156 THIRD LINE, OAKVILLE

CHARACTER IMPACT ANALYSIS

July 2016

1

CHARACTER IMPACT ANALYSIS - 156 Third Line, Oakville

Introduction

The Town of Oakville requires a Character Impact Analysis by a full member of the Canadian Institute of

Planners (MCIP) when intensification is proposed outside the Growth Areas within stable residential

communities. Oakville’s Development Application Guidelines indicate that such an analysis may be

required as part of a development application, including for consent and/or minor variance.

The intent of this type of analysis is to ensure that the proposed development reflects the collective

qualities and characteristics that distinguish a particular area or neighbourhood and achieves the

residential intensification policies in the Livable Oakville Plan, specifically Part D, Section 11.1.9.

Development Proposal

The proposal is to sever two lots from an existing church property (Hopedale Presbyterian Church) at 156

Third Line for the construction of two detached residential dwellings.

The lots to be created have been shown on the survey below as Parcels A and B.

Parcel A is 960m2 in area with a lot frontage of 22.5m along Third Line. The building envelope

notation indicates the setbacks within which the detached dwelling would be located.

Parcel B is 837m2 in area with a lot frontage of 22.9m along Third Line. Similar to Parcel A, the

building envelope notation indicates the setbacks within which the detached dwelling would be

located.

Survey showing the two lots to be severed from the Hopedale Presbyterian Church property – see

Appendix A for full size survey

2

At the time of the writing of this report, there are no specific design drawings for the 2 detached dwellings

that are contemplated. As such, a set of summary architectural guidelines have been provided below to

ensure a high level of design the design quality in keeping with the established character of the area.

Architecture, elevations/facades: In keeping with the eclectic style of the houses and buildings in

the area, the building elevations visible from Third Line will incorporate adequate massing,

proportions, wall openings, and avoid large blank facades.

o Cladding materials include brick, stone, stucco and siding.

o Visual interest will be created through the use of projecting elements such as bay

windows, roof extensions, dormers and porches/porticos.

o Architectural detailing options will include brick detailing, stone and precast elements,

window trim, cornice and other moldings.

Main entrances: The main dwelling entrances will be visible from Third Line. Weather protection

will be considered through the use of covered porches, porticos, canopies or recesses. Large

numbers of steps leading to the main entrances will be avoided.

Roofs: A variety of traditional sloped roof forms will be considered in keeping with the area

precedents.

Garages: Attached garages will not dominate the street facing facades and will be

complementary in terms of character and quality to the main dwelling. No attached garage, which

is directly facing the street will project into the front yard beyond the ground floor front wall or

porch face of the dwelling. The maximum second storey setback over the garage will be 2.5m.

Neighbourhood Character

A visual survey of the area centered along Third Line between Rebecca Street and Lakeshore Road West

was conducted to establish neighbourhood character.

Area map

3

The lots to be severed will have frontage onto Third Line, which is primarily characterized by a

mixture of detached residential dwellings with generous frontages and institutional buildings

placed on large parcels of land.

Hopedale Presbyterian Church is located on an “L-shaped” property on the west side of Third

Line. The church is a brick-clad building set back approximately 40m from the street.

4

Large, mature deciduous trees frame Third Line between Lakeshore Road West and Rebecca

Street. This view shows location of the two lots to be severed in front of the church property.

Closer to Salvator Boulevard, the Oakville Christian School has a significant frontage along west

side of Third Line. This building is 1 and 2 storeys, clad primarily in brick, with a recent addition.

5

This 2 storey house is located at the northwest corner of Salvator Boulevard and Third Line,

immediately south of the proposed two new lots. 1 and 2 storey detached houses predominate

the streetscape along Third Line and the side streets.

Some newer houses in the area have high pitched roofs and exhibit a more contemporary

architectural look. This house is located at 2019 Salvator Boulevard, which backs onto the

church property.

6

Between Hixon Street and Rebecca Street, 1 and 2 storey detached dwellings predominate the

streetscape along Third Line.

Many older houses in the area have low pitched roofs, some with porches and/or verandahs.

7

The houses in the area are clad in a variety of materials including stucco, brick, stone, and siding

applied horizontally.

The northwest corner of Lakeshore Road West and Third Line contains a 2 storey detached

dwelling. The northeast corner has the rear yards and wooden fences of detached houses

fronting onto Venetia Drive.

8

Consistency with Section 11.1.9 of the Livable Oakville Plan

In our opinion, the proposed severance to create 2 new lots and 2 new detached dwellings at 156 Third

Line will have no substantial impact on the existing residential neighbourhood and is consistent with the

criteria in Section 11.1.9.

11.1.9 a) The built form of development, including scale, height, massing, architectural character

and materials, is to be compatible with the surrounding neighbourhood.

Comment: The architectural guidance provided earlier in this report will help ensure that the built

form of the two detached houses will be compatible with the surrounding neighbourhood.

11.1.9 b) Development should be compatible with the setbacks, orientation and separation

distances within the surrounding neighbourhood.

Comment: The current zoning for 156 Third Line is Community Use (CU). The surrounding

neighbourhood contains Residential Low Zones - RL2-0 and RL3-0. The zoning for the 2

proposed lots to be severed from 156 Third Line will be changed to Residential Low

(RL2-0). The proposed lots comply with the zone standards, including minimum lot area

and minimum lot frontage.

The detached dwellings will comply with all the zone standards, including: minimum front

yard (9.0m); minimum interior side yard (2.4m); minimum rear yard (7.5m); maximum

number of storeys (2); maximum height (9.0m); maximum residential floor area ratio

(38% for parcel A and 39% for parcel B); and maximum lot coverage (25%). Therefore,

the proposed residential lots and dwellings will be compatible with the existing area as

expressed in the applicable Zoning standards.

11.1.9 c) Where a development represents a transition between different land use designations or

housing forms, a gradation in building height shall be used to achieve a transition in

height from adjacent development.

Comment: The proposed new detached dwellings will be similar to the current housing found in the

existing neighbourhood along Third Line and the side streets:

The houses immediately across the proposed lots on the east side of Third Line -

numbers 139 to 163 - are primarily 2 storey dwellings.

The existing detached dwellings to the immediate south of the proposed new lots

are 2 storeys and front onto Salvator Boulevard.

The detached house at the southwest corner of Seafare Drive is 1 to 1.5 storeys

and is located some distance away from the proposed lots.

The proposed 2 storey dwellings will complement the existing church building,

which is a high 1 to 1.5 storey brick clad building.

11.1.9 d) Where applicable, the proposed lotting pattern of development shall be compatible with

the predominant lotting pattern of the surrounding neighbourhood.

Comment: The redevelopment will create one regular and one irregular shaped lot fronting onto

Third Line. These lot patterns are consistent with the existing lot pattern for detached

dwellings in the area in which regular and irregular shaped lots are found on municipal

roads in the area. For example, the lot frontages for the detached houses along Third

Line between Salvator Boulevard and Seafare Drive are in the range 22.0m to 23.0m and

are setback 10m on average from Third Line. There are smaller frontyard setbacks for

detached dwellings along the side streets, such as approximately 6m for the house

immediately south of the proposed two lots at 2007 Salvator Boulevard.

9

11.1.9 e) Roads and/or municipal infrastructure shall be adequate to provide water and wastewater

service, waste management services and fire protection.

Comment: The redevelopment is located on an existing minor arterial road and has access to

municipal services. The scale of the proposal is very small to require additional

infrastructure.

11.1.9 f) Surface parking shall be minimized on the site.

Comment: Surface parking on the site will be provided for the property owners along with garages

and will complement the character of the area as well as meet Zoning By-law

requirements.

11.1.9 g) A proposal to extend the public street network should ensure appropriate connectivity,

traffic circulation and extension of the street grid network designed for pedestrian and

cyclist access.

Comment: The redevelopment will not extend the existing public street network. The sites will front

onto Third Line and have access via a private driveway similar to other houses in the

area.

11.1.9 h) Impacts on the adjacent properties shall be minimized in relation to grading, drainage,

location of service areas, access and circulation, privacy, and microclimatic conditions

such as shadowing.

Comment: Grading and drainage for the proposed lots will be reviewed and subject to approval by

the Town Oakville. The new grades will match existing conditions and will not allow

drainage onto abutting lands.

Access to the lots will be directly from Third Line.

The proposed 2 storey dwellings will not cause adverse shadowing impacts.

11.1.9 i) The preservation and integration of heritage buildings, structures and uses within a

Heritage Conservation District shall be achieved.

Comment: The redevelopment does not have existing heritage buildings and is not within the

Heritage Conservation District as outlined in the Liveable Oakville Official Plan Appendix

1 Heritage Conservation District.

11.1.9 j) Development should maintain access to amenities including neighbourhood commercial

facilities, community facilities including schools, parks and community centres, and

existing and/or future public transit services.

Comment: The creation of 2 new lots would not restrict access to Hopedale Presbyterian Church as

the dedicated driveway for the church parking lot will be kept. Furthermore, the new lots

will not restrict access to community uses and Oakville transit stops along Third Line, at

Rebecca Street and at Lakeshore Road.

11.1.9 k) The transportation system should adequately accommodate anticipated traffic volumes.

Comment: Any additional traffic created by 2 lots can easily be accommodated on Third Line. We

anticipate 4 cars on the proposed 2 new lots.

11.1.9 l) Utilities shall be adequate to provide an appropriate level of service for new and existing

residents.

Comment: The 2 lots created will be connected to the existing Town Services.

10

In summary, we are of the opinion that the proposed 2 lot redevelopment with 2 storey detached houses

will complement and enhance the character of the existing neighbourhood. The commitment to comply

with applicable Zoning By-law standards, along with the guidance we have provided in this document for

the future built form characteristics of the two dwellings, will ensure a seamless integration of the new

houses into the area.

Respectfully submitted,

Moiz Behar, OAA, MRAIC, MCIP, RPP

President, M. Behar Planning & Design Inc.