PLANNING JUSTIFICATION REPORT ADDENDUM ZONING BY-LAW AMENDMENT APPLICATION

2133-2323 BELYEA STREET Town of Oakville

Date:

April 2018

Prepared for:

Belyea Development Inc.

Prepared by: MHBC Planning Limited 442 Brant Street, Suite 204 Burlington ON L7R 2G4 T: 905-639-8686 F: 905-761-5589

Our File 1715A

2311-2323 Belyea Street Planning Addendum Report April 2018

Table of Contents 1.0 INTRODUCTION ........................................................................................................................................................................................... 1

2.0 SITE DESCRIPTION ...................................................................................................................................................................................... 2

3.0 APPLICATION HISTORY ........................................................................................................................................................................... 3

4.0 PLANNING CIRCULATION REVIEW CHRONOLOGY ................................................................................................................ 5

5.0 THE REVISED CONCEPT .......................................................................................................................................................................... 6

6.0 ZONING ANALYSIS .................................................................................................................................................................................... 7

7.0 POLICY OVERVIEW AND ANALYSIS ............................................................................................................................................... 10

7.1 Provincial Policy Statement, 2014 ........................................................................................................................................... 10

7.2 Growth Plan for the Greater Golden Horseshoe (2017) ............................................................................................ 11

7.3 Region of Halton Official Plan (Halton Regional Official Plan Package January 13, 2016- September 28, 2015 Interim Office Consolidation) ....................................................................................................................... 12

7.4 Livable Oakville Plan ........................................................................................................................................................................ 14

7.4.1 Density ............................................................................................................................................................................................... 15

7.4.2 Intensification within Stable Residential Areas ......................................................................................................... 15

7.5 Matters of Interest to Council .................................................................................................................................................... 18

7.5.1 Heights of similar buildings to the east, west and north of the subject lands ...................................... 19

7.5.2 Rental Numbers for 2017 ........................................................................................................................................................ 19

7.5.3 Overbuild, Transition and Suitability ............................................................................................................................... 19

7.5.4 Combination with Hixon Street Apartments ............................................................................................................. 19

7.5.5 Consideration of 12 metre as of right ............................................................................................................................. 19

7.5.6 Consideration of Policy 11.1.9 in the LOP..................................................................................................................... 20

7.5.7 Water management and storm water concerns ..................................................................................................... 20

7.5.8 Parking in the Area ..................................................................................................................................................................... 20

7.6 Public Comments Raised Throughout the Consultation Process ....................................................................... 20

8.0 SUMMARY AND CONCLUSIONS .................................................................................................................................................... 22

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List of Tables Table 1: Zoning Analysis List of Appendices Appendix 1: Concept Plan as Submitted with December 2017 Planning Report Appendix 2: Revised Concept Plan Appendix 3: Revised Draft Zoning By-law Amendment Appendix 4: Response to Comments Letter and Revised Options (Submitted to the Town on

March 12, 2018) Appendix 5: Development Design Options Provided by Town Staff at Pre-consultation (March

22, 2017) Appendix 6: CMHC Rental Market Report (2017)

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1.0 INTRODUCTION

This Planning Justification Report addendum has been prepared to update the original Planning Justification Report dated December 2017, which was included with the rezoning application submission. Since that time, in addition to receiving formal comments from staff on the application, a public information meeting and statutory public meeting have been held to receive feedback on the proposal. Additionally, the project team has been working closely with Town staff to develop solutions to resolve issues related to overall site design of the proposal. As a result of comments and feedback received to date, and the collaborative work with Town staff, the development concept has been revised. These revisions warrant an update to the 2017 Planning justification Report. The purpose of this report is to provide an addendum to update the December 2017 Planning Justification Report in order to reflect the revised development concept for the Subject lands. This report also provides additional information and analysis in support of the Zoning By-law Amendment application for the Subject Lands and should be read in conjunction with the December 2017 Planning Report. This addendum provides the following information:

• A brief overview of the site; • A history of the application; • A summary of the original proposal; • A description of the revised concept; • A description of the revised performance standards; and, • A planning review of the concept in consideration of the following:

o The Provincial Policy Statement (2014); o The Growth Plan for the Greater Golden Horseshoe (2017); o Halton Region Official Plan Policies related to housing and rental housing; o Livable Oakville Plan Policies related to density and intensification in stable residential

areas; o Matters of interest to Council; and, o Public comments raised at the Statutory Public Meeting.

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2.0 SITE DESCRIPTION The Subject Lands are located within the community of Bronte Village, just north of the Growth Area. The Lands are immediately surrounded by low-rise residential buildings, of mixed form and tenure. Development in the surrounding area includes single detached dwellings and multiple residential apartments which are generally two storeys and walk-up in form containing 4 to 6 units. Both homeownership and rental tenure are present in the neighbourhood. Single detached residential dwellings surround the Subject Lands on the north and south sides of Belyea Street, while multiple residential dwellings are prominent along the east side of Nelson Street and south Side of Hixon Street, to the rear of the Subject Lands. The built form in this neighbourhood is predominantly low-rise in nature, with heights ranging from one to two and a half storeys. The Subject Lands are comprised of three contiguous parcels, municipally known as 2311, 2319 and 2323 Belyea Street. The Lands are approximately .44 hectares (1.1. acres) in size and currently contain a two storey walk-up apartment (2323 Belyea Street) and a one and a half storey single detached residence (2319 Belyea Street). A one and a half storey single detached dwelling located at 2311 Belyea Street was recently demolished.

The Subject Lands are surrounded by the following uses:

NORTH: Single-detached homes, Eastview Public School;

EAST: Single-detached homes;

SOUTH: Residential single-detached homes, low rise residential apartment buildings and main- street commercial uses further south; and,

WEST: Residential single-detached homes, low-rise residential apartment buildings.

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3.0 APPLICATION HISTORY On March 22, 2017, a pre-consultation meeting was held to receive preliminary comments from the Town and identify supporting studies required as part of a complete application. The original application sought to rezone the lands from Residential Medium 4 with Special Exception (RM4 Sp.75) to Residential Medium 1 with Special Exception (RM1 Sp.XX) to allow for the development of townhouses on the site. An informal community meeting was hosted by the landowners on June 19, 2017 at Taste of Colombia Coffee House in Bronte. Approximately 35 people were in attendance at the meeting, many of whom are current residents of the surrounding neighbourhood. The meeting was an informal drop-in format, where poster boards of the preliminary concept plan, designs and elevations were set up to provide context and encourage discussion. Members of the project team and the owners were available to answer questions and receive resident and stakeholder feedback on the proposal. Some of the main areas of feedback and questions received during the community meeting included:

• Support for the general concept of townhouse dwelling units for the redevelopment of the site; • Some concern with the ‘contemporary’ design of the townhomes and requests that the

development provide architectural design that is in keeping with the neighbourhood character; • Opposition to redevelopment including new multiple-unit apartment buildings; and, • Ensuring adequate parking is provided as part of the redevelopment

Following the community meeting, changes were incorporated into the design of the proposal to address these concerns. Specifically, the development concept was revised to incorporate increased parking and the implementation of accessory rental units to address resident concerns related to the apartment built form and Town and Regional concerns related to rental unit replacement.

The initial development concept submitted with the Zoning By-law Amendment application contemplated a rezoning of the lands to include 20 townhouse dwellings with 6 accessory rental units. In this concept, two blocks of townhouses were proposed on the east (6 units) and west (5 units) portions of the site, oriented toward a private road; and, an additional block of townhouses (9 units) was proposed toward the rear of the site. Parking was provided as follows: 2 spaces (one in the driveway and one in the garage) for each unit, plus 6 additional spaces for the accessory apartments, and 5 visitor parking spaces (including one barrier free space). With respect to design, the intent was to provide treatments to the townhouse units flanking Belyea Street such that they appeared as two single detached dwellings along the Belyea Street Frontage. The development was designed to meet all criteria of the RM1 Zone, with an exception to allow for accessory dwelling units as a permitted use within townhouses as well as balcony encroachments of 1.6 metres (whereas 1.5 metres is required). The original concept plan and implementing Draft Zoning By-law Amendment are included in this report as Appendix 1.

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The application for Zoning By-law Amendment to implement the RM1 Sp.XX zone on the subject lands was submitted to the Town on December 22, 2017 and was deemed complete on January 16, 2018. The submission included the following studies:

1. Aerial Photograph; 2. Survey/ Legal Plan; 3. Concept Plan; 4. Grading and Drainage Plan (preliminary); 5. Completed Application Form; 6. Planning Justification Report; 7. Character Impact Analysis; 8. Draft Zoning By-law Amendment; 9. Urban Design Brief; 10. Tree Vegetation Study/ Arborist Report and Tree Protection Plan; 11. Functional Servicing Report (including SWM); 12. Waste Management Plan; 13. Transportation Impact Analysis; and, 14. Site Screening Questionnaire.

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4.0 PLANNING CIRCULATION REVIEW CHRONOLOGY

Following submission, the application was circulated by Town planning staff for internal department and outside agency comment. The following represents a chronology of the engagement touchpoints, formal comments and meetings with Town Staff to resolve issues raised related to the proposal.

• A public information meeting was held on February 27 to receive public comment on the proposal;

• Partial comments were received from Town staff on March 1; • Zoning comments were received from Town staff on March 8; • Regional comments were received from the Town on March 16; • A meeting with Town planning and urban designing staff was held on March 16 to discuss

revisions to the plan to address design issues and review timing requirements for resubmission; • A formal public meeting under the Planning Act was held on March 19; • Urban Forestry comments were received from Town staff on March 22; • A meeting with Town and Regional planning staff was held on March 28 to discuss comments

related to rental housing conversion/ demolition; and, • A meeting with Town planning staff held on April 6, to review a revised site development concept

and discuss technical issues with respect to zoning and timing and other requirements for application resubmission

In addition to the above, the applicants met with local residents in the neighbourhood to review design options and alternatives for the site to understand their preferences for the development and address concerns through a revised concept, following the public meeting in late March and early April of 2018.

Through the review of comments and feedback, ongoing discussion with Town staff, and independent meetings with neighbouring residents, a revised concept was prepared to address many of the concerns identified.

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5.0 THE REVISED CONCEPT

The revised concept is included in this report as Appendix 2 This proposal contemplates a rezoning of the lands to include 22 townhouse dwellings, six of which will be secured as rental units, under one ownership, as part of a condominium block within the development. Two blocks of townhouses are proposed along the Belyea Street frontage, situated on the east and west sides of the proposed private road which will provide access into the development. Internal to the site, four blocks of townhouses are proposed with frontage on the private internal access road. Two parking spaces are provided for each unit (one in the driveway and one in the garage) and six visitor parking spaces are provided, which includes one barrier free space. Visitor parking is located generally internal to the site with access provided via the private road. The development continues to be designed to meet or exceed all criteria of the RM1 zone standards. Exceptions to the RM1 zone are required to allow for:

• Appropriate neighbourhood transition, whereby the front units will be limited to a maximum height of 10 metres and rear units will be limited to a maximum height of 10.8 metres

• Increased side yard setback of 3.0 metres and increasing to 4.0 metres for units located along the eastern property line abutting the existing single detached dwelling (from the midpoint of unit 6 to

• One tandem parking space on the site in order to ensure parking is provided in accordance with the parking ratio requirements set out in the Town’s Zoning By-law.

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6.0 ZONING ANALYSIS As indicated in original the Planning Justification Report, dated December 2017, and previously in this report, the Subject Lands are currently zoned Residential Medium 4, Special Provision 75 (RM4 Sp.75). The site specific zoning was carried forward from the previous By-law, which reflects the existing building and conditions. The uses currently permitted on the site are as follows:

• Apartment dwelling; • Long term care facility; • Retirement home; • Accessory uses- home occupation, private home daycare; • Emergency service facility; • Conservation use; • Public park; • Stormwater management facility; • Detached dwelling on a lot where the use legally existed on the effective date of the By-law (as

per Special Provision 75); and, • Multiple dwelling (as per Special Provision 75).

The Zoning By-law defines Multiple Dwelling as follows: a dwelling unit within a building containing three or more dwelling units, each of which has an independent entrance and does not include another dwelling type defined herein. The Zoning By-law defines Apartment Dwelling as follows: a dwelling unit within a building containing three or more dwelling units where the units are connected by a common corridor or vestibule. The proposal, which is for townhouse dwellings, does not comply with the current zoning as the RM4 does not list townhouse dwelling as a permitted use. As a result, an amendment to the Zoning By-law is required to allow for the development of townhouse dwellings on the subject lands. In fact, a Zoning By-law Amendment would be required to allow for any type of residential development on the lands other than an apartment dwelling or multiple dwelling. The Zoning By-law Amendment seeks to rezone the lands to the Residential Medium 1 (RM1) zone, which permits townhouse dwellings. The rezoning application continues to request that the Subject Lands be considered as one lot for the purposes of the Zoning By-law. The table below outlines the RM1 (townhouse dwellings) zone regulations that are applicable to the townhouse development and identifies the exceptions requested to facilitate the development

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Table 1: Zoning Analysis Zone Regulation (RM1) Required Provided Minimum Lot Area 135 m2 per unit >135 m2 (site to be treated as one

lot) Minimum Lot Frontage 30.5 m ~58 m Minimum Front Yard 4.5 m 4.5 m Minimum Flankage Yard 3.0 m N/A Minimum Interior Side Yard 1.2 m 1.2 m on west property line and

rear portion of east property line >1.2 m on east property line, up to 4.0 metres in locations adjacent to neighbouring property’s amenity area

Minimum Separation Distance Between Buildings Containing Dwelling Units

2.4 m 2.5 m

Minimum Rear Yard 6.0 m 6.0 m Maximum Number of Storeys 3 3 Maximum Height 12.0 m <12.0 m

Maximum height of townhouse dwellings fronting on Belyea Street 10.0 m Maximum height of all other townhouse dwellings within the interior of the site 10.8 metres

Minimum Landscaping Coverage 10% 10.2% A copy of the proposed Zoning By-law Amendment can be found at Appendix 3. With respect to the Amendment, it is important to note that the lands are designated Medium Density Residential, in accordance with the Livable Oakville Plan. The Livable Oakville Plan Medium Density Residential policies provide a framework for the development of a range of medium density housing types, including multiple-attached dwelling units, apartments, retirement homes and long-term care homes to a maximum of 50 dwelling units per site hectare. Additionally, the Official Plan contemplates intensification of medium density residential lands within stable residential areas. The Zoning By-law, in setting out standards and regulations for development throughout the Town, implements the policies of the Livable Oakville Plan through appropriate zones based on the building form. In this regard, the intent of the RM-1 Zone in the By-law is to implement the Medium Density Residential designation and establish regulations and minimum standards for the development of townhome uses within stable residential areas. As the Zoning By-law was approved by the Town, the regulations contained therein are considered to be in conformity with the Livable Oakville Plan land use designations. As noted above, the proposed development provides setbacks which far exceed those contemplated in the RM-1 Zone of the By-law. While it is our opinion that the RM1 zone as it exists in the By-law provides appropriate and compatible side yard setback regulations for infill development within a stable residential neighbourhood area, the concept and draft By-law allow for a easterly side yard setback which far exceeds

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the 1.2 metre requirement to address concerns raised by both the Town and immediate neighbour to the east regarding transition (Town) and privacy (neighbour). At the point where the neighbouring property could be most impacted by the development, a side yard of 4.0 metres is provided, while other areas along this lot line provide for setbacks ranging between 2.7 and 1.2 metres.

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7.0 POLICY OVERVIEW AND ANALYSIS A full review and assessment of the land use policy framework applicable to the subject lands was completed as part of the original Planning Justification Report, dated December 2017. The following provides an updated analysis of the policy framework and includes clarification on items respecting the policy framework analysis in response to comments received by both the Region of Halton and Town of Oakville. The revisions to the proposed development concept are primarily technical in nature and have been made to address concerns respecting site layout and design. Additionally, the revised proposal removes the six accessory units and instead provides six dedicated townhouse rental units to address regional comments related to replacement of rental units on site. Ultimately, the proposed land use has not changed since the original application and our opinion continues to be that the proposal is in conformity with the provincial, regional and local policy framework. This section is intended to supplement and be read in conjunction with the Policy Analysis and Overview section of the Planning Justification Report submitted in December 2017.

7.1 Provincial Policy Statement, 2014 The Provincial Policy Statement, 2014 (“PPS”) was issued under Section 3 of the Planning Act and came into effect on April 30, 2014. The PPS establishes the policy foundation for regulating the development and use of land in Ontario and provides policy direction on matters of provincial interest related to land use planning and development. It provides a vision for land use planning in Ontario that encourages an efficient use of land, resources and public investment in infrastructure. The policies contained within PPS are aimed at ensuring the development of strong, healthy communities. Key to achieving this is promoting efficient development and land use patterns, accommodating a range and mix of uses to meet the long-term needs of residents; promoting cost-effective development patterns; and, ensuring the wise use of land and resources. The development responds to and continues to be consistent with the policies of the PPS by:

• Being located within an area identified for medium density residential development, in accordance with the Livable Oakville Plan

• Being able to be developed on full municipal services • Providing an opportunity for intensification in an area appropriate for intensification • Considering the existing building stock of the surrounding area and implementing a

development complementary to existing built form (single detached and multiple dwellings);

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• Contributing to the provision of a range and mix of housing choices within the area by introducing an additional housing type (currently only single detached and six-plex apartments exist);

• Providing an additional form of rental housing choice in the area (six townhomes will be rental units);

7.2 Growth Plan for the Greater Golden Horseshoe (2017) The Growth Plan for the Greater Golden Horseshoe, 2017 (“Growth Plan”) was prepared and approved under the Places to Grow Act, 2005 and was updated on July 1, 2017. The Growth Plan provides a framework for implementing Ontario’s vision for building stronger, prosperous communities by better managing growth in the Greater Golden Horseshoe region for the land use planning horizon to 2041. The initial Planning Justification Report submitted to the Town in December 2017 provided a review of the proposal The Growth Plan provides policies for where and how to grow, and directs population and employment growth to urban areas and rural settlement areas on full municipal services. Two distinct areas for accommodating growth are described in the Plan- the Built Up Area and the Greenfield Area. The Subject Lands are located within the Built Up Area, as defined by the Growth Plan. In accordance with the Growth Plan, within the Built Up Area, growth is to be directed and accommodated through intensification. Within the Built Up Area, the Growth Plan directs that by the year 2031, and for each year thereafter, a minimum of 60% of all residential development occurring annually within each upper or single tier municipality will be in the Built Up Area. The Growth Plan directs that the policies be applied to support the achievement of complete communities that feature a diverse mix of land uses with convenient access to local stores, services and public service facilities; improve social equity and overall quality of life; provide a diverse range and mix of housing; expand convenient access to a range of transportation options, public service facilities, accessible public open space and healthy, local affordable food options; ensure the development of high quality compact built form; mitigate and adapt to climate change impacts; and, integrate green infrastructure and low impact development. In addition to policies aimed at achieving compact, complete communities, the Growth Plan also provides policy direction related to infrastructure and transportation. These policies promote moving away from lower density development to a more compact built form. They further place emphasis on transit as the first priority for transit planning or development, promoting a transit network that will support and facilitate improved linkages between strategic growth areas and other areas planned for a mix of uses and transit-supportive densities. Finally, Section 4 of the Growth Plan provides policies for protecting resources including water resource systems, the Natural Heritage System, key hydrologic features, public open space, the agricultural system, cultural heritage resources and mineral aggregate resources and for mitigating the impacts of climate change. The proposal responds to, and continues to be in conformity with, the policies of the Growth Plan as follows:

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• The Subject Lands are located within a delineated built boundary and within the Built Up Area where growth is to be directed;

• The proposed development represents an intensification opportunity that will assist the Town and Region in achieving the intensification targets established by the Province;

• The proposal reflects an appropriate level of intensification in accordance with the policies of the Town’s Official Plan (medium density residential);

• The proposal reflects an appropriate level of intensification in consideration of the physical site context, which contains a mixture of single detached residential dwellings and low-rise multiple residential dwellings);

• The development will add to the range of housing provided in the area by adding a new type of built form;

• The proposal will assist the Town in achieving the intent of the infrastructure and transportation policies of the Growth Plan by providing for a more compact built form that is within close proximity to amenities, services and public transit;

• The development will add to the mix of housing options provided in the area by providing for an additional type of rental housing option (ground oriented townhouse rental);

• The Subject Lands are located within close proximity to higher order transit and in close proximity to an identified Growth Area (Bronte Village);

• The Subject Lands are located with convenient access to amenities that provide for a complete community available to residents;

• The proposed development generally will not pose any impacts to water resources, natural features, aggregate operations or the agricultural system; and,

• The proposal responds to the Plan’s policies related to climate change adaptation and mitigation by enhancing a complete community through intensification.

7.3 Region of Halton Official Plan (Halton Regional Official Plan Package January 13, 2016- September 28, 2015 Interim Office Consolidation)

The Region of Halton Regional Official Plan (hereinafter referred to as the “ROP”) serves as Halton’s guiding document for land use planning and is intended to manage growth across the Region’s four municipalities. The latest review of the ROP (called ‘Sustainable Halton’) was adopted unanimously by Regional Council on December 16, 2009, as Regional Official Plan Amendment 38 (ROPA 38). ROPA 38 was sent to the Province, as the approval authority, who approved it with modifications in 2011. The Province’s decision to approve, with modifications, was appealed to the Ontario Municipal Board (OMB) and the hearing process to address the appeals is ongoing. The 2015 Office Consolidation of the ROP includes those policies that have been approved and are in force and effect and identifies the policies that remain under appeal. The original rezoning application proposed the demolition of the existing buildings on the site, which included one rental apartment dwelling containing six units, to facilitate the development of 20 townhouse units, of which 6 would contain secondary suites. The Planning Justification Report submitted in support of that application provided a planning opinion that the replacement of the rental housing units on-site with 6 secondary suites was appropriate. Further justification for this was provided to the Town in a letter in March of 2018 and is included in this report as Appendix 4.

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While it continues to be our opinion that the provision of secondary suites on site represents an appropriate replacement of rental housing units, we understand that the Region’s position is that this approach is not in conformity with the policies of the ROP. In their review of the initial application against the policies of the ROP, Halton Region staff specifically identified the following housing policy conformity issues:

• The development proposal has not addressed ROP policy direction with respect to providing complete communities, providing a mix of uses which afford the maximum choices for residents, and to meeting housing needs of Halton;

• The development proposal would result in the demolition of existing rental housing, whereas the ROP provides for a vacancy rate of 3 percent as the minimum threshold to permit the demolition of such units, whereas the current vacancy rate for Oakville is below the minimum threshold identified by the ROP (Section 85(3));

• The development proposal proposes to replace the existing ‘primary rental units’ as ‘secondary rental units’ (secondary suites within the proposed townhouse units), which is not supported by or consistent with ROP policy direction; and,

• The development proposal has not addressed ROP Housing policy direction as outlined in Section 84, 85 and 86

The updated proposal responds to these comments as follows:

• The proposal will add townhouse dwelling units to an area which currently includes single detached dwellings and low-rise walk-up rental apartment dwellings. The introduction of a new dwelling type (townhouse) to the neighbourhood contributes to the provision of a mix of uses and to the achievement of complete communities. This new housing type also provides additional choices for residents;

• The Region’s State of Housing Report (2016) and Policy 86(6) of the ROP call for at least 50% of new housing units produced annually in Halton to be in the form of townhouse or multi-storey buildings.

• The development proposal continues to include the replacement of rental units on-site; however, the revised proposal has removed the 6 secondary suites and has identified a block of 6 townhome units which will be provided as rental units and remain under single ownership as part of the condominium. We have spoken with Halton Region and Town of Oakville staff regarding this approach, who confirmed that this satisfies the policies of the ROP respecting to demolition/ replacement of rental housing and therefore conforms with the Region’s policy respecting conversion/ demolition where the vacancy rate is below 3 per cent;

• While it continues to be our opinion that the replacement of the rental units with secondary suites is appropriate and represents good planning, as noted in the bullet above, the concept has been revised such that 6 of the townhouse units will be secured as rental units;

• Section 84 of the ROP states that it is a goal of the Region to supply people with an adequate mix and variety of housing to satisfy the differing physical, social, and economic needs. The development contributes to the mix and variety of housing by introducing a new type of housing (townhouse) to the area.

• Section 85 of the ROP provides the Region’s objectives for housing, many of which the proposal (current and original) respond to, including:

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o Making efficient use of existing developed lands, housing stock and available services to increase the supply of housing while maintaining the physical character of existing neighbourhoods (infill development will increase the supply in the area and make efficient use of available services; townhouse dwellings provide an appropriate transition from the multiple residential dwellings located at Nelson Street and Belyea Street to the single detached built form on Belyea Street)

o To promote residential intensification through the development or redevelopment of brownfield and greyfield sites

• Many of the policies contained within Section 86 of the ROP are not prescriptive in nature and relate to Regional and municipal responsibilities for housing (e.g. 86(2) “define affordable housing”; 86(4) “prepare and update a Joint Regional-Municipal Housing Statement). Therefore, the development application cannot directly respond to these policies. We note that Section 86(11) of the ROP identifies that it is a policy of the Region to permit intensification of land use for residential purposes such as infill, redevelopment and conversion of existing structures provided that the physical character of existing neighbourhoods can be maintained. The development proposal, as revised, will provide for intensification which maintains and enhances the physical character of the area by providing a housing type which will complement both the apartment dwellings and the single detached dwellings in the neighbourhood

We note that in their comments on the application, staff did not identify any conformity issues with other policies contained within the ROP and, as such, the analysis provided in the original Planning Justification Report on these matters continues to apply to the current site and therefore is not repeated in this addendum. Should further clarification on conformity with other policies of the ROP be required, please refer to the original Planning Justification Report dated December 2017.

7.4 Livable Oakville Plan The Town of Oakville Livable Oakville Official Plan (hereinafter referred to as the “Official Plan” or the “LOP”) sets out Town Council’s policies on how lands within the Town should be used and how growth should be managed through to 2031, except for those lands located in the North Oakville East and West Secondary Plan areas. The LOP was adopted by Council on June 22, 2009 and was approved by the Regional Municipality of Halton, with modifications, on November 30, 2009. The Region’s approval of the LOP was appealed to the OMB by a number of parties. The Board approved the LOP with further modifications, on May 10, 2011. Two outstanding appeals to the LOP remain. The 2017 Office Consolidation incorporates all of the amendments to the text and schedules that have been approved up to, and including, April 4, 2017. The Planning Justification Report submitted in support of the original proposal provided detailed analysis of the proposal’s compliance with the LOP. As noted previously, changes to the proposal are primarily technical in nature and have been made to address design concerns raised by staff and residents. As such, a full detailed policy analysis is not repeated here. Instead, the intent of this section is to further demonstrate compliance with specific policies in the LOP related to density and intensification within stable residential areas.

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7.4.1 Density The subject lands are designated Medium Density Residential in accordance with the LOP. Section 11.3 of the LOP outlines the permitted uses and density range for the Medium Density Residential Area. The Medium Density Residential land use designation may permit a range of medium density housing types, including multiple-attached dwelling units, apartments, retirement homes and long-term care homes. Existing detached and semi-detached dwellings are also permitted. The density range is to be between 30 and 50 units per site hectare (Policy 11.3.2). The development proposal will add 22 dwelling units to the Subject Lands, which equates to a density of 50 units per site hectare. This density is in conformity with the requirements of the Livable Oakville Plan and amendment is required to facilitate the development.

7.4.2 Intensification within Stable Residential Areas The Livable Oakville Plan defines Intensification as follows: The development of a property, site or area at a higher density than currently exists thorough:

a) Redevelopment, including the reuse of brownfield sites; b) The development of vacant and/or underutilized lots within previously developed areas; c) Infill development; or d) The expansion or conversion of existing buildings.

The Livable Oakville Plan recognises that residential intensification will occur within stable residential communities. Specifically, Policy 11.1.8 provides the policy direction for intensification within stable residential communities. In particular, and of relevance to the development proposal for the Subject Lands, Section 11.1.8 c) states that Within stable residential communities, on lands designated Medium Density Residential and High Density Residential, there may be underutilized lands on which additional development may be appropriate. Intensification of these lands may occur within the existing density permissions for the lands and may be considered subject to the requirements of Section 11.1.9 and all other applicable policies of this Plan. As noted in the original Planning Justification Report, the proposed development meets the general intent of this policy and will provide intensification of an underutilized parcel while keeping within the parameters of the Medium Density Residential designation within a stable residential area. In accordance with 11.1.8 c), the proposal must also meet the criteria of Section 11.1.9. An evaluation of the revised development concept, within the context of 11.1.9 is provided, below: a) The built form of development, including scale, height, massing, architectural character and materials, is to be compatible with the surrounding neighbourhood The proposed development will add 22 townhome dwellings on lands previously developed with a two-storey multiple residential dwelling and two one and a half storey single detached dwellings. The concept has been revised to orient two blocks of townhouse dwellings toward the Belyea Street frontage, on either side of the private road which provides access into the development. The townhouses directly fronting Belyea Street will have a reduced height of 2.5 storeys and 10 metres, while the units interior to the site will

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have a height of 3 storeys and not more than 12 metres to provide for an appropriate transition in height. In fact, it is expected that the units interior to the site will not exceed 10.8 metres. The architectural character and materials will be further refined at the site plan stage; however, design of the units will take into consideration the existing built form and provide gabled roofs and other elements to ensure compatibility with the surrounding residential dwellings. b) Development should be compatible with the setbacks, orientation and separation distances within the surrounding neighbourhood As noted above, the distribution and layout of units throughout the site has been rearranged such that the two blocks of units located to the east and west of the private road are oriented toward Belyea Street. We note that at the pre-consultation meeting for this application, Town staff provided conceptual design options for the development which indicated this as the preferred orientation and the concept plan has been revised to meet one of staff’s preferred conceptual options. A copy of the conceptual options provided to us by staff at the pre-consultation meeting is included in this report and can be found at Appendix 5. Separation distances and setbacks for the development are provided in accordance with the RM1 zone. The interior side yard setback along the eastern property line adjacent to the existing 2-storey single detached dwelling is such that setbacks of 3.0 metres and 4.0 metres are provided at the portion of the site that abuts the neighbour’s amenity space. The Zoning By-law Amendment exceptions have been created to ensure that a minimum easterly side yard setback of 3.0 metres for 50% of the building main wall is provided along unit 6 and a minimum easterly side yard setback of 4.0 metres is provided along unit 17. Again, we note that this exceeds the minimum 1.2 metre side yard setback provided in the RM1 zone. In fact, it far exceeds the setback established for both the RL3-0 zone and the RM4 Sp.75 zone. This has been implemented to mitigate impacts of the development on the neighbouring property. 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. The surrounding lands include single detached residential dwellings and walk-up apartment buildings, which range in height from one storey to two and a half storeys. Existing zoning for the adjacent apartment dwellings permits a maximum height of 12 metres, while the existing zoning for the adjacent single detached dwellings permits a maximum height of 9 metres. We understand that the dwelling located to the east of the property (2309 Belyea) is approximately 9.5 metres in height. The proposed development will introduce a townhouse dwelling as a transition in form from the apartments located at Nelson Street, Belyea Street and Hixon Street to the single-detached dwellings located along Belyea Street. With respect to height, as noted above, the units directly fronting Belyea Street will be limited to a height of 2.5 storeys and 10 metres with the units located at the rear will be permitted to develop to a maximum of three storeys, thus providing a gradation in building height. While the current RM4 Zone and the requested RM1 zone both permit heights up to 12 metres, it is not anticipated that the development will achieve a height of more than 11 metres (10.8 metres is proposed).

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d) Where applicable, the proposed lotting pattern of development shall be compatible with the predominant lotting pattern of the surrounding neighbourhood The lotting pattern of the development has been designed to maintain compatibility with the surrounding neighbourhood. Townhouse units fronting directly on Belyea Street are larger units and will be of a height similar to those single detached dwellings that are located in the neighbouthood. Additional architectural treatments will be provided to the units directly fronting Belyea Street to ensure that they are compatible with the surrounding neighborhood. e) Roads and/or municipal infrastructure shall be adequate to provide water and wastewater service, waste management services and fire protection The development has been designed to ensure waste management services and fire protection services are able to enter the sites and access all units. The transportation impact analysis prepared in support of the original application confirmed that there is sufficient capacity in the existing road system to accommodate the proposed development and traffic impacts are minimal. A revised traffic study is being prepared in support of the revised concept to reconfirm this. The revised concept continues to provide parking in accordance with the Zoning By-law. A functional servicing and stormwater management report was provided with the original application and confirms that municipal servicing requirements can be satisfied. f) Surface parking shall be minimized on the site Surface parking is provided on site, with individual driveways and a visitor parking area (5 spaces). An additional parallel parking space is provided to ensure the site meets parking requirements set out in the By-law. Landscape treatments will be provided to minimize the amount of space covered by parking areas on site, to the extent possible. 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 This policy does not apply to the proposed development as there is no proposal to extend the public street. h) Impact 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 Direct driveway accesses to the units fronting Belyea Street will be provided on Belyea Street. The driveways of units 2 and 3 and 4 and 5 on the concept plan have been combined to mitigate impacts. The units internal to the site will be accessed via a private road which has access from Belyea Street. A functional servicing and stormwater management report has been prepared in support of the proposed development and was submitted with the original application. It details how grading, drainage and location of service areas will be designed. More detailed stormwater management and functional servicing work will be completed through the site plan process. It is not anticipated that there will be any shadow impacts to the surrounding neighbourhood as a result of the development, given that it is in keeping with the existing height, massing and built form of the neighbourhood i) The preservation and integration of heritage buildings, structures and uses within a Heritage Conservation District shall be achieved

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This policy does not apply to the proposed development as it is not located within a Heritage Conservation District. 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 The proposed development will maintain access to all amenities. Comments received from the school boards indicate no objections to the proposal. k) The transportation system should adequately accommodate anticipated traffic volumes A transportation impact analysis was prepared in support of the original application and demonstrated that there is sufficient capacity in the existing road system to accommodate the development. This study is currently being updated to re-confirm the conclusions apply to the revised concept. l) Utilities shall be adequate to provide an appropriate level of service for new and existing residents Existing utilities are adequate to service the development. Comments received from utility providers indicate no objections to the proposal. Based on the above, it is our opinion that the proposed development meets the criteria of 11.1.9 and maintains and protects the existing neighbourhood character. It continues to be our opinion that the proposed infill development is appropriate in consideration of the policies of the PPS, Growth Plan, ROP and the broader neighbourhood context.

7.5 Matters of Interest to Council At its meeting on March 19, 2018, Oakville Town Council requested that analysis of the following matters be included by staff as part of their recommendation report on the application:

• Heights of similar buildings to the east, west and north of the Subject Lands; • An investigation of affordable rental numbers for 2017; • Concerns regarding overbuild, transition, and appropriateness/suitability for the area; • Consideration for combining the application with the south side of Hixon Street to clean rental

units up; • Consideration of as of right 12 metre height permission in the zoning and reconciliation in light of

Section 11.1.9 of the LOP; • Consideration of the application under all factors of Section 11.1.9 (not just height); • Water management and stormwater concerns; and, • Parking in the area.

This addendum report has provided clarity on several of these matters of interest to Council in previous sections. Additional clarity on the remaining items is provided below:

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7.5.1 Heights of similar buildings to the east, west and north of the subject lands

It is our understanding that the Town is conducting a height survey to determine the heights of similar buildings to the east, west and north of the subject lands. At the time of writing this report, we have not been provided with any information respecting the heights of the surrounding area. We have received information from staff that the house immediately adjacent to the Subject Lands is approximately 9.5 metres.

7.5.2 Rental Numbers for 2017 In October 2017, The Canada Mortgage and Housing Corporation (CMHC) released the primary rental market statistics. A copy of the CMHC Rental Market Survey results is included in this report and can be found at Appendix 6. In accordance with the 2017 data, the private apartment vacancy rate in the Town is 1% and the average rent for a three bedroom apartment is $1,737.

7.5.3 Overbuild, Transition and Suitability As noted above, the proposed development will provide 22 townhouse units on the site. This equates to an overall density of 50 units per site hectare, which is within the density range of the Medium Density Residential designation of the LOP. An amendment to the LOP is not required to facilitate the development. In fact, the LOP recognizes and allows for intensification of medium density residential areas within stable residential neighbourhoods. As such, only a Zoning By-law Amendment is required in order to implement the Medium Density Residential Designation by allowing for townhouse dwellings on a site which currently only permits apartment dwellings and multiple dwellings. With respect to the requested Zoning By-law Amendment, the development has been designed to meet (and exceed) the regulations of the RM1 zone. The special exceptions requested are to establish increased setbacks and allow for a parallel parking space in order to meet parking requirements on site. In addressing the policy requirements of 11.1.9, as noted above, the development will provide a gradation of height to minimize impacts on the surrounding neighbourhood. A maximum height of 2.5 storeys and 10 metres will be set for those townhomes located along the Belyea Street frontage, with increased height for those units located closer to the rear of the property. Additionally, as noted above, an increased side yard setback on the easterly portion of the site has been provided to address concerns raised by the adjacent neighbour.

7.5.4 Combination with Hixon Street Apartments The applicant does not own the lands on Hixon Street and therefore cannot be combined with this development. The development proposal is limited to those lands which are owned by the development group.

7.5.5 Consideration of 12 metre as of right With respect to the as of right zoning, the RM4 zone would allow for the development of a 12 metre multiple residential dwelling on the site. This type of built form would implement the Livable Oakville Plan and conform with the Town’s Zoning By-law. The requested RM1 zone would also allow for the development of a townhouse dwelling to a maximum of 12 metres, in accordance with the as of right height provided for in that zone. As noted above, the Town’s

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approved Zoning By-law implements the Livable Oakville Plan, which contemplates intensification within stable residential areas. In accordance with the Town’s Zoning By-law, 12 metres is an appropriate height for the RM1 zone. Although both the RM1 and RM4 zones provide for a 12 metre height maximum, we recognize the importance of ensuring the development provides appropriate transition via gradation of height. Accordingly, the site specific zoning sets a maximum height of 10 metres for units fronting Belyea Street. The development proposal will provide 3 storey townhouses which are anticipated to be no more than 11 metres in height. As noted above, the units fronting Belyea Street will be limited to 10 metres and 2.5 storeys in order to provide an appropriate transition.

7.5.6 Consideration of Policy 11.1.9 in the LOP This addendum report has demonstrated compliance with Policy 11.1.9.

7.5.7 Water management and storm water concerns The engineering report provided in support of the original application identified that the site can be adequately serviced and would not pose any negative impacts on the surrounding area. Comments provided by Town staff as part of the return of comments package did not identify any major concerns or discrepancies with the findings of the report. We note that the study shows that the existing water and sewer is extremely shallow in the right of way, which would pose a problem for any development proposing basements. Any basement would be prone to flooding and would require a full sanitary waste extract pump. As a result, the development proposes to build slab on grade.

7.5.8 Parking in the Area Parking provided on site meets the requirements of the RM1 zone. As part of the Transportation Study submitted in support of the application, an analysis of parking on site was conducted which concluded that the development meets the parking requirements. The revised application continues to meet the parking requirements.

7.6 Public Comments Raised Throughout the Consultation Process At the public meeting of March 19, 2018, several residents made oral submissions with respect to the application. Their comments are summarized below:

• Concern that more sixplexes will be developed on the site; • Preference for townhouse built form; • Concern with density; • Preference for the orientation of the units to be fronting Belyea Street to maintain character and

minimize impacts to neighbouring property; • Preference that the development not include any rental; • Concern with proposed contemporary design; • The application does not respect the current zoning in the surrounding residential area; • Concern with impacts on privacy and character; • Concern for loss of trees; and, • Concerns with insufficient parking.

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The revised application has been designed to address many of these concerns, including the following: • Reorientation of buildings to front Belyea Street; • Increased easterly side yard setback; • Reduced height to 10 metres for units along Belyea Street frontage; • Reduced height proposed for all other units (10.8 metres is expected); • Removal of balconies on many of the units. Only units located along the rear of the property will

be permitted to have balconies; • Commitment to revise the design of the development through the site plan process to ensure

compatibility with the architectural style in the neighbourhood; and, • Maintaining the required amount of visitor parking (6 spaces)

We also understand from Town staff that additional questions from residents have been sent directly to the Town. These inquiries are summarized below:

• Rationale for slab on grade design; • Concern with overbuild and density; • With respect to the design, can the development explore the option of providing garages and

parking behind the units; and, • Concern for the low amount of parking (both per-unit and visitor).

We provide the following responses to these questions: • The slab on grade design has been selected as a result of the functional servicing work conducted

by the engineering consultant retained through this project. The report identifies that the existing water and sewer is extremely shallow in this area and, as a result, any basement would need a full sanitary waste extract and pump for the weeping tile. This is not viable from a maintenance, construction and operational perspective;

• The Subject Lands are located within a Medium Density Residential designation, which permits density to a maximum of 50 units per site hectare. The proposed development provides 50 units per site hectare and is carrying out implementation of the vision of the Official Plan for medium density development in this respect;

• As part of a redesign exercise undertaken by the project team, the potential for providing garages and parking behind the units was explored; however, due to the configuration of the lot, is not possible. In order to achieve such a design, the townhouses would have to be a full 4 storeys and require changes to the Zoning By-law to permit zero rear yard setbacks and the elimination of all parking spaces.

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8.0 SUMMARY AND CONCLUSIONS As outlined in this report, the proposed development and Zoning By-law Amendment continues to represent an appropriate form of development for the Subject Lands.

• The proposal is consistent with the Provincial Policy Statement; • The proposal is in conformity with the growth Plan (2017); • The proposal complies with the Livable Oakville Plan, including Policy 11.1.9; • The proposed development is in keeping with the existing character of the area and provides an

opportunity for intensification while upholding the overall urban structure as set out in the Livable Oakville Plan; and,

• The proposed development is appropriate and represents good planning. Based on these conclusions, the Zoning By-law Amendment application as proposed should be approved. Respectfully submitted, MHBC

Dana Anderson, MA, MCIP, RPP Kelly Martel, M.Pl, MCIP, RPP Partner Planner

Appendix 1

Concept Plan as Submitted with

December 2017 Planning Report

BELYEA STREET

BELYEA DEVELOPMENT INC.

3 STOREY CONDOMINIUM

TOWNHOUSE DEVELOPMENT

LOT 70, 72 & PART OF LOT 61

TOWN OF OAKVILLE

REGIONAL MUNICIPALITY OF HALTON

1 : 250

1

SITE PLAN

SCHEME 3

AUG 2017

OF 1

JK/CV

2017-32

PK

SITE AREA: 4371 m² (0.437 ha)

TOTAL UNITS PROPOSED: 20

DENSITY: 45.77 units / ha

PARKING REQUIREMENTS REQ'D PROPOSED

NUMBER OF UNITS = 13 - 21 20

NUMBER OF RENTAL UNITS = 6 6

RESIDENT PARKING 2 PER UNIT X 20 = 40 40

RENTAL UNIT PARKING = 6

VISITOR PARKING 0.25 PER UNIT 5 5

(INCLUDING DESIGNATED PARKING)

DESIGNATED PARKING ( 3 - 25 SPACES = 1) 1 1

(REQ'D BY-LAW 2014-014.

BASED ON PROVIDED VISITOR

PARKING)

LEGEND

GENERAL SITE STATISTICS

KEY PLAN

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Appendix 2 Revised Concept Plan

BELYEA STREET

PLANNINGURBAN DESIGN& LANDSCAPEARCHITECTUREMHBC

9 0 1 G U E L P H L I N E B U R L I N G T O N , O N , L 7 R 3 N 8P: 416 518 8394 F: 905 761 5589 | WWW.MHBCPLAN.COM

SCALE: 1:400

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2311-2323 Belyea Street,

Town of Oakville,

Region of Halton

Ontario

DATE: April 10, 2018

CONCEPT PLAN

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Appendix 3 Revised Draft Zoning By-law Amendment

THE CORPORATION OF THE TOWN OF OAKVILLE DRAFT

BY-LAW NUMBER 2018-XX

“Being a By-law to amend Zoning By-law 2014-014”, as amended, to introduce new zoning for lands within the Town of Oakville

WHEREAS the Corporation of the Town of Oakville has received an application to amend Zoning By-law 2014-014, as amended; and, WHEREAS authority is provided pursuant to Section 34 of the Planning Act, R.S.O 1990, C.P.13 to pass this by-law; and NOW THEREFORE the Council of the Corporation of the Town of Oakville hereby enacts that Zoning By-law 2014-014, as amended, be further amended as follows:

1. That Schedule 19(2) of By-law 2014-014, as amended, is hereby further amended by rezoning lands as identified in ‘Schedule A’ of this By-law from Residential Medium (RM4-75) to Residential Medium (RM1-XX). ‘Schedule A’ is attached hereto and forms part of this By-law.

2. Part 15, Special Provisions, of By-law 2014-014 as amended, is further amended to include an additional Special Provision as follows:

XX 2311, 2319, and 2323 Belyea Street

Part of Lot 61 and 72, Lot 70 and 71, Registered Plan M-7 Town of Oakville Regional Municipality of

Halton

Parent Zone: RM1

Map 19(2) (2017-XX)

15.XX.1 Zone Provisions for All Lands

The following regulations apply to all lands identified as subject to this special provision:

a) Notwithstanding the definition of “lot”, and notwithstanding the creation of a Parcel(s) of Tied Land or any severance, the lands identified as subject to this special provision shall be considered one lot for the purposes of the Zoning By-law

b) Notwithstanding anything else contained in this By-law, one parallel parking space shall be permitted on the lands

b) Maximum number of townhouse dwelling units 22

c) Maximum height of townhouse dwelling units fronting Belyea Street

10 m

15.XX.1 Zone Provisions for Block 1 Lands

a) Minimum easterly side yard setback 3.0 m from the midpoint of the most easterly unit end wall

15.XX.1 Zone Provisions for Block 2 lands

b) Minimum easterly side yard setback 4.0 metres

15.XX.X Special Site Figures

Figure 15.XX.X

3. Part 15, Special Provisions, of By-law 2014-014 as amended, is further amended to revise Special Provision No. 75 to remove all provisions and figures specific to Block 1 Lands (15.75.3 and 15.75.4).

In all other respects the provisions of By-law 2014-014 shall apply. This By-law shall come into force and effect in accordance with the provisions of the Planning Act, R.S.O 1990, C.P.13. This By-law read a FIRST, SECOND, and a THIRD time and finally PASSED on the _____ day of _______________, 2017.

______________________________ Mayor ______________________________ Clerk

RM1

-x

Source:

Town of Oakville Zoning By-law 2014-014 • Consolidated to January 27, 2017

Schedule A

Proposed Zoning

By-law Amendment

FILE: 1715A

DATE: October, 2017

K:\1715A-SHANDRIA ENTERPRISES INC-2323 BELYEA STREET-OAKVILLE\RPT\PROPOSED ZONING.DWG

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Region of Halton

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LEGEND

Appendix 4 Response to Comments Letter and

Revised Options

(Submitted to the Town on March 12, 2018)

204-442 BRANT STREET / BURLINGTON / ONTARIO / L7R 2G4 / T 905 639 8686 / F 905 761 5589 / WWW.MHBCPLAN.COM

KITCHENER WOODBRIDGE LONDON KINGSTON BARRIE BURLINGTON

March 12, 2018 Ms. Melissa Dalrymple, MCIP, RPP Town of Oakville Planning Services Department 1225 Trafalgar Road Oakville, Ontario L6H 0H3 Dear Ms. Dalrymple: RE: ZONING BY-LAW AMENDMENT APPLICATION 2311, 2319 AND 2323 BELYEA STREET, OAKVILLE OUR FILE 1715A Further to the Public Information Meeting (PIM) held on February 21, 2018, and the receipt of the comments contained in the Development Application Comment Report dated February 28, 2018, we have worked with the owner of the lands at 2311 to 2323 Belyea Street, to develop two alternative concept plans that address the community and staff comments. The two alternatives can be described as follows: Alternative Plan A This concept maintains the development of twenty (20) townhouse dwelling units inclusive of six (6) accessory apartment units. This concept re-orients units 1 -6 providing for units fronting onto Belyea (units 1-3) and provides for units fronting onto the condominium driveway (units 4-6). This reorientation maintains a side yard condition between the new units with a side yard condition towards the immediate property to the east. This alternative concept also secures parking for the accessory units without the need to expand driveways along Belyea or provide spaces at the entranceway. The proposed zoning by-law amendment for Alternative Plan A requires a slight tweak to add a reduction in the width of one of the parking spaces. Otherwise the zoning by-law amendment from RM4 sp.75 to RM1 with the two minor additions stays the same. The proposal conforms to all RM1 zoning provisions. Alternative Plan B The second alternative plan removes the townhome units from the most easterly block of the development and provides for a sixplex in accordance with the current zoning. The sixplex has been located closer to the condominium road and will be separated by parking rather than located 1.8 metres from the easterly lot line which is permitted as of right. The balance of the proposed development remains the same with the exception of the removal of the rental units within the end units of the townhomes as the replacement rental units required by the Region will be provided in the sixplex. The

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zoning by-law amendment for this alternative plan will only require a map change from RM4 Sp.75 to RM1. Both of these alternative plans address the comments contained in the Development Application Comments Report received from the Town, as well as concerns raised by the residents at the February 21st Public Information Meeting. The following summary responds to the comments according to the subject area as outlined in the Comment Report. We look forward to meeting with you on Friday March 16th to review and discuss the alternative plans. Response to Comments Streetscape

• An alternative layout, as suggested by Towns staff, has been provided in both alternative plans to create a more cohesive streetscape. Units 1-3 in Alternative Plan A will provide for frontage facades and entrances for the three units. Unit 20 remains flanking Belyea Street; however, as noted in the planning justification report submitted in support of the rezoning application, the design of the building is such that it will appear as a front entrance to a single-detached dwelling when viewed from Belyea Street. There is no fencing provided for this Unit and it will appear as a front yard. We note that the principal entrance to the accessory apartment proposed for Unit 20 will also front Belyea Street and, as such, provides the use of an entry feature that further frames the street.

• In Alternative Plan B, an entrance feature to the sixplex will be oriented towards the Belyea Street frontage.

Transition to the East

• An alternative layout, as suggested by Town staff, has been provided in both alternative plans. In Alternative Plan A, units 1-6 have been reoriented to provide for a side yard condition adjacent to the existing singe detached home located to the east. Units 1-3 will now face and frame the street (Belyea for Units 1-3 and the private road for Units 4-6). This redesign allows for the flankage elevations to be oriented toward the detached dwelling. Additionally, balconies have been removed from each of these units.

• We note that the reorientation does result in reduced rear yards for the individual units which do not comply with the zoning provisions for individual units but does comply with the by-law as drafted. Previously the rear yards through the development were provided with 6 metre rear yards. We will require confirmation of the application of Section 6.10 c) of the Zoning By-law which states that for lots tied to a common element condominium, the applicable zoning regulations shall apply to the freehold portions of the lots of blocks designated for townhouse, back-to-back townhouse and stacked townhouse dwellings.

• With respect to height, the zone provisions of the RM1 zone permit townhomes to a maximum height of 3 storeys (12 metres). The proposed townhomes continue meet this provision and are proposed to be less than the 12 metre maximum. The owner is willing to look at an alternative design which would decrease visual height.

• The sixplex is proposed in Alternative Plan B will meet the as-of-right zoning height of 12 m as set out in the RM4 sp.75 provisions.

Location of Parking

• The revised Alternative Plan A provides a total of 2.3 spaces per unit, inclusive of visitor parking, in addition to 6 dedicated spaces for accessory apartments.

• The parking provided on site is summarized as follows:

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o Two spaces per unit (one in the driveway and one in the garage) o Five visitor parking spaces (including one barrier free space) o Six dedicated parking spaces for the accessory apartments

• Reorientation of units 1-6 allows for the introduction of 4 dedicated parking spaces for the accessory units, which has allowed for the removal of large driveways on some of the units (units 11, 12 and 20). This has resulted in the provision of parking on site which exceeds the minimum set out in the Zoning By-law.

• All parking spaces on-site meet the Town’s standard, save and except for the additional space located at Unit 15, which provides a length of 5.53 metres, whereas 5.7 metres is required in accordance with Section 5.2.3 of the Zoning By-law. We note that other municipalities (e.g. City of Waterloo, City of Kitchener, City of Burlington, Town of Milton) include regulations for parking space length of 5.5 metres. It is our opinion that this reduction to accommodate one space is appropriate.

• Alternative Plan B will meet all parking requirements in accordance with the zoning by-law. Parking has been located between the easterly lot line and the sixplex building utilizing access from the internal condominium road. This could be adjusted to provide access form Belyea which would be implementing the as-of-right condition.

Rental Housing • At our initial pre-consultation meeting, it was noted that due to Regional Official Plan policy

86(19), demolition of the existing rental building located at 2323 Belyea Street could not occur unless these units could be replaced. Staff identified the need to discuss the Region’s rental housing replacement policies and how it would be applied to the redevelopment. Beginning in May 2017, we made several attempts to meet with Town and Region staff to discuss this matter and arrive at a solution; however, have not received a response on this matter to-date.

• Through our background work, we researched the opportunity to provide rental units through accessory apartments and determined it to be a highly suitable way to replace the rental units on the Subject Lands, which our clients are permitted to do as of right with the in-effect zoning.

• The provision of accessory apartments meets Provincial, Regional and Local policies as provided in the bullets below:

o Recent changes to the Planning Act require municipalities to permit second suites within single-detached, semi-detached and townhouse dwellings, as well as in ancillary structures, such as detached garages. In particular, with respect to municipal considerations, the Province states that newly developing areas offer the opportunity to plan proactively for second units, including the design of the actual houses and suggests that municipalities and development proponents should specifically consider second units in the planning of new neighbourhoods to provide for rental housing opportunities.

o Policy 1.1.1 b) of the Provincial Policy Statement (2014) states that healthy, livable and safe communities are sustained by accommodating an appropriate range and mix of residential (including second units, affordable housing and housing for older persons), employment (including industrial and commercial), institutional (including places of worship, cemeteries and long-term care homes), recreation, park and open space, and other use to meet long-term needs.

o Policy 1.4.3 b) 2. of the Provincial Policy Statement (2014) further states that planning authorities shall provide for an appropriate range and mix of housing types and densities to meet projected requirements of current and future residents of the regional market area by permitting and facilitating all forms of residential intensification, including second units, and redevelopment in accordance with Policy 1.1.3.3.

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o The Growth Plan (2017) identifies supporting “a range and mix of housing options, including second units and affordable housing, to serve all sizes, incomes and ages of households” as one of the Plan’s guiding principles.

o Policy 2.2.1.4 c) of the Growth Plan states that applying the policies of the Plan will support the achievement of complete communities that 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.

o Section 86(10) of the Region of Halton Official Plan requires that Local Official Plans and Zoning By-laws permit second residential units within an existing dwelling in residential neighbourhoods as of right, provided that health, safety or other reasonable standard or criteria (e.g. the provision of parking or adequacy of services) are met.

o Section 86(10.1) of the ROP states that it is a policy of the Region to ensure that the standards or criteria identified in a Local Official Plan or Zoning By-law shall not preclude or prohibit the establishment of second residential units, as provided for in Provincial legislation, policy of plans.

o Several objectives for the Residential Areas are set out in Section 11 of the Livable Oakville Plan, including: Encourage an appropriate mix of housing types, densities, design and tenure

throughout the Town; Promote housing initiatives to facilitate revitalization, compact urban form and

an increased variety of housing alternatives; Promote innovative housing types and forms to ensure accessible, affordable,

adequate and appropriate housing for all socio-economic groups; and, Discourage the conversion of existing rental properties to condominiums of

other forms of ownership in order to maintain an adequate supply of rental housing.

o Policy 11.1.2 states that The Town will seek a balance in housing tenure. Conversions of existing rental accommodation to condominium or other forms of ownership shall be discouraged.

o Policy 11.1.3 states that the Town will provide for the creation of second units through regulations in the Zoning By-law. Second units shall not be considered as dwelling units for the purpose of calculating density.

The Town’s comments indicate that accessory apartments are not part of the primary rental market. There is nothing in the current planning policy framework with identifies accessory units as such or differentiates rental housing provisions as such. In fact, the approach of introducing accessory units as rental housing has been used successfully in other municipalities and is recognized by CMHC as a way to accommodate rental housing needs within a community. Specifically, CMHC notes the following about secondary suites:

• They are one of the most cost-effective ways of providing affordable rental housing and are an important part of the Canadian housing stock, especially in urban areas;

• They provide rents that are often lower than those for apartments in conventional rental buildings;

• They enable low- and moderate- income households to live in ground-related housing in a residential setting;

• They provide the needed extra income to first-time homebuyers; and, • They allow older adults to continue to live in their neighbourhoods and age in place.

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Accessory apartments are considered rental units and the replacement of the 6 rental apartment units on site with 6 accessory apartments maintains the policies of the PPS (2014), the Growth Plan and the Regional Official Plan and better implements the Livable Oakville Plan by continuing to provide rental accommodation in a built form that meets the existing character of the neighbourhood. Urban Design

• We would like to confirm the requirement for the urban design brief as noted in the comments. Our submission included an urban design brief within the Planning Justification Report and we note the application was deemed complete on this basis. We understand the comments to read that a detailed urban design brief will be required with the submission of a site plan for the project as we are seeking a rezoning to the RM1 zone and intend to comply with the RM1 zone provisions.

• Several of the urban design comments have been responded to, as noted above, as they relate to the unit orientation, streetscape and transition to the east.

• The preliminary stormwater management plan and functional servicing report indicates that the sanitary sewer on Belyea Street is very shallow and, as a result, basements in this area would be problematic. As a result, the slab-on-grade design has been proposed to suit both the soil conditions on the site and the sanitary sewer and also alleviate the use of individual sump pumps to address basement flooding. Given the grading and drainage conditions, we intend to further consider visual height through the detailed design stage.

• With respect to height, the in-effect zoning on the site permits heights up to 12 metres. Additionally, the zone provisions of the RM1 zone permit townhomes to a maximum height of 3 storeys (12 metres). As noted, the proposed townhomes continue be designed within this provision and reflective of a compatible height with surrounding development.

• As noted above, the layout of Units 1-6 has been reoriented in the alternative plan. Additionally, balconies have been removed from these units to address concerns.

• The provision of 1.2 metre side yard setbacks meets the requirement of the RM1 Zone. • Detailed design of the buildings will occur at the site plan stage at which time we will address

issues such as architectural elements to reinforce community character. • Surface parking area setbacks have been revised in order to meet the 1.8 metre requirement of

the Zoning By-law. • A waste management plan has been submitted as part of the application which confirms that

public garbage trucks can be accommodated on site with individual pick-up; however, should Regional comments return with issues identified with the waste management plan, we will discuss with Regional staff at that time and explore the option of private waste collection for the site. These matters can be finalized through the site plan stage of development.

Development Engineering • Tenure of the units is intended to be common element condominium with individual owners.

Six of the units will also have accessory apartments (rental units). • Servicing studies prepared in support of this application identified that the 20 units (plus 6

accessory apartments) proposed meet the water and sanitary calculations used by the Region for townhomes inclusive of the accessory units.

• Revisions to the FSR and SWM report will be provided and can be secured through the site plan or through a holding provision in the by-law if required.

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Engineering and Construction • We will work with our transportation consultant to provide a vehicle parking maneuvering plan

and update the TIS as necessary. Again this can be incorporated into the site plan process. Building Services, Fire Prevention

• Ensure that hydrant coverage is as per OBC (90)m to Principle entrance and a Fire Access Route is designed, applied for and approved. This will be confirmed with the site plan process.

Oakville Transit • We will work with our transportation consultant to update the TIS as necessary for the

resubmission to address comments provided by Oakville Transit Canada Post, Delivery Route Planning

• We will work with Canada Post to identify an appropriate location for a centralized mailbox on site which will be incorporated through the site plan process.

Oakville Hydro

• We will address comments through site plan and development stage to ensure an offer to connect is submitted at the appropriate time.

School Boards • We will ensure any conditions provided by School Board are included in any development

agreement and addressed through the site plan process. At the time of preparing our updated response, we note that several comments from agencies, including the Region, had not been provided and we will work with the Town to address them accordingly prior to the public meeting. Please advise if you require any additional information prior to our meeting on Friday. Sincerely,

MHBC

Dana Anderson, MCIP, RPP Kelly Martel, M.Pl Partner Planner Cc. Shandria Enterprises Inc. Chris Tanzola, Overland LLP

BELYEA STREET

PLANNINGURBAN DESIGN& LANDSCAPEARCHITECTUREMHBC

9 0 1 G U E L P H L I N E B U R L I N G T O N , O N , L 7 R 3 N 8P: 416 518 8394 F: 905 761 5589 | WWW.MHBCPLAN.COM

SCALE: 1:400

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2311-2323 Belyea Street,

Town of Oakville,

Region of Halton

Ontario

LEGEND

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Concept Plan

Option A

DATE: March 9, 2018

BELYEA STREET

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2311-2323 Belyea Street,

Town of Oakville,

Region of Halton

Ontario

LEGEND

Subject Lands

Concept Plan

PLANNINGURBAN DESIGN& LANDSCAPEARCHITECTUREMHBC

9 0 1 G U E L P H L I N E B U R L I N G T O N , O N , L 7 R 3 N 8P: 416 518 8394 F: 905 761 5589 | WWW.MHBCPLAN.COM

DATE: March 9, 2018

CONCEPT PLAN

OPTION B

2311-2323 Belyea Street,

Town of Oakville,

Region of Halton

Ontario

Appendix 5 Development Design Options Provided by

Town Staff at Pre-Consultation

(March 22, 2017)

Appendix 6 CMHC Rental Market Report (2017)

Oct-14 Oct-15 Oct-16 Oct-17

Bachelor 162 157 156 161

1 Bedroom 1,423 1,427 1,464 1,469

2 Bedroom 2,467 2,466 2,471 2,471

3 Bedroom + 391 391 372 376

Total 4,443 4,441 4,463 4,477

Number of Private Apartment Units

Source: CMHC Rental Market Survey

Notes: The following letter codes are used to indicate the reliability of the estimates:a - Excellent, b- Very good, c - Good, d - Fair (Use with Caution)** Data suppressed to protect confidentiality or data not statistically reliable.- No units exist in the universe for this category n/a: Not applicable++ Change in rent is not statistically significant. This means that the change in rent is not statistically different than zero (0). (Applies only to % Change of Average Rent Tables).The Percentage Change of Average Rent is a measure of the market movement, and is based on those structures that were common to the survey sample for both years.The information contained in this document is a printable version of information originally contained on CMHC website application https://www03.cmhc-schl.gc.ca/hmiportal/. CMHC makes considerable effort to ensure that the information and analysis on this application is reliable, but cannot guarantee that it is accurate or complete. The content of the application is general in nature and is not intended as a substitute for professional advice when making significant financial decisions. You understand and agree that by using this document and the information it contains, you will be bound by the terms of use of the CMHC website (http://cmhc.ca/en/imno/imno_003.cfm), and in particular, you agree that you may not hold CMHC liable for any consequences that arise if you choose to rely on this information and analysis to make a financial decision.

Oct-14 Oct-15 Oct-16 Oct-17

Bachelor 3.0 c 1.6 c ** 0.6 a

1 Bedroom 1.2 a 0.6 a 1.0 a 0.6 a

2 Bedroom 1.6 a 0.8 a 1.3 a 1.3 a

3 Bedroom + 1.0 a 0.7 a 0.3 b 0.3 a

Total 1.5 a 0.7 a 1.1 a 1.0 a

Private Apartment Vacancy Rates (%)

Oct-14 Oct-15 Oct-16 Oct-17

Bachelor 912 a 930 a 977 b 984 a

1 Bedroom 1,131 a 1,157 a 1,214 a 1,257 a

2 Bedroom 1,317 a 1,357 a 1,423 a 1,456 a

3 Bedroom + 1,523 b 1,639 b 1,714 a 1,737 a

Total 1,264 a 1,303 a 1,378 a 1,394 a

Private Apartment Average Rents ($)

Oct-14 Oct-15 Oct-16 Oct-17

Bachelor ** 3.5 d ** 2.0 c

1 Bedroom 3.0 b 2.0 b 2.1 b 2.4 a

2 Bedroom 3.1 b 3.3 b 3.0 b 2.7 a

3 Bedroom + 2.5 b 0.7 a 0.3 b 1.5 a

Total 3.1 b 2.7 a 2.5 a 2.5 a

Private Apartment Availability Rates (%)

Oct-14 Oct-15 Oct-16 Oct-17

Bachelor 2.9 b 2.0 c 3.6 d 3.2 d

1 Bedroom 2.8 b 3.3 b 3.6 c 3.9 b

2 Bedroom 2.6 b 3.4 b 3.7 b 4.0 b

3 Bedroom + 3.2 d 4.1 d ** 3.2 b

Total 2.6 b 3.6 b 3.5 b 4.0 b

Private Apartment Estimate of Percentage Change (%) of Average Rent

©2017 CMHC-SCHL

Primary Rental Market Statistics — Oakville 1 of 1