2136 & 2148 Trafalgar Road Town of Oakville Region of Halton
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1 PLANNING JUSTIFICATION REPORT 2136 & 2148 Trafalgar Road Town of Oakville Region of Halton Zoning By-Law Amendment Application Ontario Inc. November 2016
2 Table of Contents Page 1.0 Location/Summary of Application & Proposed Development Provincial Policy Statement Places to Grow Growth Plan Region of Halton Official Plan Town of Oakville Official Plan Zoning By-Law Amendment Summary of Supporting Studies Conclusion 5 List of Figures Figure 1 Location Map Figures 2&3 Survey Plans List of Appendices A. Concept Site Plan B. Proposed Zoning By-Law Amendment C. Pre-Consultation Document
3 1.0 LOCATION/SUMMAR Y OF APPLICATIONS & PROPOSED DEVELOPMENT The subject lands are located to the north of River Oaks Boulevard East, west of Trafalgar Road, east of Lillykin Street and south of Glenashton Drive in the Town of Oakville, Region of Halton, as shown in Figure 1- Location Map. The subject site is municipally known as 2136 & 2148 Trafalgar Road. The legal description is Part of Lots 2 & 3, Registered Plan 473, as shown in Figures 2&3- Survey Plans. The site is comprised of a rectangular shaped parcel of land with a width of 82.91m, a depth of m and an area of approximately 8400 square metres. The lands currently comprise three buildings. There is one small house on the northern portion of site and there are two buildings on the southern part of the site which make up the Wag-a- Way animal centre. All of these structures are proposed to be removed in their entirety. These uses are accessed from Trafalgar Road. Surrounding uses include: To the North- Trafalgar Road. There are existing single-detached dwellings on the other side of Trafalgar Road which front onto window streets. There are no driveway accesses off Trafalgar Road. To the West- future medium density residential which has been approved for a 114-unit residential townhouse development fronting onto private condominium roads (File No. Z ). To the East- Existing Catholic Church at the intersection of Trafalgar Road and River Oaks Boulevard. To the South- draft plan of subdivision approved for 52 single-detached dwellings (File No. 24T ). The intent of the redevelopment proposal is to develop (59) 4-storey rear lane townhouses comprising a density of approximately 70 units per hectare. Approximately 8.42m has been incorporated into the subject lands for road widening purposes for the future widening of Trafalgar Road. The site will be accessed from 1 access off Lillykin Street via one internal roadway central to site. The units will front onto a private condominium roadway with a sidewalk on one side of the road, but only for the internal street central to the site. The rear lane townhomes will front onto Trafalgar Road with driveway/garage access to the rear via the private road. A walkway is proposed between the two rear lane townhouse blocks which will provide pedestrian access to Trafalgar Road. Units will also front Lillykin Street with driveway garage access via the internal private road. These units are similar to the units on the Dunpar property directly west of the subject lands. There are 4 blocks central to site which also replicate the design of the Dunpar property. These blocks consist of 28 townhouse units with a landscaped area in between the blocks with a potential pedestrian connection to the Dunpar property which includes the same open space areas. The front façade of the units will front onto the landscaped areas and the driveway/garage access will be from the condominium roadway. The development consists of 9 visitor parking spaces, 2 spaces per unit (which includes the garage) and bicycle parking spaces. The development proposal (Concept Plan) can be found in Appendix A. The owner of the subject property, Ontario Inc., is applying to amend the Town s Zoning By-Law as it applies to 2136 & 2148 Trafalgar Road from the existing Existing 1
4 Figure 1- Location Map SUBJECT LANDS
5 Figure 2- Survey Plan
6 Figure 3- Survey Plan
7 Development (ED) Zone to Main Street 2 (MU2) Zone with exceptions. A draft Zoning By-Law Amendment to accommodate the proposal is included in Appendix B. The details of the amendments and the associated planning rationale are discussed throughout this justification report. The owner and applicant attended a Pre-Consultation meeting with the Region and the Town on February 3, A record of the Town s and Halton Region requirements for submission of the planning application is contained in Appendix C. 2.0 PROVINCIAL POLICY STATEMENT (2014) The subject application is consistent with the PPS (2014) for the following reasons: The proposed applications promote efficient development and land use patterns which sustain the financial well-being of the Province and Municipalities over the long term (Policy a). The proposal reduces lot width and yards which promote cost effective standards to minimize land consumption and servicing costs (Policy e). The proposal is appropriate for, and efficiently uses the infrastructure which is available, or will be made available ( a)2). The application allows for a land use pattern within a settlement area with a range of uses and an opportunity for intensification and redevelopment in an area where it can be accommodated (Policies b) and ). The proposed zoning regulations facilitate intensification, redevelopment and compact form, while avoiding public risks to public health and safety (Policy ). The application assists in implementing the minimum targets for intensification and redevelopment within the built-up area as provided for in the Places to Grow Plan (Policy ). Assists in providing 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 forms of housing to meet the social, health and well-being of current and future residents (1.4.3 b) 1). By permitting and facilitating a form of residential intensification and redevelopment; and by establishing zoning regulations for residential intensification and redevelopment which minimize the cost of housing and facilitate compact form, while maintaining appropriate levels of public health and safety (Policy b) 2 and e). By directing development of new housing towards locations where appropriate levels for infrastructure and public service facilities are available to support current and projected needs (1.4.3 c) and promoting a density for new housing which efficiently uses the land, resources, infrastructure and supports the use of active transportation and transit in an area where it exists (1.4.3 d). 3.0 PLACES TO GROW GROWTH PLAN The applications conform to the Growth Plan for the following reasons: The applications assist in accommodating population growth by: allowing growth in the built-up area through intensification; focusing intensification in an intensified area and by supporting the City as a complete community with a diverse mix of land uses, with a 2
8 range and mix of housing types with easy access to local stores and services (Policy a), b) and h). Supporting the Plan s requirement that by the year 2015 and each year after, that a minimum of 40 percent of all residential development occurring annually within Halton Region will be within the built-up area (Policy ). The application provides a diverse and compatible mix of land uses to support a vibrant neighbourhood, as well as, supporting transit, walking and cycling and achieves a higher density than the surrounding areas (Policy b, d and e). Increasing the residential density that supports and ensures the viability of existing and planned transit services levels ( a). 4.0 REGION OF HALTON OFFICIAL PLAN The subject lands are designated Urban Area on Map 1-Regional Structure of Region of Halton s Official Plan. This designation consists of areas where urban services are or will be made available to accommodate existing and future urban development and amenities. The applications conform to the Regional Official Plan for the following reasons: Accommodates growth in accordance with the Region s desire to maintain and improve regional unity, retain local community identity, create healthy communities, promote economic prosperity Supports a form of growth that is compact and supportive of transit usage and nonmotorized modes of travel, reduces the dependency on the automobile, makes efficient use of space and services [72(2)]. Provides a range of identifiable, inter-connected and complete communities of various sizes, types and characters, which afford maximum choices for residence, work and leisure [72(3)]. Ensures that growth takes place within the Built Boundary [72(4)]. Supports sustainable and cost effective growth, encourages complete communities [72(5 and 6)]. Facilitates and promotes intensification and increased densities [72(9)]. Therefore, the proposal conforms to the Region of Halton Official Plan. 5.0 LIVABLE OAKVILLE, TOWN OF OAKVILLE OFFICIAL PLAN (2014) The subject lands are designated Main Street 2 on Schedule I - Central Land Use in the Town of Oakville Official Plan. The subject lands are also within a Special Policy Area which is referred to as the Trafalgar Road Corridor. The policies of Main Street 2 permits a wide range of retail and service commercial uses, including restaurants, commercial schools, offices and residential uses. Buildings within this designation shall be a minimum of 4 storey s in height and a maximum of 6 storey s in height. 3
9 The Special Policy Area- Trafalgar Road Corridor refers to the lands adjacent to Trafalgar Road, between the QEW and Dundas Street. This corridor provides a direct link between Midtown Oakville and the Uptown Core and contains a number of vacant or underutilized sites that can accommodate transit-supportive intensification (26.3). On lands designated Main Street 2 within the Trafalgar Road Corridor, specifically adjacent to Lillykin Street, only residential buildings shall be permitted with a minimum of 2 storey s and a maximum of 4 storey s in height to provide a transition to the lands designated Low Density Residential. Single use residential buildings may be permitted. Development within this designation shall be based on a comprehensive development plan which demonstrates the potential full build out of the area ( b & c). The lands directly west of Glenashton Drive are within the Growth Area of Schedule I. The subject lands are outside of the Growth Area. Part C, Policy 4.3 Residential Intensification Outside of the Growth Areas are predominantly stable residential communities which consist of established neighbourhoods. It is recognized that some growth and change may occur in these areas provided the character of the areas is preserved and the overall urban structure of the Town is upheld. Intensification outside of the Growth Areas includes additional intensification opportunities. The lands directly north of the proposed development are approved for residential uses which are also outside the Growth Area. The proposed residential uses of the subject lands will conform to these lands and promote intensification. The proposed development conforms to the Policies of the Main Street 2 designation, as well as, the Special Policy Area of the Trafalgar Road Corridor and therefore, conforms to the Town of Oakville s Official Plan. 6.0 ZONING BY-LAW AMENDMENT The subject site is currently zoned ED (Existing Development) Zone which permits legal uses of the land existing as of the effective date of the By-Law, conservation use, public park, stormwater management facility and emergency service facility. Surrounding land uses include the following zone provisions: To the North- RL5 (Low Density) Zone. These lands consist of Single-detached dwellings. To the West- MU2-354 (Mixes Use- Main Street 2) Zone with exceptions- future medium density residential comprised of townhouse dwellings. To the East- CU (Community Use) Zone- These lands comprise an existing Catholic Church. To the South- RL5-613 (Low Density) Zone with exceptions consisting of single-detached dwellings. The proposal is to rezone the property at 2136 & 2148 Trafalgar Road from the ED (Existing Development) Zone to the Main Street 2 (Mixed Use) (MU2) Zone with exceptions. The proposed zoning for the subject site can be found in Appendix B. 4
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11 APPENDIX A CONCEPT PLAN
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13 APPENDIX B PROPOSED ZONING BY-LAW AMENDMENT
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17 APPENDIX C PRE-CONSULTATION DOCUMENT
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