floor area The lesser of the sum total of the requirements for each of the component uses or 1.0 per 40.0 m 2 net floor area a) 1.0 per dwelling where the unit has less than 75.0 square metres net floor area; b) 1.5 per dwelling for all other units (1)(2)(3) 2.0 per dwelling 2.0 per dwelling Dormitory 0.2 per bed (1) Duplex dwelling Long term care facility 2.0 per dwelling 0.25 per bed Multiple dwelling 1.5 per dwelling (1)(2) Retirement home Semi-detached dwelling 0.33 per assisted living unit and dwelling unit 2.0 per dwelling Stacked townhouse dwelling 1.5 per dwelling (1)(3) Townhouse dwelling 2.0 per dwelling (1)(2) Accessory Residential Uses Accessory dwelling Bed and breakfast establishment Day care Home occupation 1.0 additional parking space 1.0 additional parking space per lodging unit <See Institutional and Community Uses row> No minimum requirement Town of Oakville Zoning By-law Consolidated to April 4, 2016 Page 5-3

24 Part 5 Parking, Loading, & Stacking Lane Provisions Portions of this by-law not yet in effect are covered with a blue tone. This version consolidates all amendments and orders of the OMB up to the consolidation date shown below. Contact the Building Services or Planning Services departments for more information. Table 5.2.1: Ratios of Minimum Number of Parking Spaces Use Minimum Number of Parking Spaces Lodging house 1.0 additional parking space per lodging unit Private home day care No minimum requirement Retail Uses Retail propane transfer facility 1.0 per 40.0 m 2 net floor area Retail store or any other store permitted by 1.0 per 18.0 m 2 net floor area this By-law Service Commercial Uses Adult entertainment establishment 1.0 per 18.0 m 2 net floor area Commercial school 1.0 per 22.0 m 2 net floor area Dry cleaning/laundry 1.0 per 22.0 m 2 net floor area Financial institution 1.0 per 22.0 m 2 net floor area Food production 1.0 per 40.0 m 2 net floor area Funeral home 1.0 per 14.0 m 2 net floor area Pet care establishment 1.0 per 22.0 m 2 net floor area Place of entertainment 1.0 per 22.0 m 2 net floor area Rental establishment 1.0 per 18.0 m 2 net floor area Restaurant 1.0 per 10.0 m 2 net floor area Service commercial establishment 1.0 per 22.0 m 2 net floor area a) 1.0 per 18.0 m 2 net floor area; plus, Sports facility b) 4 parking spaces per outdoor playing court; plus, c) 12 parking spaces per outdoor playing field Taxi dispatch 1.0 per 22.0 m 2 net floor area Veterinary clinic 1.0 per 22.0 m 2 net floor area Office Uses Business office 1.0 per 35.0 m 2 net floor area (4) a) For the first 60% of the net floor area on the lot occupied by medical offices, 1.0 per 35.0 m 2 net floor area Medical office b) Where medical offices occupy greater than 60% of the net floor area of the building, 1.0 per 18.0 m 2 net floor area for the entire building Employment Uses Bulk storage facility 1.0 per m 2 net floor area Commercial self-storage 1.0 per m 2 net floor area, to a maximum minimum requirement of 8 parking spaces Contractors establishment 1.0 per m 2 net floor area Town of Oakville Zoning By-law Consolidated to April 4, 2016 Page 5-4

25 Part 5 Parking, Loading, & Stacking Lane Provisions Portions of this by-law not yet in effect are covered with a blue tone. This version consolidates all amendments and orders of the OMB up to the consolidation date shown below. Contact the Building Services or Planning Services departments for more information. Table 5.2.1: Manufacturing Public works yard Repair shop Ratios of Minimum Number of Parking Spaces Use Transportation terminal Training facility Warehousing Waste processing station Waste transfer station Wholesaling Institutional and Community Uses Art gallery Community centre Day care Emergency service facility Emergency shelter (PL140317) Food bank Hospital Library Marina Museum Place of worship School, post-secondary School, private School, public Open Space Uses Agriculture Boarding kennel Minimum Number of Parking Spaces a) 1.0 per m 2 net floor area for the first 7,500.0 m 2 net floor area; plus, b) 1.0 per m 2 net floor area for any additional net floor area No minimum requirement a) 1.0 per m 2 net floor area for the first 7,500.0 m 2 net floor area; plus, b) 1.0 per m 2 net floor area for any additional net floor area 1.0 per m 2 net floor area 1.0 per 22.0 m 2 net floor area a) 1.0 per m 2 net floor area for the first 7,500.0 m 2 net floor area; plus, b) 1.0 per m 2 net floor area for any additional net floor area 1.0 per m 2 net floor area 1.0 per m 2 net floor area 1.0 per m 2 net floor area 1.0 per 28.0 m 2 net floor area 1.0 per 22.0 m 2 net floor area 1.0 per 40.0 m 2 net floor area No minimum requirement 1.0 per 4.0 beds 1.0 per 40.0 m 2 net floor area 1.0 per 50.0 m 2 net floor area 1.0 per 28.0 m 2 net floor area 0.6 spaces per berth 1.0 per 28.0 m 2 net floor area a) 1.0 per 5 persons capacity for the place of worship area of worship; plus, b) 1.0 per 22.0 m 2 net floor area for any additional accessory assembly area No minimum requirement a) For elementary schools, 1.5 per classroom, not including any portables b) For secondary schools, 4.0 per classroom, not including any portables No minimum requirement 1.0 per 35.0 m 2 net floor area, to a maximum minimum requirement of 6 parking spaces A classroom includes teaching rooms such as a library or gymnasium. Town of Oakville Zoning By-law Consolidated to April 4, 2016 Page 5-5

26 Part 5 Parking, Loading, & Stacking Lane Provisions Portions of this by-law not yet in effect are covered with a blue tone. This version consolidates all amendments and orders of the OMB up to the consolidation date shown below. Contact the Building Services or Planning Services departments for more information. Table 5.2.1: Cemetery Conservation use Golf course Ratios of Minimum Number of Parking Spaces Use Outdoor miniature golf course Park, private Park, public Hospitality Uses Hotel Public hall Motor Vehicle Uses Motor vehicle body shop Motor vehicle dealership Motor vehicle rental facility Motor vehicle repair facility Motor vehicle service station Motor vehicle storage compound Motor vehicle washing facility Minimum Number of Parking Spaces No minimum requirement No minimum requirement a) 6.0 per hole; plus, b) 1.0 per 22.0 m 2 net floor area for any accessory uses 1.0 per hole No minimum requirement a) 1.0 per lodging unit; plus, b) 1.0 per 30.0 m 2 net floor area outside of a lodging unit 1.0 per 18.0 m 2 net floor area 1.0 per m 2 net floor area 1.0 per m 2 net floor area 1.0 per m 2 net floor area 1.0 per m 2 net floor area 1.0 per m 2 net floor area 1.0 per m 2 net floor area 1.0 per m 2 net floor area Additional Regulations for Minimum Parking Ratios Table Of the total number of parking spaces required, 0.25 of the parking spaces required per dwelling shall be designated as visitors parking spaces. 2. The visitors parking spaces for a multiple or townhouse dwelling shall only be required in a condominium and shall be located on a parcel of land tied to a common element condominium. 3. A minimum of 50% of the minimum parking spaces shall be provided within a private garage, carport, or parking structure. 4. a) Where a business office is provided accessory to a different main permitted use in the Office Employment (E1), Business Employment (E2), and Industrial (E3) Zones, the parking rate for the main permitted use shall apply to any floor area occupied by a business office provided the business office occupies an area equal to or less than 25% of the total net floor area on the lot. b) The business office ratio shall apply for all net floor area occupied by a business office where the business office occupies greater than 25% of the total net floor area on the lot. Inventory motor vehicles are not to be parked in required parking spaces, per Section of this By-law. Town of Oakville Zoning By-law Consolidated to April 4, 2016 Page 5-6

27 APPENDIX B Parking Survey Results

28 Zone 1: 21 visitor parking spaces Zone 2: 43 total parking spaces, 35 visitor and 8 residential Zone 3: 184 total parking spaces, 161 commercial and 23 paid Parking Utilization Survey Location: 1360 White Oaks Boulevard & 1297 Marlborough Court, Oakville On-Site Parking Supply: 248 Spaces Commercial and Resident / Visitor Parking Supply on Surface

29 Parking Utilization Survey Location: 1360 White Oaks Boulevard & 1297 Marlborough Court, Oakville Date: Thursday, July 21, 2016 Time Period: 9:00am to 10:00pm Surveyor: Aibelle Faith Babista, Trans-Plan On-Site Parking Supply: 248 Spaces Commercial and Resident / Visitor Parking Supply on Surface Time (hh:mm) Zone 1 Zone 2 Parking Demand (spaces) Zone 3 Parking Supply: spaces 8 spaces 161 spaces 23 spaces Location: 1360 White Oaks Boulevard (North Residential Building) 1297 Marlborough Court (South Residential Building) Commercial + Primary Use: Illegal Parking Visitor Visitor Residential Commerical Paid Parking at Commercial Illegal Notes Southwest Corner Parking 9:00 AM Students parking to go to 16% 20% 9:30 AM Sheridan College 0% 0% 10:00 AM % 26% 10:30 AM 0% 0% 11:00 AM % 31% 11:30 AM 0% 0% 12:00 PM % 35% 12:30 PM 0% 0% 1:00 PM % 34% 1:30 PM 0% 0% 2:00 PM % 37% 2:30 PM 0% 0% 3:00 PM % 37% 3:30 PM 0% 0% 4:00 PM % 37% 4:30 PM 0% 0% 5:00 PM % 39% 5:30 PM % 42% 6:00 PM % 44% 6:30 PM % 43% 7:00 PM % 40% 7:30 PM % 28% 8:00 PM % 22% 8:30 PM % 25% 9:00 PM % 28% 9:30 PM % 35% 10:00 PM % 25% Peak Parking Demand % 44% Illegal Parking: Any vehicles parked at the subject site to visit locations off-site Marlborough Court (Near Trafalgar Road) Illegal Parking in Commerical Area (Zone 3) Percentage of Parking Spaces Occupied in Commerical Area (Zone 3, does not include paid parking spaces)

30 Parking Utilization Survey Location: 1360 White Oaks Boulevard & 1297 Marlborough Court, Oakville Date: Friday, July 22, 2016 Time Period: 9:00am to 10:00pm Surveyor: Doug Barr, Trans-Plan On-Site Parking Supply: 248 Spaces Commercial and Resident / Visitor Parking Supply on Surface Time (hh:mm) Zone 1 Parking Demand (spaces) Zone 2 Zone 3 Parking Supply: spaces 8 spaces 161 spaces 23 spaces Location: 1360 White Oaks Boulevard (North Residential Building) 1297 Marlborough Court (South Residential Building) Primary Use: Visitor Visitor Residential Commerical Paid Parking at Southwest Corner Illegal Notes Commercial Parking Commercial + Illegal Parking 9:00 AM Students parking to go to 16% 21% 9:30 AM Sheridan College 0% 0% 10:00 AM % 30% 10:30 AM 0% 0% 11:00 AM % 37% 11:30 AM 0% 0% 12:00 PM % 47% 12:30 PM 0% 0% 1:00 PM % 34% 1:30 PM 0% 0% 2:00 PM % 35% 2:30 PM 0% 0% 3:00 PM % 36% 3:30 PM % 43% 4:00 PM % 42% 4:30 PM % 35% 5:00 PM % 34% 5:30 PM % 36% 6:00 PM % 34% 6:30 PM % 28% 7:00 PM % 29% 7:30 PM 0% 0% 8:00 PM % 28% 8:30 PM 0% 0% 9:00 PM % 18% 9:30 PM 0% 0% 10:00 PM % 19% Peak Parking Demand % 47% Illegal Parking: Any vehicles parked at the subject site to visit locations off-site Marlborough Court (Near Trafalgar Road) Illegal Parking in Commerical Area (Zone 3) Percentage of Parking Spaces Occupied in Commerical Area (Zone 3, does not include paid parking spaces)

31 Parking Utilization Survey Location: 1360 White Oaks Boulevard & 1297 Marlborough Court, Oakville Date: Saturday July 23, 2016 Time Period: 9:00am to 10:00pm Surveyor: Sunil Gyawali, Trans-Plan On-Site Parking Supply: 248 Spaces Commercial and Resident / Visitor Parking Supply on Surface Time (hh:mm) Zone 1 Parking Demand (spaces) Zone 2 Zone 3 Parking Supply: spaces 8 spaces 161 spaces 23 spaces Location: 1360 White Oaks Boulevard (North Residential Building) 1297 Marlborough Court (South Residential Building) Primary Use: Visitor Visitor Residential Commerical Paid Parking at Southwest Corner Illegal Notes Commercial Parking Commercial + Illegal Parking 9:00 AM Vehicles were going to 20% 24% 9:30 AM Sheridan College as there was 23% 26% 10:00 AM an event 22% 26% 10:30 AM % 32% 11:00 AM % 29% 11:30 AM % 36% 12:00 PM % 34% 12:30 PM % 35% 1:00 PM % 27% 1:30 PM % 31% 2:00 PM % 30% 2:30 PM % 28% 3:00 PM % 32% 3:30 PM % 34% 4:00 PM % 32% 4:30 PM % 29% 5:00 PM % 25% 5:30 PM % 26% 6:00 PM % 27% 6:30 PM % 31% 7:00 PM % 25% 7:30 PM % 17% 8:00 PM % 21% 8:30 PM % 22% 9:00 PM % 17% 9:30 PM % 20% 10:00 PM % 16% Peak Parking Demand % 36% Illegal Parking: Any vehicles parked at the subject site to visit locations off-site Marlborough Court (Near Trafalgar Road) Illegal Parking in Commerical Area (Zone 3) Percentage of Parking Spaces Occupied in Commerical Area (Zone 3, does not include paid parking spaces)

32 Parking Utilization Survey Location: 1360 White Oaks Boulevard & 1297 Marlborough Court, Oakville Date: Saturday August 6, 2016 Time Period: 11:00am to 7:00pm Surveyor: Sunil Gyawali, Trans-Plan On-Site Parking Supply: 248 Spaces Commercial and Resident / Visitor Parking Supply on Surface Time (hh:mm) Zone 1 Parking Demand (spaces) Zone 2 Zone 3 Parking Supply: spaces 8 spaces 161 spaces 23 spaces Location: 1360 White Oaks Boulevard (North Residential Building) 1297 Marlborough Court (South Residential Building) Primary Use: Visitor Visitor Residential Commerical Paid Parking at Southwest Corner Illegal Notes Commercial Parking Commercial + Illegal Parking 11:00 AM Students parking to go to 20% 24% 11:30 AM Sheridan College 27% 32% 12:00 PM % 32% 12:30 PM % 35% 1:00 PM % 35% 1:30 PM % 32% 2:00 PM % 34% 2:30 PM % 32% 3:00 PM % 25% 3:30 PM % 18% 4:00 PM % 20% 4:30 PM % 12% 5:00 PM % 20% 5:30 PM % 23% 6:00 PM % 23% 6:30 PM % 27% 7:00 PM % 27% Peak Parking Demand % 35% Illegal Parking: Any vehicles parked at the subject site to visit locations off-site Marlborough Court (Near Trafalgar Road) Illegal Parking in Commerical Area (Zone 3) Percentage of Parking Spaces Occupied in Commerical Area (Zone 3, does not include paid parking spaces)

33 Parking Utilization Survey Location: 1360 White Oaks Boulevard & 1297 Marlborough Court, Oakville Date: Tuesday August 9, 2016 Time Period: 12:00pm to 10:00pm Surveyor: Sunil Gyawali, Trans-Plan On-Site Parking Supply: 248 Spaces Commercial and Resident / Visitor Parking Supply on Surface Time (hh:mm) Zone 1 Parking Demand (spaces) Zone 2 Zone 3 Parking Supply: spaces 8 spaces 161 spaces 23 spaces Location: 1360 White Oaks Boulevard (North Residential Building) 1297 Marlborough Court (South Residential Building) Primary Use: Visitor Visitor Residential Commerical Paid Parking at Southwest Corner Illegal Notes Commercial Parking Commercial + Illegal Parking 12:00 PM Students parking to go to 40% 55% 12:30 PM 1:00 PM Sheridan College 34% 45% 1:30 PM 2:00 PM % 30% 2:30 PM 3:00 PM % 37% 3:30 PM 4:00 PM % 37% 4:30 PM 5:00 PM % 38% 5:30 PM 6:00 PM % 43% 6:30 PM % 37% 7:00 PM % 40% 7:30 PM % 39% 8:00 PM % 30% 8:30 PM % 34% 9:00 PM % 25% 9:30 PM % 24% 10:00 PM % 22% Peak Parking Demand % 55% Illegal Parking: Any vehicles parked at the subject site to visit locations off-site Marlborough Court (Near Trafalgar Road) Illegal Parking in Commerical Area (Zone 3) Percentage of Parking Spaces Occupied in Commerical Area (Zone 3, does not include paid parking spaces)

34 APPENDIX C Excerpt of Parking Generation Manual

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