~ planning justifiation report ~ to support a site … planning/da-161474-pjr.pdf · ~ planning...
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~ PLANNING JUSTIFICATION REPORT ~ TO SUPPORT A SITE SPECIFIC ZONING BY-LAW AMENDMENT FOR A 12-STOREY MIXED USE RESIDENTIAL/COMMERCIAL BUILDING MAY 21, 2020
150 RANDALL ST, 143 CHURCH ST, 125 NAVY ST. OAKVILLE, ON
Prepared by:
Urban in Mind, Professional Urban Planning, Land Development & CPTED Consultants www.UrbanInMind.ca
(905) 320-8120
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Contents 1.0 INTRODUCTION ...............................................................................................................3 1.1 Purpose of the Report .....................................................................................................4 2.0 Subject Property (Site Context) 2.1 150 Randall Street, 125 Navy Street, 143 Church Street .................................................4 2.2 Surrounding Land Uses ....................................................................................................7 3.0 Proposed Development & Planning Applications ..........................................................9 4.0 Development Considerations 4.1 Neighbourhood Character ...............................................................................................10 4.2 Transportation .................................................................................................................10 4.3 Impact of Proposed Development ...................................................................................11 5.0 Existing Planning Policy and Regulatory Framework 5.1 Provincial Policy Statement (PPS) (2014) .........................................................................13 5.2 A Place to Grow - Growth Plan for the Greater Golden Horseshoe (2019) .....................16 5.3 Greenbelt Plan .................................................................................................................20 5.4 Niagara Escarpment Plan .................................................................................................21 5.5 Mid-Peninsula (Niagara to GTA) Highway Corridor .........................................................21 5.6 Conservation Halton ........................................................................................................22 5.7 Region of Halton Official Plan ..........................................................................................22 5.8 Town of Oakville Official Plan ..........................................................................................24 5.9 Downtown Oakville Heritage Conservation District ........................................................35 5.10 Town of Oakville Zoning By-Law 2014-014 ....................................................................36 6.0 Planning Justification 6.1 Site Suitability ..................................................................................................................44 6.2 Provincial Policy Statement .............................................................................................45 6.3 Growth Plan for the Greater Golden Horseshoe .............................................................45 6.4 Conservation Halton ........................................................................................................46 6.5 Region of Halton Official Plan ..........................................................................................46 6.6 Town of Oakville Official Plan ..........................................................................................46 6.7 Downtown Oakville Heritage Conservation District ........................................................47 6.8 Town of Oakville Zoning By-law 2014-014, as amended .................................................47 7.0 Analysis of the Application .............................................................................................48 8.0 Conclusion .......................................................................................................................48
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List of Figures Figure 1 – Air Photo of 150 Randal Street, 125 Navy Street, 143 Church Street, Oakville ...5 Figure 2 – Street view of 150 Randall Street, Oakville (Property ‘A’) ....................................6 Figure 3 – Street view of 125 Navy Street, Oakville (Property ‘B’) ........................................6 Figure 4 – Street view of 143 Church Street, Oakville (Property ‘C’) ....................................6 Figure 5 – Street view of 155 Navy Street (Property to the North) .......................................8 Figure 6 – Street view of 151 Randall (Property to the North) .............................................8 Figure 7 – Street view of 156 Randall (Property to the East) ................................................8 Figure 8 – Street view of Thomas Street – Looking South (Property to the East) .................8 Figure 9 – Street view of 147, 153 & 155 Church Street (Property to the East) ...................8 Figure 10 – Street view of 136 Church Street (Property to the South) .................................8 Figure 11 – Street view of 130 Navy Street (Property to the West) ......................................8 Figure 12 – Development Plan (Zoning By-law Application) .................................................9 Figure 13 – Heritage Conservation District ............................................................................10 Figure 14 – Public Transit .......................................................................................................11 List of Tables Table 1 ....................................................................................................................................3 List of Appendices Appendix “A” – Greenbelt Plan – Schedule 1 ........................................................................49 Appendix “B” – Conservation Halton Regulation Mapping ...................................................50 Appendix “C” – Halton Region – Map 1 – Regional Structure ...............................................51 Appendix “D” – Liveable Oakville Official Plan – Schedule ‘A1’ – Urban Structure ..............52 Appendix “E” – Liveable Oakville Official Plan – Schedule ‘G’ – South East Land Use ..........53 Appendix “F” – Liveable Oakville Official Plan – Schedule ‘Q1’ – Downtown Oakville .........54 Appendix “G” – Town of Oakville Zoning 2014- 014 – 19 (8a) ..............................................55 Appendix “H” – Plan – Proposed Development ....................................................................56
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1.0 Introduction:
Urban in Mind has been retained by the Owner of 150 Randall Street, 143 Church Street and 125 Navy Street to obtain a site specific zoning By-law amendment to facilitate the construction of a 12-storey mixed use residential/commercial building on the assembled properties. The proposed development will rejuvenate the overall area’s character, bring more people downtown to support the core, create new jobs, as well as provide needed housing opportunities in the core. The 12-storey development is an appropriate form of intensification that will help meet Provincial, Regional and Town intensification targets/goals while also offering a variety of pedestrian oriented amenities and local shops that will serve the general public and building residents. In order to facilitate the proposed re-development, a site specific Zoning By-Law Amendment is required to bring the proposed development into compliance with Regional and Town policy objectives. As such, the following amendment to the Town’s Zoning By-law 2014-014, as amended, is as follows in Table 1: Table 1:
Existing CBD Zoning By-Law 2014-014
Proposed Zoning MU4 By-Law 2014-014
MU4 Special By-Law 2014-014
Min. Front Yard 0.0 m 1.0 m 0 m Max. Front Yard 3.0 m (1) (3) 5.0 m (1) (3)
Min. Flanking Yard
0.0 m 1.0 m 0 m
Max. Flanking Yard
3.0 m (1) (3) 5.0 m (1) (3)
Min. Int. Side Yard (2015-018)
0.0 m 0.0 m 0 m
Min. Rear Yard (2015-018)
0.0 m 0.0 m 0 m
Min. No. Storeys
2 (7) 8 (7) 12
Max. No. Storeys
4 (6) 12
Min 1st Storey Height
4.5 m (7) 4.5 m (7) 6.7 m
Min. Height 7.5 m (7) 25.5 m (7) 41.8 m Max. Height 15.0 m (7) 43.0 m
Total Units ------ ------- 144 units
Parking Business and Commercial Uses Exempt from Parking
Requirements (Table 5.2.2 General
Provision) Apartment Dwelling @ 1.5
Spaces / unit
216 parking spaces 281 parking Spaces
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1. The maximum front yard and maximum flankage yard requirements do not apply when an urban square measuring no less than 300.0 square metres in area and having a minimum length of 10.0 metres is provided along the length of the main wall oriented toward the front or flankage lot line. 3. Shall only apply to the first 12.0 metres of building height, measured along the main wall oriented toward the front or flankage lot line. 6.a) The maximum number of storeys shall be 3 and the maximum height shall be 12.0 metres where the lot is adjacent to a lot in any Residential Low (RL) Zone. b) Notwithstanding Section 4.6.4(a), a mechanical penthouse shall not exceed 3.0 metres in height, measured from the top of the roof on which the mechanical penthouse is directly situated, where the lot is adjacent to a lot in any Residential Low (RL) Zone. 7. Any building legally existing on the effective date of this By-law not complying with this provision shall be permitted.
1.1 Purpose of this Report:
This report’s purpose is to outline the proposed development and provide a fair review of the policies that in turn should support of development and respective Site Specific Zoning By-law Amendment. The review will also identify the development within the context of applicable Provincial, Regional, and Town planning policies/regulations, and provide a sound justification for the support and approval of the requested Zoning By-Law Amendment and ultimate development.
2.0 Subject Property (Site Context):
2.1 150 Randall Street, 125 Navy Street and 143 Church Street:
The subject site is legally described as Lot A & D Part of Lots B & E Block 1, Registered Plan No. 1 in the Town of Oakville in the Regional Municipality of Halton, and is municipally known as 150 Randall Street, 143 Church Street and 125 Navy Street in the Town of Oakville, Ontario (Figure 1), (“the subject property”). Combined, the subject properties make-up roughly half of the existing block located between Randall Street and Church Street, fronting onto Navy Street. 150 Randall Street (Part ‘A’ – Figure 1) is a rectangular shaped property, located at the north east corner of Randall Street and Navy Street. The property has 63.32 m (207.7 ft) of frontage along Randall Street and 32.83 m (107.7 ft) of frontage along Navy Street for a lot area of approximately 2,040 m2 (0.5 ac, 0.2ha). Currently, the property is occupied by a two-storey mixed use building that offers very little landscaping and is architecturally underwhelming. The building is also currently vacant. The property currently has two points of access / driveways connecting the property to Randall Street and is on full municipal services 125 Navy Street (Part ‘B’ – Figure 1) is a rectangular shaped property, located at the north west corner of Church Street and Navy Street. The property has 31.83 m (104.4 ft) of frontage along Navy Street and 22.63 m (74.2 ft) of frontage along Church Street for an overall lot area of approximately 722 m2 (0.18 ac, 0.07ha). Currently, the property is occupied by a two-storey office building that offers an assortment of planting beds and young trees around the interior of the site. The property currently has two point of access / driveways, one to Navy Street and one to Church and is on full municipal services.
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143 Church Street (Part ‘C’ – Figure 1) is a rectangular shaped property of roughly the same configuration as 125 Navy Street and is located mid-block along Church Street. The property has 22.54 m (73.9 ft) of frontage along Church Street and a depth of 31.86m (104.5 ft) for an overall lot area of approximately 713 m2 (0.18 ac, 0.07ha). Currently, the property is occupied by a two-storey restaurant (converted house) with a large addition at the rear of the building. The property has no landscaping and has site accessed from Church Street. Combined, the three (3) subject properties have a site area of 3,367.98 m2 (0.83 ac, 0.34ha) and form the southerly half of the existing block, having frontage and site access along three (3) streets. It is anticipated that a road widening of approximately 1.38m will be required along Randall Street to bring the street width in line with Town requirements. The proposal is to remove all existing structures from the three (3) properties and merge them into one (1) development parcel. The newly created lot will have its principle vehicular access from Randall Street with a secondary emergency access via a shared lane connecting the site from Church Street. The lane is currently secured through easement. The mixed-use development will bring an invigoration of new residential opportunities and rental space to the Downtown Oakville core. Development is in line with both the vision of development for the area and the existing character of the surrounding neighbourhood. Figure 1 –150 Randall Street, 125 Navy Street & 143 Church Street, Oakville, Ontario.
Property Boundaries
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Figure 2 – View ‘1’ – Street view of 150 Randall Street
Figure 3 – View ‘2’ – Street view of 125 Navy Street (at Church Street intersection)
Figure 4 – View ‘3’ – Street view of 143 Church Street
2.2 Surrounding Land Uses:
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The subject property occupies about half of the respective block. It is comprised of three (3) individual parcels of land fronting on Randall Street, Church Street and Navy Street. The subject property (Figure 1 - lots A, B & C) and the immediate surrounding land include (Figure 2 – 11): Figure 2: Part ‘A’ of the Subject Property – Street view of 150 Randall Street. A two-storey
mixed-use building that is currently vacant. The property currently has two points of access to Randall Street.
Figure 3: Part ‘B’ of the Subject Property. Street view of 125 Navy Street. A two-storey office building currently occupied by The Oakville, Milton and District Real Estate Board. The property has two points of access, one via Navy Street and one via Church Street.
Figure 4: Part ‘C’ of the Subject Property. Street view of 143 Church Street. A two Storey building with a significant addition to the rear of the original building. The building is occupied by Mye Japanese Restaurant. The property has one point of access to Church Street.
Figure 5: Street view of the property to the north of the subject lands, 155 Navy Street, a 12-storey apartment building with frontage along both Navy and Randall Streets.
Figure 6: Street view of the property to the north of the subject lands, 151 Randall Street, a
1.5-storey house which has been converted to office space. The building has a large addition to the rear of the converted home.
Figure 7: Street view of the property to the east of the subject lands, 156 Randall Street, a 1.5-storey house which has been converted to office/retail space. The building has been renovated in recent years and a post renovation image in not available.
Figure 8: Street view of the properties to the east of the subject lands, 140, 134, 130 Thomas Street Randall Street and 159 Church Street (Historic Streetscape). Thomas Street could be described as a typical profile street within the Downtown Historical District. It is an eclectic mix of one to three storey buildings.
Figure 9: Street view of the property to the east of the subject lands, 147, 153 & 155 Church Street, a 1 and 2 storey buildings containing office space.
Figure 10: Street view of the property to the south of the subject lands, 136 Church Street, a 1.5-storey with a significant addition to the rear and side of the original building. The building is occupied by Irish Restaurant and office space to the front. The property has one point of access to Church Street.
Figure 11: Street view of the property to the south of the subject lands, 130 Navy Street, the Oakville Centre for the Preforming Arts, Centennial Pool, Oakville Galleries and the Oakville Central Library.
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3.0 Proposed Development & Planning Applications:
The proposed development will remove the existing structures from the three (3) properties and merge them into one (1) development lot. The newly created lot will have its principle vehicular site access from Randall Street with a secondary emergency access via a shared lane (existing easement) connecting the site from Church Street. The site redevelopment will include 3 levels of underground parking, 2 floors of commercial and office space, 10 storeys of residential units as well as shared amenity space. Brining the total development height to 12 floors above-grade. The mixed-use development will bring an invigoration of new residential opportunities and commercial/office space to the Downtown Core. The proposed development is in line with the Town’s vision of the Downtown Core area. The proposed zoning by-law amendment will rezone the subject property from Central Business District (CBD) to Mixed-Use 4 (MU4) Special. The proposed zoning will bring the property into conformity with the Town of Oakville’s Official Plan designation of ‘Growth Area’, ‘Urban Core’ Max. 12 Storey height requirement. Rezoning will create the opportunity for the construction of a 12-storey mixed-use building within the confines of the amalgamated lots. The special conditions, as outlined (Table 1), will permit for a minor reduction to the minimum Front and Flankage Yard setbacks. (Figure 12). All other zoning regulations and standards of the MU4 zone can be achieved with the proposed design. Figure 12 – 150 Randall St, 125 Navy Street, 143 Church St (Concept Site Plan)
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4.0 Development Considerations:
4.1 Neighbourhood Character: The subject property is located in the core of Downtown Oakville on the fringe of the Historic District (Figure 13).
The Downtown Oakville Historic Conservation District (HCD) is recognized for its built form, streetscape and historical settlement context and is designated under the Ontario Heritage Act. Within the Heritage District, buildings maintain a generally low profile, typically two storeys in height with the odd building reaching three and even four storeys. Few buildings within the heritage district have elaborate ornate elements but rather are characterized by their blend of cottage style homes that have been converted to business’, peaked roof lines and decorative parapet facades on some commercial buildings. The surrounding development, outside of the heritage district, offers a modern feel with taller multi-faceted buildings, tree lined streets and consistent pedestrian attributes throughout. Existing development within both the heritage district and beyond, can be characterized as a mix of low level commercial single purpose buildings and buildings containing ground floor commercial with residential units above. These existing uses (outside the HCD) do not reflect the Town’s future intent of the area, in that higher more dense buildings are required. The proposed redevelopment of the subject property conforms with the Town of Oakville’s vision for redevelopment ‘outside of the identified heritage district’. The proposed 12-storey mixed use building will help to meet the cities intensification targets providing new commercial and residential units within the downtown core helping to meet increasing housing and market demands. In addition, the proposed building will assist in framing the Heritage District, thereby improving the focus and intent of preserving the downtown core character. The juxtaposition will help create a contrast between old and new, which in turn amplifies the significance and importance of the District’s character. This juxtaposition is commonly used in buildings throughout the world to visually explain the older potion of a building from a new addition, while tying the structures together.
4.2 Transportation:
Randall Street, Navy Street and Church Street are all classified ‘Minor Arterial’ Roadways in the Liveable Oakville Official Plan. Traffic flow within Downtown Oakville is managed through directional flow. Navy Street offers both North and south traffic movement while Church Street has directional flow from West to East and Randall Street runs East to West adjacent to the subject property. Minor Arterial Roadways are intended to be two to four lanes and achieve a desired right-of-way of 26m, unless otherwise specified. The current condition of Randall Street is approximately 15.5m ROW and both Navy and Church Street have an approximate ROW of
Figure 13 – Heritage Conservation District
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20m in the vicinity of the subject property. Given the location of these streets (within the Downtown and Heritage District), it would be difficult for these roadways to achieve a typical ‘minor arterial’ width. According to Section 8.5 Table 5: Road and Section Right-of Way Widths in the Livable Oakville Plan; the final right-of-way (ROW) and ultimate lane conditions for Church Street from Navy to Allen Street will need to be determined through a Town traffic impact analysis for the area; Randall Street from Navy to Allen Street is anticipated by the Town to achieve an ultimate ROW of 18m, indicating that a road widening of approximately 1.38 m will be required from the subject property. In addition, the supporting ‘Transportation Impact Assessment’ by Paradigm Transportation Solutions Inc. dated March 2020, concludes that the existing roadways will more than accommodate the existing and future traffic load resulting from the proposed site redevelopment. The assembly of the three (3) parcels into one development lot with one primary access will help streamline traffic flow along all three streets. Currently, there are five (5) independent access points; two (2) onto Randall Street, One (1) onto Navy Street, and two (2) onto Church Street. Redevelopment plans for the subject property (Figure 12 & Appendix ‘H’) include limiting access to only one (1) point of site access from Randall Street, away from the intersection to the rear of the property. This singular point of access will accommodate traffic movement for the underground parking facility and loading spaces. As mentioned, a ‘Traffic Impact Assessment has been completed by Paradigm Transportation Solutions Inc. and has been included as part of the submission package for the proposed development. In summary the traffic analysis supports redevelopment of the property. Finally, in addition to vehicular, bicycle and pedestrian access, public transit is easily accessible from the subject property (Figure 14). Transit route 14 and 14A run on adjacent streets to the subject property and offer a direct connection to the Oakville GO Station and convenient transfer throughout the Town of Oakville’s larger transit network.
4.3 Impact of Proposed Development:
The proposed redevelopment will see the removal of dysfunctional existing commercial buildings and surface parking lots, that do not compliment the character of the surrounding Downtown area, and replace them with a modern functionally designed building that will help create and add to the existing Downtown Core. The proposed 12-storey mixed-use building will bring development to the street front creating a welcoming gateway to the Core area. In addition, the pedestrian oriented at-grade commercial uses and 2nd storey office spaces, will provide residents and visitors improved access to goods and services while increasing much needed commercial floor space in the Core area. These new commercial and office units will draw new
Figure 14 – Public Transit
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shoppers and business people into the core which in turn will strengthen the Core’s overall economy and viability. Architectural considerations will enhance the buildings street presence acting not only as a gateway feature but helping in defining a sense of place in the core area as vibrant and exciting destination. The proposed development will also compliment the Oakville Centre for the Preforming Arts as well as annual downtown events. Increased residential units in building will also offer increased population density to support local restaurants and commercial services. A pedestrian scaled environment, street front services, cohesive street fixtures and attractive architecture will invigorate the area and appropriately transition into the downtown historic district. A shadow analysis has been completed by Brook McIlroy and is included as part of the submission requirement detailing the impacts the proposed 12-storey development would have on neighbouring properties. Given the proposed massing and finished elevation of the building it is anticipated that;
• Adequate sunlight is available for residential amenity on the north side of Randall Street. No shadow impacts after 12:00 pm on April 21, June 21 and September 21
• Public sidewalks on Navy Street and Church Street receive more than 5hr of continuous sunlight on April 21, June 21,September 21 and December 21. Randall Street receives about 5hr of continuous sunlight on April 21, June 21 and September 21
• Analysis shows shadowing on adjacent heritage properties between 3-6 pm on April 21 and Septmber 21. between 5-6pm on June 21, which are minimized by providing a series of stepbacks on the east side of the proposed building and achieve about 7 hr sun light on these properties . Analysis also finds some shadow impacts on the roofs of the surrounding buildings, especially in December, but it is considered acceptable in high density downtown area.
Overall, the respective shadow analysis depicts no intolerable effects on the neighbouring properties, as the shadow impacts falls within the ‘acceptable parameters’ for a development within a downtown (higher density) core. A detailed Urban Design Brief has also been completed by Brook McIlroy and included as part of the submission requirements. The report examines the proposed development and among other things, massing, building material, architectural elements and the public realm in relation with design considerations as laid out in the Town of Oakville ‘Liveable by Design’ Urban design Guidelines. The report concludes that the proposed development will contribute to a viable and attractive Downtown Core that nicely fits within the character of the area. The subject property is located on the fringe of the Downtown Oakville Historic Conservation District (HCD). As a result, a detailed Heritage Impact Assessment has been completed by ‘Heidy Schopf of Wood PLC’. and has been included as part of the submission requirements. The report examines any potential impacts and remedies the proposed 12-storey ‘stepped’ development will have on the surrounding HDC buildings.
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The proposed intensification and logical density increase will make efficient use of lands and existing infrastructure helping to support the provincial and regional intent of infill development to facilitate the Growth Plans intensification target of 50% and soon to be 60% by 2031 (2019 Growth Plan). The transition from a low-rise development to a higher density form of development is in character with the vision of the ‘Livable Oakville’ Official Plan designation for the subject lands and should have no intolerable impacts on the surrounding or adjacent properties. Saying this, change is never easy, but logical planned change is inevitable. It is our job as planners, engineers, and architects to ensure the policy that directs this change is sound and conforms to higher order requirements, which the proposed development successfully does.
5.0 Existing Planning Policy and Regulatory Framework:
5.1 Provincial Policy Statement (PPS) (2020):
The Provincial Policy Statement (PPS) for the Province of Ontario has recently been reviewed and came into effect on May 1, 2020 replacing the previous version of the PPS which came into effect in 2014. It provides the provincial policy direction on matters of provincial interest related to land development provided under Section 3 of the Planning Act. The goal of the PPS is to enhance the quality of life for all people living, working and/or playing in Ontario, as well as ensure the continued survival of natural heritage and agricultural operations. The PPS is generally supportive of various forms of development within established Urban Settlement Areas (Built-Up Area), similar to the proposed redevelopment. Applicable policies from the Provincial Policy Statement have been included as follows:
“1.1.2 Sufficient land shall be made available to accommodate an appropriate range and mix of land uses to meet projected needs for a time horizon of up to 25 years, informed by provincial guidelines. However, where an alternate time period has been established for specific areas of the Province as a result of a provincial planning exercise or a provincial plan, that time frame may be used for municipalities within the area. Within settlement areas, sufficient land shall be made available through intensification and redevelopment and, if necessary, designated growth areas. Nothing in policy 1.1.2 limits the planning for infrastructure, public service facilities and employment areas beyond a 25-year time horizon.
1.1.3 Settlement Areas
1.1.3.1 Settlement areas shall be the focus of growth and development, and their vitality and regeneration shall be promoted. 1.1.3.2 Land use patterns within settlement areas shall be based on densities and a mix of land
uses which:
a) efficiently use land and resources;
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b) are appropriate for, and efficiently use, the infrastructure and public service facilities which are planned or available, and avoid the need for their unjustified and/or uneconomical expansion;
c) minimize negative impacts to air quality and climate change, and promote energy efficiency;
d) prepare for the impacts of a changing climate;
e) support active transportation;
f) are transit-supportive, where transit is planned, exists or may be developed; and
g) are freight-supportive.
Land use patterns within settlement areas shall also be based on a range of uses and opportunities for intensification and redevelopment in accordance with the criteria in policy 1.1.3.3, where this can be accommodated.
1.1.3.3 Planning authorities shall identify appropriate locations and promote opportunities for transit-supportive development, accommodating a significant supply and range of housing options through intensification and redevelopment where this can be accommodated taking into account existing building stock or areas, including brownfield sites, and the availability of suitable existing or planned infrastructure and public service facilities required to accommodate projected needs.
1.1.3.5 Planning authorities shall establish and implement minimum targets for intensification
and redevelopment within built-up areas, based on local conditions. However, where provincial targets are established through provincial plans, the provincial target shall represent the minimum target for affected areas.
1.1.3.6 New development taking place in designated growth areas should occur adjacent to the
existing built-up area and should have a compact form, mix of uses and densities that allow for the efficient use of land, infrastructure and public service facilities.
1.1.3.7 Planning authorities should establish and implement phasing policies to ensure:
a) that specified targets for intensification and redevelopment are achieved prior to, or concurrent with, new development within designated growth areas; and
b) the orderly progression of development within designated growth areas and the timely provision of the infrastructure and public service facilities required to meet current and projected needs.
1.3 Employment
1.3.1 Planning authorities shall promote economic development and competitiveness by:
a) providing for an appropriate mix and range of employment, institutional, and broader mixed uses to meet long-term needs;
b) providing opportunities for a diversified economic base, including maintaining a range and choice of suitable sites for employment uses which support a wide range of economic activities and ancillary uses, and take into account the needs of existing and future businesses;
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c) facilitating the conditions for economic investment by identifying strategic sites for investment, monitoring the availability and suitability of employment sites, including market-ready sites, and seeking to address potential barriers to investment;
d) encouraging compact, mixed-use development that incorporates compatible employment uses to support liveable and resilient communities, with consideration of housing policy 1.4; and
1.4 Housing
1.4.3 Planning authorities shall provide for an appropriate range and mix of housing options and densities to meet projected market-based and affordable housing needs of current and future residents of the regional market area by:
a) establishing and implementing minimum targets for the provision of housing which is affordable to low and moderate income households and which aligns with applicable housing and homelessness plans. However, where planning is conducted by an upper-tier municipality, the upper-tier municipality in consultation with the lower-tier municipalities may identify a higher target(s) which shall represent the minimum target(s) for these lower-tier municipalities;
b) permitting and facilitating:
1. all housing options required to meet the social, health, economic and well-being requirements of current and future residents, including special needs requirements and needs arising from demographic changes and employment opportunities; and
2. all types of residential intensification, including additional residential units, and redevelopment in accordance with policy 1.1.3.3;
c) directing the development of new housing towards locations where appropriate levels of infrastructure and public service facilities are or will be available to support current and projected needs;
d) promoting densities for new housing which efficiently use land, resources, infrastructure and public service facilities, and support the use of active transportation and transit in areas where it exists or is to be developed;
e) requiring transit-supportive development and prioritizing intensification, including potential air rights development, in proximity to transit, including corridors and stations; and
f) establishing development standards for residential intensification, redevelopment and new residential development which minimize the cost of housing and facilitate compact form, while maintaining appropriate levels of public health and safety.
1.7 Long-Term Economic Prosperity
1.7.1 Long-term economic prosperity should be supported by:
a. promoting opportunities for economic development and community investment-readiness;
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b. encouraging residential uses to respond to dynamic market-based needs and provide necessary housing supply and range of housing options for a diverse workforce;
c. optimizing the long-term availability and use of land, resources, infrastructure and public service facilities;
d. maintaining and, where possible, enhancing the vitality and viability of downtowns and mainstreets;
e. encouraging a sense of place, by promoting well-designed built form and cultural planning, and by conserving features that help define character, including built heritage resources and cultural heritage landscapes;
f. promoting the redevelopment of brownfield sites; g. providing for an efficient, cost-effective, reliable multimodal transportation system
that is integrated with adjacent systems and those of other jurisdictions, and is appropriate to address projected needs to support the movement of goods and people;
2.6 Cultural Heritage and Archaeology
2.6.3 Planning authorities shall not permit development and site alteration on adjacent lands to protected heritage property except where the proposed development and site alteration has been evaluated and it has been demonstrated that the heritage attributes of the protected heritage property will be conserved.”
5.2 A Place to Grow – Growth Plan for the Greater Golden Horseshoe (2019):
The ‘Places to Grow Act’ is legislation that enables the ‘Growth Plan for the Greater Golden Horseshoe’ policy. The Growth Plan for the Greater Golden Horseshoe (Growth Plan) policy was originally approved in 2006 and updated in June 2017. Most recently the Growth Plan was updated again in May 2019 and renamed “A Place to Grow – Growth Plan for the Greater Golden Horseshoe”. Many of the changes to the document include wording updates to the existing Policies, but in many cases reduce the focus of environmental impact on development. These policy updates will be translated into municipal planning documents such as Official Plans and Zoning By-laws as municipalities update their policies. ‘A Place to Grow’ is a provincial policy that aims to direct growth and development within the Greater Golden Horseshoe to areas that supports economic prosperity, generally protect the environment and improves the quality of life for all residents. It is the intent of ‘A Place to Grow’ to structure communities so that a good mix of residential, commercial and industrial opportunities exists, and that increased opportunities for walking, cycling and transit result. It also encourages intensification by directing a significant portion of new growth to the built-up areas of communities. ‘A Place to Grow’ sets regional standards for growth and development that must be incorporated into both Regional and Local municipal planning documents. The Region of Halton and the Town of Oakville have already incorporated Growth Plan (2006) policies into their Official Plans but will be updating their current Official Plans in the coming years to reflect the new (2019) Plan policies.
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The (2019) Growth Plan update, further enhances the provincial direction to locate new growth within existing settlement areas, support urban intensification, create complete communities, maximize utility efficiency, and encourage transit usage. As such the updated policies further support the rezoning and development of the subject property. Supporting excerpts from the related Growth Plan policy are as follows:
“2.2.1 Managing Growth
1. Population and employment forecasts contained in Schedule 3 will be used for planning and managing growth in the GGH to the horizon of this Plan in accordance with the policies in subsection 5.2.4.
2. Forecasted growth to the horizon of this Plan will be allocated based on the following:
a) the vast majority of growth will be directed to settlement areas that:
i. have a delineated built boundary; ii. have existing or planned municipal water and wastewater systems; and iii. can support the achievement of complete communities;
c) within settlement areas, growth will be focused in:
i. delineated built-up areas; ii. strategic growth areas; iii. locations with existing or planned transit, with a priority on higher order
transit where it exists or is planned; and iv. areas with existing or planned public service facilities;
d) development will be directed to settlement areas, except where the policies of this
Plan permit otherwise;
e) development will be generally directed away from hazardous lands; and
f) the establishment of new settlement areas is prohibited.
3. Upper and single-tier municipalities will undertake integrated planning to manage forecasted growth to the horizon of this Plan, which will:
a) establish a hierarchy of settlement areas, and of areas within settlement areas, in accordance with policy 2.2.1.2;
b) be supported by planning for infrastructure and public service facilities by considering the full life cycle costs of these assets and developing options to pay for these costs over the long-term;
c) provide direction for an urban form that will optimize infrastructure, particularly along
transit and transportation corridors, to support the achievement of complete communities through a more compact built form;
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d) support the environmental and agricultural protection and conservation objectives of this Plan; and
e) be implemented through a municipal comprehensive review and, where applicable, include direction to lower-tier municipalities.
4. Applying the policies of this Plan will support the achievement of complete communities
that:
a) feature a diverse mix of land uses, including residential and employment uses, and convenient access to local stores, services, and public service facilities;
b) improve social equity and overall quality of life, including human health, for people of all ages, abilities, and incomes;
c) provide a diverse range and mix of housing options, including second units and affordable housing, to accommodate people at all stages of life, and to accommodate the needs of all household sizes and incomes;
d) expand convenient access to:
i. a range of transportation options, including options for the safe, comfortable and convenient use of active transportation;
ii. public service facilities, co-located and integrated in community hubs;
iii. an appropriate supply of safe, publicly-accessible open spaces, parks, trails, and other recreational facilities; and
iv. healthy, local, and affordable food options, including through urban agriculture; e) provide for a more compact built form and a vibrant public realm, including public open
spaces;
f) mitigate and adapt to climate change impacts, improve resilience and reduce greenhouse gas emissions, and contribute to environmental sustainability; and
g) integrate green infrastructure and appropriate low impact development. 2.2.2 Delineated Built-up Areas
1. By the time the next municipal comprehensive review is approved and in effect, and for each year thereafter, the applicable minimum intensification target is as follows:
a) A minimum of 50 per cent of all residential development occurring annually within each of the Cities of Barrie, Brantford, Guelph, Hamilton, Orillia and Peterborough and the Regions of Durham, Halton, Niagara, Peel, Waterloo and York will be within the delineated built-up area; and
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2. Until the next municipal comprehensive review is approved and in effect, the annual minimum intensification target contained in the applicable upper- or single-tier official plan that is approved and in effect as of July 1, 2017 will continue to apply.
3. All municipalities will develop a strategy to achieve the minimum intensification target and intensification throughout delineated built-up areas, which will:
a) identify strategic growth areas to support achievement of the intensification target and recognize them as a key focus for development;
b) identify the appropriate type and scale of development in strategic growth areas and transition of built form to adjacent areas;
c) encourage intensification generally throughout the delineated built-up area;
d) ensure lands are zoned and development is designed in a manner that supports the achievement of complete communities;
e) prioritize planning and investment in infrastructure and public service facilities that will support intensification; and
f) be implemented through official plan policies and designations, updated zoning and other supporting documents.
2.2.6 Housing
2. Notwithstanding policy 1.4.1 of the PPS, 2014, in implementing policy 2.2.6.1, municipalities will support the achievement of complete communities by:
a) planning to accommodate forecasted growth to the horizon of this Plan;
b) planning to achieve the minimum intensification and density targets in this Plan;
c) considering the range and mix of housing options and densities of the existing housing stock; and
d) planning to diversify their overall housing stock across the municipality. 3. To support the achievement of complete communities, municipalities will consider the use of
available tools to require that multi-unit residential developments incorporate a mix of unit sizes to accommodate a diverse range of household sizes and incomes.
4. Municipalities will maintain at all times where development is to occur, land with servicing
capacity sufficient to provide at least a three-year supply of residential units. This supply will include, and may exclusively consist of, lands suitably zoned for intensification and redevelopment.
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5.2.4 Growth Forecasts
5. Within delineated built-up areas, municipalities may plan for development beyond the horizon of this Plan for strategic growth areas that are delineated in official plans and subject to minimum density targets, provided that:
a) integrated planning for infrastructure and public service facilities would ensure that the development does not exceed existing or planned capacity;
b) the type and scale of built form for the development would be contextually appropriate; and
c) the development would support the achievement of complete communities, including a diverse mix of land uses and sufficient open space.
5.2.5 Targets
3. For the purposes of implementing the minimum intensification and density targets in this Plan, upper- and single-tier municipalities will, through a municipal comprehensive review, delineate the following in their official plans, where applicable:
a) delineated built-up areas; b) urban growth centres; c) major transit station areas; d) other strategic growth areas for which a minimum density target will be established;
and e) excess lands.
5. For each applicable delineated area, the minimum density targets in this Plan are to be
implemented through:
a) upper-tier official plan policies that identify the minimum density targets and require lower-tier municipalities to undertake planning, such as secondary plans, to establish permitted uses and identify densities, heights, and other elements of site design;”
5.3 Greenbelt Plan:
The Greenbelt Act, S.O. 2005, c. 1, as amended, is legislation that enables the “Greenbelt Plan,” as a provincial policy, to preserve agricultural lands, and environmental natural areas in order to encourage a prosperous, and sustainable Ontario. In June 2017, the Ontario Provincial Government announced minor changes to the Greenbelt Plan that came into effect on July 1, 2017. In general, these changes provide additional clarification to the existing policies, but also enlarge the greenbelt area in specific locations. The subject property is designated “Settlement Area Outside the Greenbelt” and as such the policies of Greenbelt Plan do not apply. (Appendix ‘A’)
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5.4 Niagara Escarpment Plan:
The Niagara Escarpment Plan was originally approved on June 12, 1985 and was revised as a result of reviews that were initiated in 1990, 1999, and 2015. The purpose of the Niagara Escarpment Planning and Development Act (NEPDA), R.S.O. 1990, c. N.2 is “To provide for the maintenance of the Niagara Escarpment and land in its vicinity substantially as a continuous natural environment and to ensure only such development occurs as is compatible with that natural environment.” The NEPDA forms the legal basis for the Niagara Escarpment Plan (NEP), and Niagara Escarpment Commission (NEC) operations. It includes procedures for NEP reviews, hearings, amendments and appeals as well regulations for setting out the planning area, and establishing Development Permit requirements and exemptions. The NEPDA also sets out the relationship of the NEP with municipal planning direction, and land use policies of other public bodies. The Ontario Provincial Government completed minor changes to the Niagara Escarpment Plan that came into effect on June 1, 2017. In general, these changes provide additional clarification to the existing policies. The purpose of this Plan is to provide for the maintenance of the Niagara Escarpment and land in its vicinity substantially as a continuous natural environment, and to ensure that only development that is compatible with that natural environment occurs. According to the updated Niagara Escarpment Plan (2017), the subject property is not located within an area controlled by the Niagara Escarpment Plan. As such, Niagara Escarpment protection policies do not apply to the subject properties.
5.5 Mid-Peninsula (Niagara to GTA) Highway Corridor:
The Mid-Peninsula (Hwy) Corridor was proposed in the 1950’s, and is a planned tract of land that will eventually accommodate a new major highway system that will link Hwy 407, Hwy 403, and Hwy 401 in the Burlington/Hamilton area to a new twinned Peace Bridge crossing at the Canadian/USA Boarder in Fort Erie. The Mid-Peninsula Corridor project has recently completed Stage 1 of the study (2013). Stage 2 of the study has not yet been publicly initiated; however, it will scope a more detailed corridor, conceptually design transit-ways/linkages and goods movement connections, and conceptually design municipal/regional road connections. The development of this Highway system is not expected for a number of years, and even then is subject to political intervention. The subject property is not included in any of the preliminary concept routes for this Mid-Peninsula Highway system. As such, Mid-Peninsula Highway Corridor protection policies do not apply to the subject properties.
5.6 Halton Region Conservation Authority (HRCA):
The subject property is located within the jurisdiction of Conservation Halton. A small portion of the subject is located within the regulation limit as designated by the authority (Appendix ‘B’). Although the subject property falls within the regulation limit, it has been confirmed by HRCA
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staff that a Conservation Development permit will NOT be required. As such, the subject property has been exempted from this requirement based on Policy 3.35.1.
5.7 Halton Region Official Plan (2018):
The consolidated version (June 2018) of the Official Plan for the Regional Municipality of Halton is based on the 1995 Regional Plan approved and adopted by Council. The Official Plan lays out the long-term vision for Halton’s physical form and community character. The Halton Region Official Plan designates the subject property as being within the “Urban Area” on Map 1 – Regional Structure (Appendix ‘C’) and Randall Street as a ‘Minor Arterial’ on Map 3 - Functional Plan of Major Transportation Facilities. The Region is generally supportive of redevelopment and intensification of properties that are within the designated “Urban Area”. Applicable excepts from the Regional Official Plan have been included below:
“Urban Area 72. The objectives of the Urban Area are:
(1) To accommodate growth in accordance with the Region's desire to improve and maintain regional unity, retain local community identity, create healthy communities, promote economic prosperity, maintain a high quality, sustainable natural environment, and preserve certain landscapes permanently.
(2) To support a form of growth that is compact and supportive of transit usage and non-motorized modes of travel, reduces the dependence on the automobile, makes efficient use of space and services, promotes live-work relationships and fosters a strong and competitive economy.
(6) To identify an urban structure that supports the development of Intensification Areas. (9) To facilitate and promote intensification and increased densities.
77. It is the policy of the Region to:
(2.1) Direct, through Table 2 and Table 2a, to the Built-Up Area a minimum of 40 per cent of new residential development occurring annually within Halton in 2015 and every year thereafter.
Intensification Areas 78. The objectives of the Intensification Areas are:
(1) To provide an urban form that is complementary to existing developed areas, uses space more economically, promotes live-work relationships, fosters social interaction, enhances public safety and security, reduces travel by private automobile, promotes active transportation, and is environmentally more sustainable.
(2) To provide opportunities for more cost-efficient and innovative urban design. (3) To provide a range of employment opportunities, facilities and services in centralized
locations that are readily accessible by public transit. (4) To provide a diverse and compatible mix of land uses, including residential and
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employment uses, to support neighbourhoods. (5) To create a vibrant, diverse and pedestrian-oriented urban environment. (6) To cumulatively attract a significant portion of population and employment growth. (7) To provide high quality public open spaces with site design and urban design standards
that create attractive and vibrant places. (8) To support transit and active transportation for everyday activities. (9) To generally achieve higher densities than the surrounding areas. (10) To achieve an appropriate transition of built form to adjacent areas.
81. It is the policy of the Region to:
(1) Direct development with higher densities and mixed uses to Intensification Areas. (2) Require Local Official Plans to identify Intensification Areas with detailed boundaries in
accordance with the objectives and policies of this Plan. (3) Require the Local Municipalities to prepare detailed official plan policies or an Area-
Specific Plan for the development of a new Intensification Area or the redevelopment of an existing Intensification Area, in accordance with Sections 48 and 77(5) of this Plan. The provisions for Intensification Areas may be incorporated as part of a larger community plan.
(4) Require Area-Specific Plans or policies for Intensification Areas to include: a) a transportation network designed to integrate active transportation, local transit
services and inter-municipal/inter-regional higher order transit services; and b) urban design guidelines to promote active transportation and transit supportive land
uses in accordance with Regional standards under Section 81(5). (5) Adopt alternative design standards for Arterial Roads through Intensification Areas to
promote active transportation, pedestrian-oriented development and transit-friendly facilities while maintaining the mobility function of the Major Arterial Road.
(6) Require the Local Municipalities to ensure the proper integration of Intensification Areas with surrounding neighbourhoods through pedestrian walkways, cycling paths and transit routes, and the protection of the physical character of these neighbourhoods through urban design.
(7) Require the Local Municipalities to: a) include Official Plan policies and adopt Zoning By-laws to meet intensification and
mixed-use objectives for Intensification Areas; b) prescribe in Official Plans and Zoning By-laws minimum development densities for
lands within Intensification Areas; c) prohibit site-specific Official Plan or Zoning By-law amendments to reduce
development density within an Intensification Area unless it is part of a municipal comprehensive review of the Official Plan or a review of the Area-Specific Plan for the Intensification Area; and
d) promote development densities that will support existing and planned transit services.”
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5.8 Town of Oakville Official Plan (2018):
The Town of Oakville’s current official Plan was adopted by council in June of 2009 and most recently consolidated in August of 2018. Titled the ‘Livable Oakville’ plan, it represents the vision of development for the Town of Oakville. Under the Livable Oakville Plan, the subject property is within an area described as “Downtown Oakville” and is designated a ‘Growth Area’ on Schedule A1 – Urban Structure (Appendix ‘D’). The Subject Property falls within the South East Schedule Area Boundary as designated on Schedule E – Land use Schedule Boundaries. Schedule G – South East Land Use (Appendix ‘E’), designates the subject property as ‘Growth Area’ subject to Part E, Growth Area Policies. Schedule Q1 – Downtown Oakville Land Use (Appendix ‘F’) designates the subject property as ‘Urban Core’ (8 – 12 Storeys) subject to Part E, Downtown Oakville for building height policies. Schedule Q1 also delineates the Downtown Oakville Heritage Conservation District (HCD) of which the boundary is directly adjacent to the subject property. Randall, Navy and Church Streets are designated as a ‘Minor Arterial’ roadway (Schedule C – Transportation Plan). Within Schedule Q2 – Downtown Oakville Urban Design, all three streets within the vicinity of the subject property are designated ‘Secondary Streets’. Navy Street currently accommodates a designated bike lane while Randall and Church Streets, in the vicinity of the subject property, have plans for some form of future bike lane accommodations. Applicable excepts from the Livable Oakville Official Plan have been included below:
“Part A: Introduction 1. The Livable Oakville Plan
1.2.7 Part D, Land Use Designations and Policies, establishes the land use designations used in the Plan, as described in Table 1: Land use Designations.
Each designation sets out what uses may be permitted and provides the relevant policies.
1.2.8 Part E, Growth Areas, Special Policy Areas and Exceptions, consists of comprehensive
objectives and policies for each of the growth areas identified on Schedule A1. The growth areas are those areas to which intensification is to be directed. The Special Policy Areas include areas in the Town that are subject to further study under this Plan and areas for which additional policies apply.
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Part B: Mission Statement and Guiding Principles 2.2 Guiding Principles
2.2.1 Preserving and creating a livable community in order to:
a) preserve, enhance, and protect the distinct character, cultural heritage, living environment, and sense of community of neighbourhoods;
b) direct the majority of growth to identified locations where higher density, transit and pedestrian oriented development can be accommodated; and,
d) achieve long term economic security within an environment that offers a diverse range of employment opportunities for residents.
Part C: General Policies 3. URBAN STRUCTURE
Oakville is also characterized by major activity centres that are located at the intersections of the QEW with Trafalgar Road and with Dorval Drive, and in the historic downtowns of Oakville and Bronte. The major employment areas generally lie adjacent to the QEW and Highway 403, providing excellent access to the Greater Toronto Area. The Town has a number of stable residential communities with distinct neighbourhoods as well as Growth Areas characterized by a concentration of mixed uses. The Residential Areas, Employment Areas and Growth Areas are shown on Schedule A1, Urban Structure.
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There are nine categories of land use designations in this Plan, which recognize and shape Oakville’s urban structure. The categories are Residential, Mixed Use, Commercial, Employment, Institutional, Natural Area, Open Space, Utility and Parkway Belt West. There are also Special Policy Areas that identify lands subject to further study or special policies.
3.2 Mixed Use
The Mixed-Use designations are to be primarily focused within the Growth Areas and in specified locations reflective of an area’s planned function. The six Growth Areas provide for a concentration of mixed use, higher density, development: Midtown Oakville (urban growth centre), Uptown Core, Palermo Village, Downtown Oakville, Bronte Village and Kerr Village. Policies for all six of the Growth Areas are found in Part E.
4. MANAGING GROWTH AND CHANGE
The policies of this Plan relating to the management of growth and change are intended to implement the mission statement and guiding principles of Part B. Many of the principles reflect those of Provincial policies and plans which provide for a significant shift to a more compact urban form and intensification within the built-up area. Within the existing built boundary shown on Schedule A2, growth is to occur primarily within the defined Growth Areas in Part E (Midtown Oakville, the Uptown Core, Palermo Village, Kerr Village, Bronte Village and Downtown Oakville). Intensification outside of the Growth Areas is to be provided in accordance with the policies as set out in this Plan.
4.1 Growth Areas
The majority of intensification in the Town is to occur within the Growth Areas as defined in Part E.
Midtown Oakville, the Uptown Core and Palermo Village are primary Growth Areas, which will accommodate the highest level of intensification. They are intended to be developed as mixed use centres with transit-supportive development focused around major transit station areas and along corridors. These areas have been the subject of detailed, comprehensive land use studies or secondary planning exercises which have resulted in objectives and policies to provide for intensification opportunities. Bronte Village, Kerr Village and Downtown Oakville are also Growth Areas. These areas are intended to develop as mixed use centres with viable main streets. The revitalization of Bronte Village and Kerr Village has been the subject of detailed, comprehensive land use studies which have resulted in objectives and policies to provide for growth opportunities. Downtown Oakville will continue to provide for intensification opportunities within its defined planning framework.
4.4 Intensification Targets
The intensification target of 14,390 residential units within the built boundary is intended to provide for units which can be built as a result of developments that conform to this Plan. The number of units built within the built boundary by the year 2015, and each year
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thereafter, will be monitored to ensure conformity with the Region’s requirement under the Growth Plan. The minimum heights and densities as set out in the land use designations in Part D and the policies set out in Part E of the Plan shall be maintained to achieve the minimum intensification target of 13,500 units, as required by the Region of Halton Official Plan. No zoning by-law shall be approved which would preclude meeting this minimum intensification target.
5. CULTURAL HERITAGE
Conservation of cultural heritage resources forms an integral part of the Town’s planning and decision making. Oakville’s cultural heritage resources shall be conserved so that they may be experienced and appreciated by existing and future generations, and enhance the Town’s sense of history, sense of community, identity, sustainability, economic health and quality of life.
5.1 General 5.1.1 Objectives
The general objectives for cultural heritage are:
a) to conserve cultural heritage resources through available powers and tools and ensure that all new development and any site alteration conserve cultural heritage resources; and,
b) to encourage the development of a Town-wide culture of conservation by promoting cultural heritage initiatives as part of a comprehensive economic, environmental, and social strategy where cultural heritage resources contribute to achieving a sustainable, healthy and prosperous community.
5.2 Cultural Heritage Resources
5.2.1 To conserve cultural heritage resources in accordance with applicable legislation and recognized heritage protocols, the Town:
a) shall maintain a Register of Properties of Cultural Heritage Value or Interest; b) may recognize and/or designate cultural heritage resources; e) may establish heritage conservation districts and adopt heritage conservation
district plans for each district; f) may, consistent with provincial standards, establish policies, procedures, plans, and
guidelines to support the identification, assessment, evaluation, management, use, registration, designation, alteration, removal, and demolition of cultural heritage resources or changes to their heritage status;
g) may pass by-laws providing for the entering into of easements or covenants for the conservation of property of cultural heritage value or interest; and,
h) may establish policies and/or urban design guidelines to recognize the importance of cultural heritage context.
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5.3 Heritage Conservation
5.3.1 The Town shall encourage the conservation of cultural heritage resources identified on the register and their integration into new development proposals through the approval process and other appropriate mechanisms.
5.3.2 A cultural heritage resource should be evaluated to determine its cultural heritage
values and heritage attributes prior to the preparation of a heritage impact assessment of a proposed development on the cultural heritage resource.
5.3.3 The Town shall conserve cultural heritage landscapes in accordance with the Cultural
Heritage Landscape Strategy. 5.3.4 The character of Heritage Conservation Districts (as identified in Appendix 1) shall be
preserved, maintained and enhanced through the careful consideration of plans for change within the district. In reviewing proposals for the construction, demolition, relocation or removal of buildings and structures, or for alterations, additions, renovation or restoration of existing buildings or structures within a designated Heritage Conservation District, the Town will be guided by the applicable Heritage Conservation District plan.
5.3.5 The Town should require a heritage impact assessment where development or
redevelopment is proposed:
a) on, adjacent to, or in the immediate vicinity of, an individually designated heritage property;
b) within, adjacent to, or in the immediate vicinity of, the boundaries of a Heritage Conservation District;
c) within, adjacent to, or in the immediate vicinity of, a cultural heritage landscape; or, d) on a property listed on the Oakville Register of Properties of Cultural Heritage Value
or Interest. 5.3.6 The Town may impose, as a condition of any development approvals, the
implementation of appropriate measures to ensure the conservation of any affected cultural heritage resources, and where appropriate, their integration into new development.
6. URBAN DESIGN 6.1.1 Objectives
The general objectives for urban design are to provide for:
a) diversity, comfort, safety and compatibility with the existing community; b) attractive, barrier-free, and safe public spaces, such as streetscapes, gateways, vistas
and open spaces; c) innovative and diverse urban form and excellence in architectural design; and, d) the creation of distinctive places and locales, including Midtown Oakville, the other
Growth Areas and high-profile locations such as gateways to the Town.
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6.1.2 Policies
a) Development and public realm improvements shall be evaluated in accordance with the urban design direction provided in the Livable by Design Manual, as amended, to ascertain conformity with the urban design policies of this Plan. Alternative design approaches to those found in the Livable by Design Manual may be proposed, with appropriate justification and after consultation with the Town, provided that they meet the intent and purpose of the urban design policies of the Plan.
b) Urban design policies shall be developed and incorporated by amendment to this Plan.
c) The urban design policies will be implemented through design documents and zoning.
6.4.2 New development should contribute to the creation of a cohesive streetscape by:
a) placing the principal building entrances towards the street and where applicable, towards corner intersections;
b) framing the street and creating a sense of enclosure; c) providing variation in façade articulation and details; d) connecting active uses to the public realm to enhance the liveliness and vibrancy of
the street, where applicable; e) incorporating sustainable design elements, such as trees, plantings, furnishings,
lighting, etc.; f) coordinating improvements in building setback areas to create transitions from the
public to private realms; and, g) improving the visibility and prominence of and access to unique natural, heritage,
and built features. 6.6 Gateways
6.6.1 Gateways should create a sense of entrance and arrival through well-designed built form, landscaping and enhanced streetscape treatments that contribute to community image and identity.
6.6.2 Major gateways are located at visually prominent sites located at major entry points
into the Town and Growth Areas. Minor gateways are located at secondary entry points to the Town and prominent intersections.
6.6.3 Development at gateways should be well-designed, pedestrian-scaled, address the
public realm, and complement the distinctive character of the area. 6.9 Built Form
6.9.1 Buildings should be designed to create a sense of identity through massing, form, placement, orientation, scale, architectural features, landscaping and signage.
6.9.2 Building design and placement should be compatible with the existing and planned
surrounding context and undertaken in a creative and innovative manner.
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6.9.3 To achieve compatibility between different land uses, development shall be designed to accommodate an appropriate transition through landscape buffering, spatial separation, and compatible built form.
6.9.4 In Growth Areas and along intensification corridors, buildings should incorporate
distinctive architecture, contribute to a sense of identity and be positioned on and oriented towards the street frontage(s) to provide interest and comfort at ground level for pedestrians.
6.9.5 Buildings should present active and visually permeable façades to all adjacent streets,
urban squares, and amenity spaces through the use of windows, entry features, and human-scaled elements.
6.9.6 Main principal entrances to buildings should be oriented to the public sidewalk, on
street parking and transit facilities for direct and convenient access for pedestrians. 6.9.7 Development should be designed with variation in building mass, façade treatment and
articulation to avoid sameness. 6.9.8 Buildings located on corner lots shall provide a distinct architectural appearance with a
high level of detailing and articulated façades that continue around the corner to address both streets.
6.9.9 New development shall ensure that proposed building heights and form are compatible
with adjacent existing development by employing an appropriate transition of height and form from new to existing development, which may include setbacks, façade step backs or terracing in order to reduce adverse impacts on adjacent properties and/or the public realm.
6.9.10 Continuous streetwalls of identical building height are discouraged. Variety in rooflines
should be created through subtle variations in roof form and height. 6.9.11 Where appropriate, the first storey of a building shall have a greater floor to ceiling
height to accommodate a range of non-residential uses. 8. TRANSPORTATION 8.1.2 Policies
d) The Town will balance the provision of a safe, functional and attractive pedestrian-, cycling- and transit-oriented environment with an acceptable level of vehicular traffic. If necessary, within the Growth Areas, the Town may accept a level of service which is less than optimum, in return for a more pedestrian-, cycling- and transit-oriented environment along its roads.
8.2 Transportation Network 8.2.1 The major road networks existing and proposed for the
Town are shown on Schedule C. This schedule, together with Table 4, Functional Classification of Roads, and Table 5, Road and Section Right-of-Way Widths, shall be the
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basis for the provision of roads, right-of-way widths, and access control within the Town.
8.4.3 Rights-of-way in accordance with Table 4 shall be conveyed as required as a condition of development.
Part D: Land Use Designation Policies
The majority of intensification and development within the Town is to occur within the Growth Areas as described in Part E. Intensification outside of the Growth Areas within the stable residential communities will be subject to policies that are intended to maintain and protect the existing character of those communities.
12. MIXED USE
The Mixed Use designations provide areas where residential, commercial and office uses are integrated in a compact urban form at higher development intensities. Mixed Use areas are to be pedestrian-oriented and transit-supportive.
12.1 General
12.1.1 The intent of the Mixed Use designations is to allow for a diversity of residential, commercial and office uses which are integrated in buildings to provide for the efficient use of municipal services and infrastructure.
12.1.2 Mixed use development will be focused on lands located within Oakville’s Growth Areas
and along identified corridors. 12.1.3 The Mixed Use designations are intended to create animated streets by providing retail
and service commercial uses on the ground floor of mixed use buildings, fronting onto the street and other pedestrian environments. The location and size of any use on upper and/or lower floors within mixed use buildings will be determined through the development process and regulated by the implementing zoning.
12.1.4 All development within the Mixed Use designations shall be of a high quality design that
considers the integration of new and existing buildings, as well as building façade treatment.
12.5 Urban Core
The Urban Core designation is envisioned to have a strong urban focus and incorporate retail and service commercial, office and residential uses. Development should be oriented to the street and shall contribute to a high quality pedestrian oriented and transit-supportive environment. Midtown Oakville and the Uptown Core are the primary locations for this designation.
12.5.1 Permitted Uses
a) A wide range of retail and service commercial uses, including restaurants, commercial schools, offices and residential uses may be permitted in the Urban Core
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designation. Retail and service commercial uses shall be provided on the ground floor of mixed use buildings that directly front a public street. These uses may also extend to other floors. Entertainment facilities and hotels may also be permitted. Office uses and ancillary residential uses may be provided on the ground floor and above the ground floor.
b) The size and location of uses shall be determined through the development process and regulated by the implementing zoning.
12.5.2 Building Heights
a) Buildings within the Urban Core designation shall be a minimum of eight storeys in height and a maximum of 12 storeys in height.
b) Additional building height may be considered in accordance with the applicable bonusing policies in this Plan.
12.5.3 Parking
a) Underground and/or structured parking shall be encouraged. b) Surface parking should not be permitted between buildings and the adjoining
streets. However, consideration may be given to limited surface parking within these areas for the purpose of visitor or commercial parking.
Part E: Growth Area, Special Policy Areas and Exceptions
25. DOWNTOWN OAKVILLE
The Downtown Oakville Growth Area comprises the Town’s original business and retail district, including the Downtown Oakville Heritage Conservation District, and a portion of the adjacent Sixteen Mile Creek valley, as identified on Schedules Q1 and Q2. It is focused on Lakeshore Road East, which functions as a traditional Main Street between the creek and Allan Street. The area is characterized by a vibrant mix of historic and contemporary mixed use, commercial and residential buildings, as well as cultural and community facilities, making it a destination for residents and visitors. While opportunities for intensification within Downtown Oakville are limited, new development is to recognize and enhance the existing buildings and streetscapes, which contribute to its unique heritage character and sense of place.
25.1 Goal
Downtown Oakville will be an attractive, active, animated and vibrant downtown where people come together to live, meet, work, stay, interact and engage. It will be the cultural, social and economic heart of our community where citizens and visitors can celebrate and experience the natural setting, heritage, culture and the arts.
25.2 Objectives
The Town will, through public actions and in the process of reviewing planning applications, use the following objectives to guide decisions regarding Downtown Oakville.
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25.2.1 Maintain Downtown Oakville as a vibrant pedestrian-oriented Main Street area by:
a) providing a mix of employment, shopping, leisure and residential opportunities; and,
b) encouraging mixed use buildings to promote day and evening activity. 25.2.2 Achieve high quality urban design by:
a) creating high quality streetscapes, open spaces, and public and private buildings; b) ensuring new development is designed to maintain and enhance Downtown’s image
as an enjoyable, safe, and pedestrian-oriented place, and complement the historical attributes of the area; and,
c) creating an attractive public realm and ensuring new development is planned to support street-related, pedestrian-oriented environments.
25.2.3 To protect and enhance the historic importance of Downtown Oakville by:
a) protecting, conserving and enhancing cultural heritage resources and integrating them with new development;
b) requiring development to be compatible with adjacent residential neighbourhoods, cultural heritage resources and cultural heritage landscapes; and,
c) minimizing impacts of new development. 25.3 Development Concept
Downtown Oakville is comprised of the land use designations as shown on Schedule Q1. This area is intended to accommodate new commercial, office, residential, community and cultural uses through intensification.
25.4 Functional Policies
In addition to the policies of Parts C and D of this Plan, the following functional policies apply to Downtown Oakville.
25.4.1 Parking
a) Parking will primarily be provided in centralized or shared parking areas. It is intended that such facilities be integrated with buildings and provide convenient pedestrian connections to Downtown Oakville’s commercial, office, community and cultural uses.
b) Commercial uses within Downtown Oakville shall be exempt from parking requirements.
25.4.2 Cultural Heritage
a) Within Downtown Oakville, as defined on Schedule Q1, cultural heritage resources shall be maintained and integrated into new development.
b) Within the Downtown Oakville Heritage Conservation District, as identified in Appendix 1 and shown on Schedules Q1 and Q2, exterior alterations, development and public realm improvements, including streetscape changes, shall be in accordance with the Downtown Oakville Heritage Conservation District Plan and subject to heritage permit approval.
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25.4.3 Minimum Density
A minimum planned density shall be established for Downtown Oakville through Provincial plan conformity coordinated with Halton Region.
25.5 Urban Design
In addition to the Urban Design policies in Part C of this Plan, the following policies shall apply specifically to Downtown Oakville. The urban design plan for Downtown Oakville is provided on Schedule Q2.
25.5.1 General
a) Development and public realm improvements, including the streetscape, shall be designed and evaluated in accordance with:
i. the urban design direction provided by the Livable by Design Manual; and, ii. other Council-endorsed policies and documents relevant to Downtown Oakville,
such as the Downtown Oakville Heritage Conservation District Plan, the Downtown Transportation and Streetscape Plan, the Downtown Cultural Hub Study, and the Oakville Harbours Master Plan.
25.5.2 Public Realm and Flexible Streets
a) George Street between Lakeshore Road East and Randall Street should be designed as a high quality flexible street, as an extension of Towne Square, which prioritizes pedestrian and cyclist movement and supports special events.
b) Navy Street between Lakeshore Road East and Church Street should be designed as a high quality flexible street, as an extension of Centennial Square, which prioritizes pedestrian and cyclist movement and supports special events.
c) Any street within Downtown Oakville, in addition to those identified as flexible streets on Schedule Q2, may be designed as a flexible street.
25.5.3 Streetscapes
a) Enhanced streetscape treatments and pedestrian-oriented amenities shall be provided on the primary and secondary streets identified on Schedule Q2. i. Wider sidewalks and additional street furniture and landscaping shall be provided. ii. Gathering spaces and public art shall be encouraged.
b) Buildings along primary streets, as identified on Schedule Q2, 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 Q2, should: i. incorporate a high degree of transparency on the ground floor; ii. provide building openings and principal entrances facing the street; and, iii. contain commercial, community, cultural or limited office uses adjacent to the street
which support the main street district, and may also contain residential uses on the ground floor.
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25.6 Land Use Policies
Land use designations are provided on Schedule Q1. In addition to the policies in Parts C and D of this Plan, the following policies apply specifically to Downtown Oakville.
25.6.1 Motor vehicle related uses, including motor vehicle sales and motor vehicle service
stations, shall not be permitted. 25.6.2 Building Heights
a) Existing buildings, and additions to existing buildings, may be exempt from the minimum building height, as provided by the applicable land use designation.
b) Where the minimum building height is more than two storeys, it may be reduced to two storeys so that development conforms with the other objectives and policies of this Plan or the Downtown Oakville Heritage Conservation District Plan.”
5.9 Downtown Oakville Heritage Conservation District (2013):
The ‘Downtown Oakville Heritage Conservation District’ Plan and Guidelines was prepared for the Town of Oakville by MHBC and adopted by council in January of 2013. The plan outlines the heritage conservation district and includes conservation goals and objectives, design guidelines and landscape conservation guidelines. It is important to note that the subject property is not within the Heritage Conservation District boundary and that none of the buildings on the subject property hold cultural or historical significance. Applicable excepts from the Downtown Oakville Heritage Conservation District Plan and Guidelines have been included below:
“It is worth emphasizing that the Plan and Guidelines are intended to provide an objective minimum level of appropriateness for physical change over the coming years. The guidelines are not prescriptive in determining specific design solutions for each building or lot, except as where specifically noted. This must be left to the property owner, their builders and architects, as advised by Town staff and Heritage Oakville in the implementation of these guidelines. Building and property owners contemplating any changes to buildings or new infill development located within the District should consult with Heritage Planning staff prior to undertaking any work. 1.3 STATEMENT OF OBJECTIVES OF PROPOSED DESIGNATION FOR THE DOWNTOWN OAKVILLE HERITAGE CONSERVATION DISTRICT In designating the Downtown Oakville Heritage Conservation District, a number of key objectives are sought as follows:
• To maintain and conserve the vibrant heritage character of Lakeshore Road corridor, and adjacent George and Thomas Streets.
• To protect and enhance heritage property in both the public and private realm including existing heritage commercial buildings, institutional structures, views of Sixteen-Mile Creek and streetscapes.
• To avoid the loss or removal of heritage buildings, structures and landscape fabric and encourage only those changes that are undertaken in a manner that
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if such alterations were removed in the future, the essential form and integrity of the heritage property, materials and fabric would remain unimpaired.
• To permit new development and infill only when such change complements the prevailing character of the existing heritage buildings and streetscapes within the District, based on the District Plan and Guidelines
2.4 TOWN OF OAKVILLE CONSERVATION MANAGEMENT APPROACH
Council recognizes that:
• District designation under Part V of the Ontario Heritage Act, does not seek to stop or halt change or seek the restoration of the District to a former past historical state, but simply establishes a mechanism for the municipal review and determination of heritage permit applications for changes to properties, both public and private within the District.”
5.10 Town of Oakville Zoning By-Law 2014-014, as amended:
Under the current Town of Oakville Zoning By-Law 201-014, as amended, the subject property is designated Central Business District (CBD). The requested zoning by-law amendment would see the subject property rezoned from CBD to MU4 – Special which is in line with the vision of development permitted under the Livable Oakville Plan (Appendix ‘G’). Applicable excepts from the Town of Oakville Zoning By-law 2014-014 have been included below:
“Administration
This By-law applies to all lands south of Dundas Street and north of Highway 407. Definitions
Dwelling, Apartment means:
i. a dwelling unit within a building containing three or more dwelling units where the units are connected by a common corridor or vestibule; and,
ii. in a Mixed Use Zone, additionally permits a dwelling unit within a building containing a non-residential use on the first storey and accessed by an entrance separate from that for the non-residential use.
Mixed Use Building means:
a building in a Mixed Use or Midtown Oakville Zone containing residential uses and at least one other non-residential use permitted by this Bylaw.
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2.1 Establishment of Zones
General Provisions
4.6.3 Parapets (PL140317) A parapet is permitted to project above the top of a roof: a) To a maximum of 0.3 metres for any RL, RM1, RM2, or RM3 Zone; or b) To a maximum of 2.0 metres in all other Zones.
4.6.4 Rooftop Mechanical Equipment and Mechanical Penthouses (2017-025)
i. The following provisions shall apply where rooftop mechanical equipment is provided on any lot not located in any Residential Low (RL) Zone and the Residential Medium (RM1) and (RM2) Zones: i) A mechanical penthouse, including any appurtenances thereto, shall not exceed 6.0 metres in height.
ii. Rooftop mechanical equipment, including any appurtenances thereto, that exceeds 2.0 metres in height shall be fully enclosed within a mechanical penthouse.
iii. Architectural screening shall be required to screen rooftop mechanical equipment. iv. Rooftop mechanical equipment shall be set back a minimum of 5.0 metres from all
edges of a roof if it is not fully enclosed within a mechanical penthouse or screened by an architectural feature.
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v. A mechanical penthouse is deemed not to be a storey for the purposes of this By-law. (2015-079)
4.6.6 Rooftop Terraces (PL140317)
The following provisions shall apply to rooftop terraces:
a) A rooftop terrace is permitted on a lot in any Zone, except for Residential Low -0 Suffix Zones; (2018-017)
b) A rooftop terrace is not permitted on the roof of a one storey building in any Residential Low and Residential Medium Zones; (2018-017)
c) A rooftop terrace that is located on the roof of the top storey of a building shall be setback a minimum of 2.0 metres from the edge of the roof of that part of the building that faces the interior side and/or rear lot lines abutting any Residential Low Zone; (2018-017)
d) No structures, excluding a mechanical penthouse, associated with a rooftop terrace are permitted on a lot in a RM1, RM2 or RM3 Zone;
e) No structure on a rooftop terrace shall have walls; f) No structures on a rooftop terrace shall exceed 20% of the total area of the rooftop
terrace and such structures shall not be deemed a storey; g) No access from grade shall be permitted to a rooftop terrace; and h) The outer boundary of a rooftop terrace shall be defined using a barrier having a
minimum height of 1.2 metres. i) In Residential Low Zones a rooftop terrace is only permitted on the roof of the first
storey of the dwelling having two or more storeys, subject to a maximum 1.5 m depth, measured from the main wall. (2018-017)
4.7 Garbage Containers
a) Garbage containment shall be located within a building or fully enclosed structure in the following zones or where the following uses are being undertaken:
i. Any Mixed Use Zone; ii. Office Employment (E1) Zone;
iii. Apartment dwellings; iv. Back-to-back townhouse dwellings in a Plan of Condominium only; and, v. Stacked townhouse dwellings
c) A building primarily used for garbage containment or a garbage enclosure shall not be
located:
i) In a front yard; ii) Between the main wall closest to the flankage lot line and the flankage lot line
in a flankage yard; iii) In any minimum yard abutting a Residential Zone; and, iv) Within any landscaping coverage or width of landscaping required by this By-
law.
4.11 Landscaping 4.11.1 Calculations for Determining Landscaping
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a) To qualify for any minimum landscaping coverage or minimum width of landscaping requirement of this By-law, an individual area of landscaping provided on a lot shall contain an area with minimum dimensions of 3.0 metres by 3.0 metres and may include additional area of lesser dimensions provided the additional area is contiguous to the 3.0 metres by 3.0 metres area. (PL140317)
b) Notwithstanding subsection (a) above, where two widths of landscaping are required abutting each other, the minimum width of landscaping required may be reduced by up to 1.0 metre.
c) Landscaping required by Section 4.11.2 of this By-law shall count toward any minimum landscaping coverage requirement of this By-law.
d) A driveway, aisle, or walkway may cross required landscaping, but the area that is crossed by the driveway, aisle, or walkway shall not count towards the calculation of required landscaping coverage.
e) Landscaping provided on the roof of a building shall be included in the calculation of required landscaping coverage on the lot, provided it meets the requirements of subsection (a) above.
f) Where a conflict exists between two different landscaping requirements in this By-law (except for any requirement specified in Part 15 of this By-law), the provision requiring the greater amount of landscaping shall apply.
Parking, Loading, & Stacking Lane Provisions
5.1.3 More than One Use on a Lot
The parking space, barrier-free parking space, bicycle parking space, and stacking space requirements for more than one use on a single lot or for a building containing more than one use shall be the sum total of the requirements for each of the component uses or buildings, unless otherwise permitted by this By-law.
5.1.5 Rounding Provision
a. Where the application of any ratio in this Part of the By-law results in a fraction of a parking space or bicycle parking space being required, the minimum number of spaces required shall be increased to the next highest whole number if the fraction is greater than 0.25.
b. Where the application of any ratio in this Part of the By-law results in a fraction of a barrier-free parking space being required, the minimum number of barrier-free parking spaces required shall be increased to the next highest whole number.
5.2.2 Minimum Number of Parking Spaces in Mixed Use Zones
The minimum number of parking spaces required for uses permitted by this By-law in any Mixed Use Zone are established and calculated in accordance with the ratios set out in Table 5.2.2, below:
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Additional Regulations for Growth Area Parking Spaces Table 5.2.2 (2017-025)
1. Where a minimum of 5 parking spaces are required on a lot of the total number of parking spaces required, 0.2 of the parking spaces required per dwelling shall be designated as visitors parking spaces. (2015-018)
3. A minimum of 50% of the minimum parking spaces shall be provided within a private garage, carport, or parking structure.
5.2.3 Motor Vehicle Parking Space Dimensions (2017-025)
a. The minimum dimensions of a parking space not located in a private garage shall be 2.7 metres in width and 5.7 metres in length.
b. The minimum dimensions of a parking space located in a private garage shall be 5.7 metres in length and: i) Where one parking space is provided, 3.0 m in width; ii) Where two parking spaces are provided side-by-side, 2.8 m in width per parking
space, or 5.6 m in total combined width; iii) Where tandem parking spaces are provided, 3.0 m in width per parking space;
and, iv) Where stacked parking spaces are provided, 3.0 m in width for either the parking
space on or below the vehicle elevating device c. The minimum dimensions of a parking space provided with the length parallel to the
aisle or driveway shall be 2.7 metres in width and 7.0 metres in length. d. Where a wall, column, or other obstruction is located abutting or within any parking
space, the minimum width of the parking space shall be increased by 0.3 metres for each side that is obstructed. Obstructions within 1.15 metres of either stall end do not require an increase in parking space width, provided the obstruction projects no more than 0.15 metres into the parking space. (2015-018)
e. Where two parking spaces are provided in tandem, the minimum cumulative dimensions of the parking spaces shall be 2.7 metres in width and 11.7 metres in length.
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5.3 Barrier-free Parking Spaces
5.3.2 Dimensions and Paths of Travel
a. The minimum dimensions for a barrier-free parking space shall be in accordance with the dimensions of Table 5.3.2, below.
b. Where the minimum number of barrier-free parking spaces required is even, an equal number of Type A and Type B barrier-free parking spaces shall be required.
c. Where the minimum number of barrier-free parking spaces required is odd, the additional barrier-free parking space remaining shall be a Type B barrier-free parking space.
d. A barrier-free path of travel 1.5 metres in width is required abutting the entire length of the longest side of a barrier-free parking space. A path of travel can be shared by two barrier-free parking spaces. (2015-018)
5.6 Loading Spaces
Where a loading space is provided, the following regulations apply:
a. The minimum dimensions of a loading space are 3.5 metres in width and 12.0 metres in length, with a minimum vertical clearance of 4.2 metres.
b. A loading space shall abut the building for which the loading space is provided. 5.7 Aisle Widths and Access Driveways
a. The minimum width of an aisle providing access to a parking space within a parking area is 6.0 metres.
b. Notwithstanding Subsection (a) above, the minimum width of an aisle providing one way travel access to a parking space within a parking area is 5.5 metres where the angle of access to the parking space is greater than or equal to 60 degrees.
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c. Notwithstanding Subsection (a) above, the minimum width of an aisle providing one way travel access to a parking space within a parking area is 4.0 metres where the angle of access to the parking space is less than 60 degrees.
d. Parking area access shall be provided by at least one entrance driveway and one exit driveway. If separate, each driveway providing access to the parking area shall have a minimum width of 3.0 metres. If combined, the cumulative with of the driveway providing access to the parking area shall be a minimum of 5.5 metres.
Mixed Use Zones
8.1 List of Applicable Zones
• Central Business District CBD
• Main Street 1 MU1
• Main Street 2 MU2
• Urban Centre MU3
• Urban Core MU4
Additional Regulations for Zone Regulations Table 8.3.1 1.
1. The maximum front yard and maximum flankage yard requirements do not apply when an urban square measuring no less than 300.0 square metres in area and having a minimum length
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of 10.0 metres is provided along the length of the main wall oriented toward the front or flankage lot line.
7. Any building legally existing on the effective date of this By-law not complying with this provision shall be permitted.
8.6 Driveway, Parking Structure, and Surface Parking Area Regulations
a. A surface parking area, not including a driveway, shall not be permitted in any yard between a building and Lakeshore Road East, Lakeshore Road West, Kerr Street, Randall Street, Oak Park Boulevard, Old Bronte Road, and Khalsa Gate.
b. On a lot in a Mixed Use Zone on Map 19(19a), the maximum surface parking area coverage is 50%.
c. Notwithstanding Section 5.8.2 of this By-law, for a lot having lot frontage greater than or equal to 15.0 metres the maximum width of a driveway for a detached dwelling, semi-detached dwelling, and townhouse dwelling shall be 6.0 metres. (2015-018)
d. The parking of motor vehicles is prohibited in all storeys of an above grade parking structure for the first 9.0 metres of the depth of the building, measured in from the main wall oriented toward the lot line adjacent to Lakeshore Road West, Lakeshore Road East, Kerr Street, Randall Street, Old Bronte Road, Oak Park Boulevard, and Khalsa Gate. (2015-018)
e. On a corner lot, a driveway providing access to a parking structure that crosses a flankage lot line shall be set back a minimum of 9.0 metres from the main wall of the parking structure oriented toward the front lot line. (2015-018)
f. The minimum first storey height of Table 8.3.1 shall not apply for those parts of the first storey of a parking structure solely occupied by parking area. (2015-018)
8.8 Main Wall Proportions
The following main wall proportion requirements apply to new buildings constructed after the effective date of this By-law:
a. A minimum of 75% of the length of all main walls oriented toward the front lot line shall be located within the area on the lot defined by the minimum and maximum front yards.
b. A minimum of 75% of the length of all main walls oriented toward the flankage lot line shall be located within the area on the lot defined by the minimum and maximum flankage yards.
c. For clarity, Section 8.8 does not apply to additions to buildings legally existing on the effective date of this By-law.
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6.0 Planning Justification:
6.1 Site Suitability:
The subject property is within the Downtown Oakville Core area and abuts the perimeter of the Downtown Heritage Conservation District (HCD). The development parcel has frontage along three (3) roads; Randall Street, Navy Street and Church Street, making the proposed development a highly visible site within the downtown core. The mixed – use residential / commercial development is just a short walk from the waterfront of Sixteen Mile Creek, The Oakville Centre for the Preforming Arts, Centennial Pool, Oakville Galleries, the Central Library and an array of services within the downtown core. Within a roughly 1.5 Km radius of the site, there are 4 elementary schools, 1 high school, numerous parks, the beautiful waterfront trails and the beaches of Lake Ontario. Additionally, public transit offers a convenient connection with the subject property to the Oakville Go Station and the greater Oakville Transit system. Multi-model transportation is readily available to the site with bus service, sidewalks, cycling in dedicated bike lanes or on roadways, and numerous vehicular travel options available. Redevelopment of the site will provide ground floor commercial units, second floor office space and residential units above as well as be in conformity with the current Regional and Town Official Plan policies. Furthermore, site intensification will more effectively utilize current infrastructure (i.e. hydro, water, sanitary, telephone, cable, gas, etc.) and demonstrate a wise and efficient use of existing service capacity. It is the intent of the developer to demolish existing structures on the site in preparation for the new development. None of the subject property parcels or existing structures are within the HCD boundary or contain structures of historical value or interest. The development will help to reinforce the downtown as a vibrant destination and frame the intersection of Navy and Randall Streets. The proposed Site Specific Zoning By-law Amendment (ZBA) will facilitate the appropriate and logical intensification of the subject property at an important gateway to Downtown. The mixed-use development will bring an invigoration of new residential opportunities and rental space
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within Downtown Oakville core that is in line with both the vision of development for the area and the existing character of the surrounding neighbourhood.
6.2 Provincial Policy Statement (2020):
The requested Site Specific Zoning By-law Amendment will permit for the redevelopment of the site from the current three (3) development parcels to one (1) parcel containing a 12-storey mix-use development. The proposed land use intensification and appropriate form of infill development is within the ‘Urban Boundary’ of the Town of Oakville and also within a designated ‘Growth Area’ as designated within the ‘Livable Oakville’ Plan. The proposed redevelopment is an appropriate form of intensification within the confines of the three assembled parcels. The amalgamation of the three (3) existing lots can be considered an appropriate opportunity for infill development within a settlement area (1.1.2) because the site has sufficient land and existing infrastructure to meet the intent and goals of the PPS. Land use intensification will help to support active transportation, public transit initiatives and provide opportunities for increased density within the core to be considered an efficient use of the lands resource (1.1.3.2). Given the Town’s current OP designation of the site as a ‘Growth Area’, the Town has self-identified the area as an appropriate opportunity for intensification and redevelopment (1.1.3.3) and should be considered a wise use of available resources (1.1.3.3). The Site Specific Zoning By-law Amendment (Table 1) is also supported by the Provincial Policy Statement (PPS) as it helps to appropriately intensify a built-up area within development standards (1.1.3.4). The proposed development will also help the Town of Oakville meet minimum target for intensification as laid out through provincial plans (1.1.3.5). Appropriate intensification and infill development, such as the proposed subject property, will helping to ensure the long-term economic prosperity of the downtown core (1.7.1) through an increase in population and employment opportunities contained within a well-designed built form.
6.3 Growth Plan for the Greater Golden Horseshoe (2017):
The proposed redevelopment of 150 Randall Street, 143 Church Street and 125 Navy Street is within an established urban centre (i.e. built-up area) and supports the Growth Plan intensification goals. The Growth Plan aims to direct the majority of growth and redevelopment to settlement area that are within the delineated built boundary, optimize municipal services and that can support the achievement of complete communities (2.2.1 (2)). The proposed mix-use development offers a mix of residential and employment opportunities (2.2.1(4a)) while offing convenient access to a range of transportation opportunities and public service facilities (2.2.1 (4d)). All within a pleasing, compact built form and pedestrian friendly and vibrant public realm (2.2.1 (4e)). The proposed infill development will help the Town of Oakville to meet the Growth Plan prescribed minimum residential intensification target of 50% of development to occur within the delineated built-up area (2.2.2 (1a, 3)). Intensification will in turn support local business’ and create additional opportunities to better utilize walking and cycling and potential transit (2.2.1 (4.d.i)).
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6.4 Conservation Halton:
A small portion of the subject property falls within the regulation limit of Conservation Halton. Sixteen Mile Creek is one of three major valley systems within the jurisdiction of Conservation Halton. It is the policy of Conservation Halton to regulate up to 15m adjacent to the stable top of bank (3.4). According to section 3.35.1 – Major Valley Systems – Development within 15m of Stable Top of Bank, where a publicly owned access is adjacent to the stable top of bank, will not require a permit or clearance letter from Conservation Halton for any development between 7.5m and 15m. This is the case with respect to the regulated portion of the subject property and the stable top of bank. As such, Conservation has effectively cleared the proposed development.
6.5 Halton Region Official Plan:
Halton Region supports intensification within the built-up areas similar to that of the proposed development. It is the intent of Regional Policies to promote intensification efforts that are a compact form of development that will efficiently utilize infrastructure and services while supporting transit initiatives and alternate modes of transportation (72). Residential intensification and redevelopment are key components of Regions growth strategy. 40% of all residential intensification is anticipated to occur within the “Built-up Area” (77) which will soon be increased to 60% as directed by “A Place to Grow” (2019) policy. Intensification and redevelopment that occurs within the ‘Built -up Area” should have consideration for existing development areas, utilize existing infrastructure and implement cost-effective development standards (78) such as with the proposed development on the subject site.
6.6 Town of Oakville Official Plan:
The Town of Oakville is supportive of residential intensification within the growth areas such as Downtown Oakville to that of the proposed development (A.1.2.8, C.4.1, C.12.1.2). The City aims to direct 14,390 new residential dwelling units (C.4.4) within the built-boundary each year. To achieve this minimum, height and density targets laid out in the official plan shall be maintained (C.4.4). As detailed in Part E of ‘Livable Oakville’, the subject property is within the ‘Urban Core’ designation. Development should be oriented to the street and shall contribute to a high-quality pedestrian oriented and transit-supportive environment (E.12.5). Buildings should be 8-12 storeys in height (E12.5.2), provide underground parking (E.12.5.3) and provide a wide range of commercial services with residential units above the ground floor (E.12.5.1). The proposed development achieves all these goals while optimizing on an opportunities of infill development that will conserve land resources and efficiently utilize infrastructure and services (B.6.1.1). Urban Design is a key consideration when evaluating a proposal of this nature. An Urban Design Brief (included as part of the submission package) lays out in detail, how the proposed development meets the objectives laid out in the ‘Livable by Design’ manual. Under the OP, the proposed development; aims to create a cohesive streetscape (C.6.4.2) by locating the building to the front of the property; framing the street and tastefully locating entrances at key positions in the design; Creating architectural interest through the use of materials and variations to the building facade; Incorporating sustainable design elements. Architectural form and the stepping of the building will help to create a seamless transition from the proposed development into the
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surrounding neighbourhood (C.6.9). Given the prominent location of the subject property, at the intersection of Randall and Navy Street, architectural considerations have also been made to ensure that site design enhances the sense of place and act as a gateway feature into the vibrant downtown core (C.6.6). Although the subject property is not within the Downtown Oakville Heritage Conservation District (Schedule Q1 – Appendix ‘F’), design considerations will respect the built form and heritage value of the area (C.5.3). A heritage impact assessment (included as part of the submission package) and design consideration which include potential phasing concept for future development have taken the requirements of development in the direct vicinity of a heritage district into careful consideration (C.5.3.5, C.5.3.6). Within Downtown Oakville, opportunities for infill development and intensification are limited (E.25). It is for this reason that the proposed development is a unique opportunity for downtown Oakville. Through the assembly of the three (3) parcels, a suitable development lot for an infill development of this nature can be achieved (E.12.5.1.b). The proposed 12-Stroey Mix-use building has taken considerable effort to minimize impact on the heritage value of neighbouring properties while maintaining the vision of development as proposed for the Downtown Oakville Growth Centre designation laid out in the Official Plan.
6.7 Downtown Oakville Heritage Conservation District Plan and Guidelines
(2013):
The heritage conservation district plan and guidelines do not specifically address development design considerations or limitations for development outside of the prescribed district boundary. Urban design considerations are addressed more specifically through the ‘Livable Oakville’ Plan in Section E.25.4.2, mandating that the character and heritage value of properties within the Heritage Conservation district must be maintained. Neighbourhood character can be carried into the proposed development through height and massing considerations, stepping of the building, consistent street elements and architectural consideration. Downtown Oakville can be described as a tastefully eclectic blend of old and new. The proposed mix-use development, pairs with surrounding development, creates a gateway feature into the core and tastefully transitions into the historic district through both architectural considerations and stepping of the building.
6.8 Town of Oakville Zoning By-law 2014-014, as amended:
The current zoning of the subject property is Central Business District (CBD) (Appendix ‘G’). Although the current zoning of the subject property fits with the ‘current’ conditions of the site, it does not fit the long term vision of development as described in the Livable Oakville plan. The requested ZBA would see the lands rezoned to (Urban Core) MU4. The MU4 designation permits the prescribed height and resulting density that shall be achieved through the Official Plan designation of ‘Growth Centre’ and ‘Urban Core’. It is the vision of the OP that mixed use development be directed to growth Centres and contributes to the longevity and vitality of the downtown core through increased density and employment opportunities. Individually each of the subject properties would not be able to achieve the desired vision of development, however combined, they present a unique opportunity within the core to achieve the official plan vision
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Appendix “A” Greenbelt Plan - Schedule 1
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Appendix “B” Halton Region Conservation Authority Regulation Mapping
Subject Property Boundary Stable Top of Bank Hazard Limit Regulation Limit (Approximate)
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Appendix “C” Halton Region Official Plan – Map 1
Regional Structure
Approx. Location of
Subject Property
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Appendix “D” Liveable Oakville – Official Plan – Schedule A1 – Urban Structure
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Appendix “E” Liveable Oakville – Official Plan – Schedule G – South East Land Use
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Appendix “F” Liveable Oakville – Official Plan – Schedule Q1 – Downtown Oakville
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Appendix “G” Town of Oakville Zoning By-Law 2014-014 – Map 19 (8a)
Approximate Subject Property Boundary
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Appendix “H” Proposed Development
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CG_SETTINGS
CG_SETTINGS CG_SETTINGS
CG_SETTINGS
CG_SETTINGS
RA
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N
SITE
SITE AREA: 0.34 ha / 0.83 acre (3367.98 m2
)
TOTAL NUMBER OF UNITS: 144
- UNDER 75sq.m AREA - 0
RESIDENT PARKING
-REQUIRED OVER 75sq.m:
-PROVIDED: 281 SPACES ON 3 LEVELS U/G
VISITOR PARKING
REQUIRED: included in above
MIXED USE DEVELOPMENT
HEIGHT = 12 STOREYS
COMMERCIAL PARKING
-REQUIRED: 0
-PROVIDED: 0
TOTAL GFA
- GFA = 28721sq.m
-REQUIRED UNDER 75sq.m:
-REQUIRED TOTAL: 216 SPACES
- OVER 75sq.m AREA - 144
SITE DATA
-(1.5 spaces / unit) = 216 SPACES
-(1.0 spaces / unit) = 0 SPACES
KEY PLAN
(INCLUDES 8 HANDICAP, 4 AT GROUND LEVEL)
(AND 4 AT 1ST LEVEL UNDERGROUND)
BICYCLE PARKING
-REQUIRED OCCUPANT :
-REQUIRED VISITOR:
-(0.75 spaces / unit) = 108 SPACES
-(0.25 spaces / unit) = 36 SPACES
- GFA = 309145sq.ft)
(AS PER OPA 20)
SP1DWG NO.
CHK'D BY
DRAWN BY:
DATE:
PRJ. NO.:-
KI
KI
11/19/19
REV. NO.SCALE:1:300
REVISIONS & ISSUED DRAWINGS
BADROCK STUDIO INCPROJECT:
PROPOSED DEVELOPMENT AT 150 RANDALL STR.,
TITLE:
SITE PLAN
1SITE PLANSCALE1:300
N.T.S.
125 NAVY STR., AND 143 CHURCH STR.