PLANNING RATIONALE OAKVILLE. Dundas-Trafalgar Inc.

Transcription

1 PLANNING RATIONALE northeast quadrant of Trafalgar Road and Dundas Street EAST OAKVILLE Dundas-Trafalgar Inc. DECEMBER 2012

2 Job No Table of Contents 1.0 INTRODUCTION SITE AND SURROUNDINGS Site Surroundings PROPOSAL Description of the Proposal Required Approvals POLICY AND REGULATORY CONTEXT Overview Provincial Policy Statement (2005) Growth Plan for the Greater Golden Horseshoe Halton Region Official Plan (2006) Town of Oakville Official Plan Official Plan Amendment No. 272-North Oakville East Secondary Plan Zoning By-law Environmental Protection and Servicing Pre-Consultation Meeting Conclusion 18 List of Figures Figure 1 Location Map 2 Figure 2 Air Photo showing Site location 3 Figure 3 Draft Plan 5 Figure 4 North Oakville Master Plan 11 Figure 5 Zoning Map 13 List of APPENDICES Appendix A Coloured Draft Plan with Densities A1 Appendix B Planning Statistics Spreadsheet B1 i

3 1.0 INTRODUCTION This Planning Rationale has been prepared in support of a draft plan of subdivision and rezoning application by Dundas-Trafalgar Inc. to permit the development of a new residential neighbourhood located in the northeast quadrant of Trafalgar Road and Dundas Street. The plan provides for a range of medium and high density residential units, community retail facilities, parkland, a school block, a woodlot connected to a green channel and an urban stormwater management facility. This report concludes that the proposed development is consistent with the planning policy framework established in the Provincial Policy Statement, the Growth Plan for the Greater Golden Horseshoe, the Halton Region Official Plan and the North Oakville East Secondary Plan (Official Plan Amendment No. 272). In terms of land use, the proposed draft plan is generally consistent with the major elements of the North Oakville Master Plan. From an urban design perspective, the proposal provides an interconnected system of green spaces which is accessible to and links the various neighbourhood areas. The design is supportive of creating attractive and safe streetscapes with building orientation and appropriate block configuration. 1

4 2.0 SITE AND SURROUNDINGS 2.1 Site The subject lands and bounded by Trafalgar Road on the west, Dundas Street on the south, and agricultural land to the north and east (see Figure 1 - Location Map) and have a frontage of approximately 303 metres (994.4ft) along Dundas Street and 940 metres (3,084ft) along Trafalgar Road (the Site ). A small gas station occupies the corner of Trafalgar Road and Dundas Street. Figure 1 Location Map The Site is currently vacant with the exception of a barn, other accessory structures and outside storage associated with a landscaping business accessed off of Trafalgar Road; and a one story shed and outside storage of firewood at the southwest corner of the site next to the gas station (Figure 2 Air Photo showing Site location). The Environmental Implementation Report/Functional Servicing Study submitted under separate cover details the physical characteristics of the Site. 2

5 Figure 2 Air Photo showing Site location 2.2 Surroundings Lands north of Dundas Street, including the subject site and lands to the west, north and east are primarily rural and agricultural with intermittent woodlots and watercourses. The lands surrounding the Site are similarly within the North Oakville East Secondary Plan area. Lands to the west and to the north are designated Trafalgar Urban Core and Natural Heritage System Area. Lands to the east are designated Dundas Street Urban Core Area along Dundas Street, General Urban Area, Suburban Area and Natural Heritage System Areas. The lands on the south side of Dundas Street are part of the Uptown Core area and are developed for retail uses with a large grocery store (Longo s) a Canadian Tire store and smaller retail units in separate blocks. The buildings are set back from the street and surrounded by surface parking. 3

6 3.0 PROPOSAL 3.1 Description of the Proposal The proposed draft plan of subdivision contains a variety of uses including a mix of medium and higher density residential, community commercial/retail, parks and open space (see Figure 3 - Draft Plan). Higher density uses are proposed in proximity to Trafalgar Road. The lands along Trafalgar, currently shown as Reserve blocks, are intended to be the highest density development with the intensity of uses transitioning towards the east. Adjacent to the Reserve blocks are a variety of residential blocks that are anticipated to be in the form of walk up apartments, stacked townhouse and back-to-back townhouses. Lower density forms of townhouse development are located adjacent to the park, school and woodlot. The layout of the subdivision is based on five North Oakville urban design principles: Create a sustainable Natural Heritage and Open Space System; Provide Access and Visibility to Open Space; Create a Sustainable Street Transportation Network; Create Compact, Walkable Mixed-use Development; and, Provide a Variety of Housing. The planning framework is based foremost on a green strategy by connecting to the Natural Heritage System (NHS), transforming the channel into a key north-south linear connection to/from the NHS, leveraging the park as an east-west open space connection between the channel and the school/neighbourhoods to the east and creating a unique urban space around the Stormwater Management Pond (SWMP). This provides a community plan where everyone is connected to or can easily access the green framework. The street and block pattern has been designed to integrate within this green framework and relate to the North Oakville Urban Design and Open Space Guidelines. The main north-south street has been modified somewhat from the North Oakville Master Plan to achieve the linkages and connections and provide a compact, walkable environment. The park has also been somewhat modified to create an urban square and provide open space connections. The block and street framework has been designed to accommodate a range and variety of unit types and densities. The Urban Design Brief by NAK Design Strategies is included in this submission under separate cover. The Brief describes in detail the Contextual Analysis, the Community Design Plan, the Built Form, the Architectural Design Criteria and Sustainability elements of the subdivision design. 4

7 FUTURE DEVELOPMENT NATURAL HERITAGE SYSTEM EXISTING COMMUNICATIONS TOWER BLOCK 12 TRAFALGAR UCA 0.489ha 32u FUTURE DEVELOPMENT TRAFALGAR ROAD BLOCK 27 ROAD WIDENING 0.754ha EXISTING COMMERCIAL & RESIDENTIAL FUTURE DEVELOPMENT BLOCK 23 RESERVE 1.158ha BLOCK 9 TRAFALGAR UCA 1.000ha 120u BLOCK 7 TRAFALGAR UCA 0.745ha 85u BLOCK 26 RESERVE 2.272ha BLOCK 20 OPEN SPACE 1.705ha BLOCK 24 RESERVE 0.875ha BLOCK 8 TRAFALGAR UCA 0.752ha 95u BLOCK 22 SWMP 3.664ha BLOCK 11 TRAFALGAR UCA 0.759ha 53u BLOCK 10 TRAFALGAR UCA 0.700ha 46u BLOCK 19 OPEN SPACE 0.128ha BLOCK 15 NATURAL HERITAGE SYSTEM 7.856ha BLOCK 3 TRAFALGAR UCA 1.372ha 100u BLOCK 16 PARK 0.501ha BLOCK 4 TRAFALGAR UCA 2.797ha 187u BLOCK 5 TRAFALGAR UCA 2.936ha 215u BLOCK 1 GENERAL URBAN 0.250ha 14u BLOCK 14 SCHOOL 0.535ha BLOCK 17 PARK 0.143ha BLOCK 2 GENERAL URBAN 0.277ha 20u PROPOSED PARK BLOCK 18 PARK 0.058ha BLOCK 23 RESERVE 0.011ha 7.5m Osth PROPOSED RESIDENTIAL NATURAL HERITAGE SYSTEM PROPOSED SCHOOL 7.5m Osth AREA Table General Urban Blocks ha± Trafalgar Urban Core Area Blocks Trafalgar Urban Core Area Blocks (commercial) School Blocks Natural Heritage System Blocks Park Blocks Open Space Blocks SWMP Blocks Reserve Blocks Roads Widening Blocks Roads TOTAL ha± ROADS 22m R.O.W. 1,230m m R.O.W. 379m TOTAL 1,609m ha Unit Count Townhouse (TH) 199 Back to Back Townhouse (B2B) 330 Stacked Townhouse (STH) 123 Walkway up Apartments (WUA) 330 Live Work (LW) 15 Apartments (Apts) 0 Mixed 197uph (80upa) (MU) 172 TOTAL 1,169 units BLOCK 21 OPEN SPACE 0.363ha EXISTING GAS STATION BLOCK 6 TRAFALGAR UCA 1.409ha 202u BLOCK 13 TRUCA / (COMMERCIAL) 0.869ha PROPOSED RESIDENTIAL 6.4m Lane TH 6.4m Lane TH 6.4m Lane TH DUNDAS STREET EXISTING COMMERCIAL EXISTING COMMERCIAL Figure 3 Draft Plan

8 Development statistics for the Draft Plan of Subdivision are included on Table 1, below and detailed on the Planning Statistics Sheet attached as Appendix A. Table 1 Development Statistics AREA Table General Urban Blocks ha± Trafalgar Urban Core Area Blocks Trafalgar Urban Core Area (commercial) Blocks School Blocks Natural Heritage System Blocks Park Blocks Open Space Blocks SWMP Blocks Reserve Blocks Roads Widening Blocks Roads TOTAL ha± ROADS 22m R.O.W. 1,230m m R.O.W. 379m TOTAL 1,609m ha Unit Count Townhouse (TH) 199 Back to Back Townhouse (B2B) 330 Stacked Townhouse (STH) 123 Walkway up Apartments (WUA) 330 Live Work (LW) 15 Apartments (Apts) 0 Mixed 197uph (80upa) (MU) 172 TOTAL 1,169 units Development is intended to proceed in four phases, generally from south to north. The Phase 1 lands include the lands east of Trafalgar Road and south of the southerly east-west street. Fronting Dundas Street, mixed use buildings and commercial use buildings are proposed. This phase will include the stormwater management pond. Phase 2 includes the lands east of Trafalgar Road between the two east-west streets 6

9 and includes the park and school block. Phase 3 lands are the remaining lands east of Trafalgar Road and include the woodlot feature. The Reserve blocks along Trafalgar Road will be the final phase of development. 3.2 Required Approvals In our opinion, the proposed development conforms to the North Oakville East Secondary Plan and accordingly no Official Plan Amendment is required. The proposal requires an amendment to the North Oakville Zoning By-law , as amended, in order to add stacked townhouses and commercial building to the range of permitted building types uses on the Site and to revise other performance standards as necessary to accommodate the proposal. 7

10 4.0 POLICY AND REGULATORY CONTEXT 4.1 Overview As set out below, the proposed residential mixed-use development is consistent with the policies and provisions of the Provincial Policy Statement, the Greater Golden Horseshoe Growth Plan, the Halton Region Official Plan, and the North Oakville East Secondary Plan all of which support and encourage intensification within built-up urban areas, particularly in areas which have been designated for growth and service allocation. 4.2 Provincial Policy Statement (2005) The Provincial Policy Statement came into effect as of March 1, The proposal is consistent with the policy direction expressed in the 2005 Provincial Policy Statement to build strong communities by promoting efficient land use and development patterns. To that end, the Policy Statement contains a number of policies that promote intensification in built-up urban areas. Intensification is defined to include, among other matters, the development of vacant and/or underutilized lots within previously developed areas. In particular, the Policy Statement supports densities and a mix of land uses which efficiently use land and resources, infrastructure and public service facilities. Policy provides that planning authorities shall identify and promote opportunities for redevelopment and intensification, where this can be accommodated taking into account existing building stock or areas and the availability of existing or planned infrastructure and public service facilities. In addition, Policies and require planning authorities to establish and implement minimum targets for intensification and redevelopment in built-up areas and phasing policies to ensure those targets are achieved prior to, or concurrent with, the outward expansion of the urban area. With respect to housing, Policy requires provision to be made for an appropriate range of housing types and densities to meet projected requirement of current and future residents by, among other matter, facilitating all forms of residential intensification and redevelopment and promoting densities for new housing which efficiently use land, resources, infrastructure and public service facilities and support the use of public transit. With respect to transportation systems, Policy promotes a land use pattern, density and mix of uses that minimizes the length and number of vehicle trips and supports the development of viable choices and plans for public transit and other alternative transportation modes. 8

11 The proposed development is consistent with the Provincial Policy Statement as outlined below: The proposal would make efficient use of a Site in a built-up area with planned municipal infrastructure and services; The proposal provides for an appropriate density in a type and form of housing that promotes residential intensification and redevelopment; and The proposal provides for a density and a mix of uses that supports public transit and other alternative transportation modes. 4.3 Growth Plan for the Greater Golden Horseshoe The Growth Plan for the Greater Golden Horseshoe came into effect on June 16, The Site is identified in the Growth Plan as being located within the built-up area of Oakville. Similar to the Provincial Policy Statement, the Growth Plan supports intensification within built-up urban areas, particularly in proximity to transit. As noted in Section 2.1 of the Plan:...Better use of land and infrastructure can be made by directing growth to existing urban areas. This Plan envisages increasing intensification of the existing built-up area, with a focus on urban growth centres, intensification corridors, major transit station areas, brownfield Sites and greyfields. Concentrating new development in these areas also provides a focus for transit and infrastructure investments to support future growth. The Plan seeks to accommodate population and employment growth by, among other measures, directing a significant portion of new growth to the built-up areas of the community through intensification, reducing dependence on the automobile through the development of mixed-use, transit-supportive, pedestrian-friendly urban environments and encouraging cities and towns to develop complete communities with a diverse mix of land uses, a range and mix of employment and housing types, high quality public open spaces and easy access to local stores and services (Section 2.2.2). Policy 2.2.3(1) requires that, by 2015 and for each following year, a minimum of 40 percent of all residential development occurring annually within each municipality is to be provided within the built-up area. Policy 2.2.3(6) requires municipalities to develop an intensification strategy, to be implemented through their official plans and other supporting documents, which will, among other things, encourage intensification generally throughout the built-up area, facilitate and promote intensification, and plan for a range and mix of housing, taking into account affordable housing needs. 9

12 Policy relates to identification and protection of natural systems. Municipalities are encouraged to establish urban open space systems within the built-up areas, which may include gardens, courtyards and public parks. In this regard, the site has been designated as an area for future urban residential development in the North Oakville East Secondary Plan. 4.4 Halton Region Official Plan (2006) The Halton Region Official Plan sets out the planning framework for the Region. The Regional Official Plan was brought into conformity with the Greater Golden Horseshoe Growth Plan with ROPA 37 (approved by the Ministry of Municipal Affairs and Housing (MMAH) on November 27, 2009). ROPA 38, An Amendment to Incorporate the Results of Sustainable Halton, Official Plan Review Directions and Other Matters is a comprehensive review of the Regional Plan. ROPA 38 was adopted by Regional Council on December 16, 2009, and the MMAH issued a decision for ROPA 38 on November 24, The site is designated on Map 1-Regional Structure as Urban Area and Regional Natural Heritage System. Policy 51 provides that the Urban Area is where urban services are provided to accommodate concentrations of existing and future development. Areas designated Regional Natural Heritage System are connected natural areas and open spaces to preserve and enhance the biological diversity and ecological function of Halton. Policy 75 notes that the Urban Area is planned to accommodate population and employment targets for the Region. ROPA 39, Regional Development Phasing to 2031 updates Map 5-Regional Phasing of the Official Plan and designates the site with then Urban Area with Regional Phasing to ROPA 37, 38 and 39 are under appeal at the Ontario Municipal Board. 4.5 Town of Oakville Official Plan The Town of Oakville Official Plan, 2006 Consolidation, is the parent plan for the North Oakville East and West Secondary Plans. The Official Plan designates the lands bounded by Highway 407, Ninth Line, Dundas Street and Tremaine Road as Urban Special Study Area on Figure B, General Land Use. Part C, Section of the Official Plan requires approval of secondary plans and detailed studies prior to development in this area, which lead to the adoption of Official Plan Amendment 272, the North Oakville East Secondary Plan Official Plan Amendment No. 272-North Oakville East Secondary Plan The Site is located within the Joshua s Meadow community, which is the easterly community within the North Oakville East Secondary Plan (NOESP)(OPA 272). As shown on Figure NOE 1, Community Structure, the Site is within Urban Core Areas 3 and 4, with a small area within Residential Neighbourhood 4, and includes a Natural Heritage Component. The majority of the site is also within the Ten Minute Pedestrian Shed. In addition, Trafalgar Road is designated a Major Arterial/Transit Corridor. 10

13 Figure NOE 2, Land Use Plan, designates the portion of the Site outside of the Natural Heritage System Areas, and east of Trafalgar Road as Trafalgar Urban Core Area. West of the north-south street, and south of the Natural Heritage System, the lands are designated Neighbourhood Area. Similarly, the lands area designated Natural Heritage System Area, Trafalgar Road Urban Core Area and General Urban Area on the North Oakville Master Plan (see Figure 4 - North Oakville Master Plan). SUBJECT LANDS fg Dec N.T.S. Figure 4 North Oakville Master Plan Section explains that the Trafalgar Urban Core Area will provide for a major Node a dense, mixed use development concentration that is pedestrian and transit oriented. A range of uses are permitted including employment, commercial, retail, institutional, medium and high density residential uses and related public uses. Permitted uses shall be primarily located in medium and high density residential, office and institutional buildings. The proposed uses shown on the Draft Plan of Subdivision are permitted in these areas and their organization is consistent with the configuration of such uses set out in Section and for the Core Areas 3 and 4, by concentrating high density residential along Trafalgar Road with medium density uses interior to the site complementing the adjacent high density development and appropriately transitioning to other residential neighbourhoods. Section sets minimum and maximum density and height values for all Core Areas. Generally, the minimum Floor Space Index (FSI) is 1.0 fronting Trafalgar Road and 0.75 for other lands within the designation and the maximum density is an FSI of 5. In order to ensure an appropriate transition, the minimum density for areas along 11

14 the eastern and western boundaries which abut residential neighbourhoods many be reduced to an FSI of 0.5. Further, The Town will consider a reduction in the minimum density of 0.25 for retail and service uses subject to meeting certain design policies. The minimum height for commercial and industrial buildings is 5 metres. For other development, the minimum height is 3 storeys with the exception that along boundaries which abut residential neighbourhoods, the height may be 2 storeys. The maximum height is 15 storeys with the exception that at the intersection of a Major Arterial/ Transit Corridor the height may be a maximum of 20 storeys. As stated in section , the General Urban Area is intended to accommodate a range of low and medium density residential development. Permitted uses are low and medium density residential uses located in low or medium density residential buildings having a maximum height of 3 storeys and within density ranges of 25 to 75 units per hectare. The proposed townhouse dwelling types are permitted uses and building types in the General Urban Area. The table below demonstrates how the Draft Plan of Subdivision achieves the density ranges set out in OPA 272: Table 2 Density Density Uph required Uph proposed Fsi required Trafalgar Urban Core n/a 87.6 uph Minimum 1 fronting Trafalgar;.75 other lands;.5 on edge adjacent to residential. Maximum 5 Fsi proposed General Urban uph 64.5 uph n/a n/a Attached as Appendix A is the coloured lands use plan with the densities indicated. All of the blocks meet the minimum densities in the Plan. Is it noted that, within the Trafalgar Urban Core, the lowest densities (.78) are currently abut to the Reserve blocks along Trafalgar Road. While they still meet the minimum density of.75, the FSI of these blocks will increase once the reserve blocks are developed. The remaining blocks achieve an FSI of between.85 and Zoning By-law The North Oakville Zoning By-law (By-law , as amended) zones the site ED- Existing Development and ED-4, as shown on map 8(5) (see Figure 5 - Zoning Map). 12

15 Figure 5 Zoning Map In order to implement OPA 272 and permit development of the draft plan of subdivision, an amendment to the North Oakville Zoning By-law is required. The proposal is to rezone the lands from Existing Development (ED) Zone and Existing Development Performance (ED-4) Zone 4 to: Existing Development (ED) Zone, Trafalgar Urban Core Performance (TUC-11-H6) Zone 11 subject to a Holding Symbol; Trafalgar Urban Core Performance (TUC-12-H7) Zone 12 subject to a Holding Symbol; General Urban (GU-X-H8) Zone subject to a Holding Symbol; Storm water Management Facility (SMF) Zone; and, Natural Heritage System (NHS) Zone. 13

16 The table below identifies the proposed zones for the blocks shown on the draft plan of subdivision: Table 3 Proposed Zones Proposed Zone Blocks ED 24, 25, 26, 27, TUC-11-H6 3,4, 5, 7, 8, 9, 10, 11, 12, 14, 16, 17, 18 TUC-12-H7 6, 13, 28 GU-X-H8 1, 2, 23 SMF 22 NHS 15, 19, 20, 21 The lands zoned ED are generally abutting Trafalgar Road. These lands are anticipated to be developed as part of a future development application and are therefore retaining their existing zoning permission under by-law , as amended. The intention is that lands subject to a zone symbol followed by a dash and the letter H, shall be used only for those uses currently permitted under the Existing Development Zone regulations. Following the removal of the H symbol, the lands zoned TUC-11 will be subject to the following regulations: Uses and buildings types permitted in the GU Zone shall also be permitted, and the regulations of the GU Zone shall be applicable to those uses and buildings; a stacked townhouse shall also be a permitted building type subject to the regulations in the GU Zone applicable to a townhouse dwelling back-to-back, with a minimum flankage setback shall of 1.5 metres; and, The lands zoned TUC-12 will be subject to the regulations of the TUC Zone, however, notwithstanding those provisions, the following shall also apply: a commercial building is permitted with a minimum floor space index of 0.5, and an overall height of 5 metres. The lands zoned TUC-11, TUC-13, and GU will be subject to general regulations which clarify how to measure lot frontage and setbacks, for example in the case of a triangular lot or a lot with a daylighting triangle. The remainder of the lands are proposed to be zoned SMF to restrict the use of such lands for storm water management purposes, and/or zoned NHS where such lands are to be reserved generally for open space, wildlife conservation, trails, and permitted infrastructure such as roads and utilities. A copy of the proposed draft By-law Amendment is enclosed herewith this application. 14

17 4.7 Environmental Protection and Servicing In support of this development proposal an Environmental Implementation Report (EIR) and Functional Servicing Study (FSS) was prepared by a multi-disciplinary study team in accordance with the requirements of the Town of Oakville s Official Plan Amendment 272 and EIR Terms of Reference for North Oakville. The EIR characterizes the natural heritage features and functions within the study area to determine and address the potential impacts of the proposed development application, including servicing requirements on the Natural Heritage System. Included in the report as well is a proposed trail system plan. The EIR/FSS study team met with the Town of Oakville and conservation staff on December 17, 2012 to review the boundaries of the study areas, the limit of development and the approach to the relocation of Stream Reach MOC-2 amongst other matters, which was considered in the preparation of the study. The proposed development will be serviced my municipal water and municipal waste services. As a result, there will be no impact on the local groundwater or surface water quantity and quality. Any existing wells and septic systems will be decommissioned or removed during the development process. The proposed stormwater management pond provides water quality control, erosion control and floor control in the event of a 2 to 100 year storm and regional storm to existing peak flow rates. Furthermore, grading techniques and soil thickness will be employed to minimize development impacts on the water balance. 15

18 5.0 Pre-Consultation Meeting With regard to the Town of Oakville requirements for submitting complete applications, a pre-consultation meeting was held on November 21, 2012 with the Town of Oakville to discuss the application and submission requirements. The Town of Oakville confirmed the submission requirements through the pre-consultation form checklist. This report and the materials being submitted concurrently in support of this application are listed below including the number of copies of each which satisfy the requirements for a complete application. Table 4 Submission Requirements Plans & Drawings Submission Requirement # of Author and Document Copies Aerial Photograph 35 Bousfields Inc. KRCMAR 20R-15060, April 23, Survey / Legal Plan ; HR , November 26, 2010 Draft Plan of Subdivision and/or Draft Plan of Condominium 35 Pedestrian Circulation Plan 35 Demarcation of limits of natural features (i.e. top of bank and/or natural hazards) 35 Bousfields Inc., Draft Plan of Proposed Subdivision, Dec. 14, 2012 NAK Design Strategies, Dundas Trafalgar (North Oakville) Pedesdrian Circulation Plan, Dec. 19, 2012 Bird & Hale Ltd., Stoneybrook Consulting Inc., & Urbantech, Core 10-NHS-4 16

19 Reports & Studies North Oakville Submission Requirement # of Copies Author and Document Completed Application Form 6 Bousfields Inc. Planning Justification Report/ Letter 10 Bousfields Inc. Draft Zoning By-law Amendment 10 Bousfields Inc. Urban Design Brief 6 NAK Design Strategies, Dundas Trafalgar (North Oakville) Urban Design Brief, Dec. 19, 2012 Tree Vegetation Study and Tree Protection Plan 6 Kuntz Forestry Consulting Inc., Tree Inventor & Preservation Plan, Dec. 14, 2012 Transportation Impact Analysis & Transit Facilities Plan 8 GHD, Dec Archaeological Assessment 6 Amik Consulting Limited, Nov. 23, 2012 Capital Impact Assessment 6 Bousfields Inc. Noise and Vibration Study 6 SS Wilson, Noise and Vibration Study, Dec. 17, 2012 Environmental Site Assessment (Phase 1) Environmental Implementation Report/ Functional Servicing Study (includes Stormwater Management Study) Map and Accompanying Tables Showing Densities and Designations NOUFSMP Canopy Cover Plan and Calculation Planning Statistics Spreadsheet 10 Sustainability Checklist 10 Minto 3 Soil-Mat Engineers & Consultants Ltd., Dec. 23, 2011 Stonybrook Consulting Inc., Bird & Hale Ltd., Urbantech Consulting, Daid Schaeffer Engineering Limited, Geomorphic Solutions, R.J.Burnside & Associates Ltd. Contained in Planning Rationale prepared by Bousfields Inc. NAK Design Strategies, Dundas Trafalgar (North Oakville) Tree Canopy Coverage Analysis, Dec. 19, 2012 Contained in Planning Rationale prepared by Bousfields Inc. 17

20 6.0 Conclusion The proposed zoning by-law amendment and draft plan of subdivision submitted on behalf of Dundas-Trafalgar Inc. will enable the development of the site with an appropriate mix of residential, commercial, open spaces, and natural heritage uses which will be well served by transit, infrastructure and community services. The organization of the site and proposed uses will be compatible with surrounding uses and help to achieve the development vision for the North Oakville community. The proposal is consistent with numerous policy directions supporting development in designated urban areas, intensification, development of complete communities and conservation of natural areas. 18

21 APPENDIX a coloured land use plan WITH DENSITIES A1

22 FUTURE DEVELOPMENT NATURAL HERITAGE SYSTEM EXISTING COMMUNICATIONS TOWER BLOCK 12 TRAFALGAR UCA 0.489ha 32u F.S.I. = 0.87 FUTURE DEVELOPMENT BLOCK 26 RESERVE 2.272ha BLOCK 11 TRAFALGAR UCA 0.759ha 53u F.S.I. = 0.91 BLOCK 10 TRAFALGAR UCA 0.700ha 46u F.S.I. = 0.98 BLOCK 19 OPEN SPACE 0.128ha BLOCK 15 NATURAL HERITAGE SYSTEM 7.856ha BLOCK 1 GENERAL URBAN 0.250ha 14u NATURAL HERITAGE SYSTEM FUTURE DEVELOPMENT TRAFALGAR ROAD BLOCK 27 ROAD WIDENING 0.754ha EXISTING COMMERCIAL & RESIDENTIAL BLOCK 23 RESERVE 1.158ha BLOCK 9 TRAFALGAR UCA 1.000ha 120u F.S.I. = 0.78 BLOCK 7 TRAFALGAR UCA 0.745ha 85u BLOCK 20 OPEN SPACE 1.705ha BLOCK 24 RESERVE 0.875ha BLOCK 8 TRAFALGAR UCA 0.752ha 95u F.S.I. = 0.78 BLOCK 22 SWMP 3.664ha BLOCK 3 TRAFALGAR UCA 1.372ha 100u F.S.I. = 0.98 BLOCK 16 PARK 0.501ha BLOCK 4 TRAFALGAR UCA 2.797ha 187u F.S.I. = 0.88 BLOCK 5 TRAFALGAR UCA 2.936ha 215u F.S.I. = 0.89 BLOCK 14 SCHOOL 0.535ha BLOCK 17 PARK 0.143ha 0.277ha 20u BLOCK 2 GENERAL URBAN PROPOSED PARK BLOCK 18 PARK 0.058ha BLOCK 23 RESERVE 0.011ha 7.5m Osth PROPOSED RESIDENTIAL PROPOSED SCHOOL 7.5m Osth BLOCK 21 OPEN SPACE 0.363ha EXISTING GAS STATION BLOCK 6 TRAFALGAR UCA 1.409ha 202u F.S.I. = 0.85 BLOCK 13 TRUCA / (COMMERCIAL) 0.869ha PROPOSED RESIDENTIAL 6.4m Lane TH 6.4m Lane TH 6.4m Lane TH DUNDAS STREET EXISTING COMMERCIAL EXISTING COMMERCIAL A2

23 APPENDIX B PLANNING STATISTICS SPREADSHEET B1

24 Date Received: File No. Application Name: Dundas - Trafalgar Inc. Planner: BOUSFIELDS Application Address: Dundas - Trafalgar Inc. Neighbourhood: TUC #4 RES #4 Legal Description: PART LOT 12, CON. 1, NDS GENERAL URBAN Lots Detached Dwellings with 9.75m of frontage 0 d Detached Dwellings with >9.75m of frontage 0 Semidetached Dwellings 0 d Row, Townhouse (Multiple Attached) Dwellings SUB-URBAN AREA Detached Dwellings with 9.75m of frontage Blocks Subtotal Detached Dwellings with >9.75m of frontage 0 Semidetached Dwellings NEIGHBOURHOOD CENTRE Row, Townhouse (Multiple Attached) Dwellings Apartments Residential (less than 2 bedrooms) Apartments Residential (2 bedrooms or more) Retail Office Other (Specify) URBAN CORE AND/OR EMPLOYMENT Subtotal Subtotal Row, Townhouse (Multiple Attached) Dwellings TBD Apartments Residential Retail TBD TBD Office Employment PROPOSED USES No. of Residential Units No. of Lots/Blocks (as labeled on plan) Area in Hectares Residential Density (Units per Hectare) Parking Provided (total # of spaces) Other (Specify) Semi-detached 0 Subtotal TBD Floor Space m 2 OTHER USES Community Park Neighbourhood Park Village Square Urban Square Natural Heritage System Institutional (Specify) Road Allowances Stormwater Management Pond Other (Specify) Reserve/Open Space Subtotal TOTAL /20/ dp Dec14-12 Planning Statistics Spreadsheet Blank.xls