PLANNING JUSTIFICATION REPORT and APPLICATION for DRAFT PLAN OF SUBDIVISION Part of Lot 18, Concession 4, SDS Town of Oakville Regional Municipality of Halton PREPARED BY: FILE No: P-2751
Table of Contents 1.0 INTRODUCTION... 3 2.0 BACKGROUND... 3 2.1 Site Description... 3 2.2 Additional Studies... 4 3.0 PROPOSAL... 7 4.0 ANALYSIS OF COMPLIANCE WITH CURRENT PLANNING CONTEXT... 10 4.1 Provincial Policy Statement (2014)... 10 4.2 Places to Grow, The Growth Plan for the Greater Golden Horseshoe (2017)... 12 4.3 Halton Region Official Plan... 16 4.4 Liveable Oakville Plan (2009 Official Plan)... 16 4.5 Oakville Zoning By-law 2014-014... 16 5.0 and CHARACTER IMPACT ANALYSIS... 19 5.1 Goals and Objectives... 19 5.2 Concept Design Principles and Planning... 21 6.0 CONCLUSIONS... 21 Figure 1 Context Map... 8 Figure 2 Proposed Draft Plan of Subdivision... 9 Figure 3 Liveable Oakville Schedule F... 17 Figure 4 Zoning By-law 2014-014 Map 19(7)... 18 Town of Oakville 2
1.0 INTRODUCTION KLM Planning Partners Inc. is the land use planner on behalf of Majestic Edge Estates Inc. with respect to an application for Draft Plan of Subdivision. This report has been prepared in support of the above noted application to provide a planning analysis of the applications and their conformity to Provincial, Regional and Municipal planning policies. A brief description of the proposed urban design and character impact analysis within the context of the local urban design guidelines and policies of the Liveable Oakville Plan (2009 Official Plan) is included herewith. 2.0 BACKGROUND 2.1 Site Description The subject lands are generally located on the south side of Lakeshore Rd W, west of Dorval Drive. They are known legally as Part of Lot 18, Concession 4, SDS and municipally as 346-362 Lakeshore Rd. W. The subject lands have an area of approximately 3.866 hectares (9.553 acres). The subject lands are currently vacant and was previously occupied by a single detached residential dwelling and accessory dwellings, which have been demolished. The subject lands are generally flat and slope gradually towards Lake Ontario before a steep incline near the shoreline. There is sparse vegetation in the interior of the property consisting of trees and there are a number of smaller trees and shrubs around the perimeter of the subject lands, especially along the northeast property line separating the subject lands from the adjacent existing subdivision on Shorewood Place. A tree inventory is included with this application and the intent is to maintain as many trees as feasible. The subject lands are located in the southwest area of Oakville, which is made up of predominantly low density residential uses with a large number of luxury homes on larger lots, especially on the south side of Lakeshore Rd. W. The area on the south side of Lakeshore Rd. W has been developed on what were formerly large lakefront estate lots into large, single detached lots on public and private cul-de-sacs. The surrounding context is as follows and is shown on Figure 1 below: North: Lakeshore Rd W and existing residential beyond; East: existing residential; South: Lake Ontario; West: existing residential. A number of community facilities and schools are located in the surrounding community. W.H. Morden Public School is located approximately 275m from the subject lands on Rebecca St. at Morden Rd., Appleby College private school is located approximately 600m to the west and St. Thomas Aquinas Catholic Secondary School is located approximately 300m to the east of the subject lands along Lakeshore Rd. W. A YMCA is located approximately 500m from the subject lands along Rebecca St. Lakeshore Rd. W is a minor arterial running from Mississauga in the east to Burlington in the west. Rebecca St. is also an east-west minor arterial road and is located just north of Lakeshore Rd. W. Dorval Drive is a north-south arterial road which is located approximately 400m east of the proposed development and provides access to the QEW. Public Transit is provided along Rebecca St. with a stop approximately 275m from the subject lands in front of W.H. Morden Public School. Service is provided every 15-30 minutes on weekdays and every 30 minutes on Saturdays. Town of Oakville 3
2.2 Additional Studies The following additional studies have been prepared in support of the proposed applications for Draft Plan of Subdivision: Stage 1 and 2 Archaeological Assessment of 346-362 Lakeshore Road West prepared by Archaeological Services Inc., dated May 2, 2017 The Stage 1 and 2 Archaeological Assessment of 346-362 Lakeshore Road West, part of Lot 18, Concession 4 South of Dundas Street, Geographic Township of Trafalgar, County of Halton, now in the Town of Oakville, Regional Municipality of Halton, has been carried out prior to its proposed development. The subject property is approximately 3.9 hectares in size. The Stage 1 background assessment entailed consideration of the proximity of previously registered archaeological sites, the original environmental setting of the property, along with the nineteenth and twentieth-century settlement trends. This research has concluded that there is potential for the presence of pre-contact Indigenous and historical Euro-Canadian archaeological resources. The Stage 2 field assessment identified small areas of disturbance associated with the removal of two former residences, and areas identified as steeply sloped and permanently wet. The remaining lands were assessed by means of a test pit survey at five metre intervals. Despite careful scrutiny, no archaeological resources were encountered during the course of the survey. It is recommended that no further archaeological assessment of the property be required. Functional Servicing Report prepared by Schaeffers Consulting Engineers, dated April 2017 A functional servicing report was prepared in support of the residential development on the south side of Lakeshore Road West at the municipal address of 346 362 Lakeshore Road West, within the Town of Oakville. The 3.87 hectare (9.56 acre) property is located within the boundaries of Shorewood Place to the northeast, Lakeshore Road West to the northwest, Lambert Common to the southwest, and Lake Ontario to the southeast. The report evaluates existing and proposed water supply, sanitary, and stormwater management services within and surrounding the subject property, thereby demonstrating the viability of the proposed development. Phase I Environmental Site Assessment prepared by Pinchin Ltd., dated May 9, 2017 Pinchin conducted a Phase One ESA in accordance with Part VII and Schedule D of the Province of Ontario s Environmental Protection Act R.S.O. 1990, c. E.19 and Ontario Regulation 153/04: Records of Site Condition Part XV.1 of the Act, and last amended by Ontario Regulation 333/13 on December 13, 2013 (O. Reg. 153/04). The purpose of the Phase One ESA was to assess the potential presence of environmental impacts at the Phase One Property due to activities at and near the Phase One Property. This Phase One ESA was conducted at the request of the Client as a condition for the future redevelopment of the Phase One Property. It is Pinchin s understanding that the Phase One Property will be redeveloped to a residential subdivision. As a requirement of the planning authorities, the filing of a Record of Site Condition (RSC) for the Phase One Property with the Ontario Ministry of the Environment and Climate Change (MOECC) is a mandatory requirement of O. Reg. 153/04. As such, this Phase One ESA report has been prepared in accordance with O. Reg. 153/04 to support the filing of an RSC for the Phase One Property. Town of Oakville 4
A review of information obtained from historical records, interviews and a Site reconnaissance completed by Pinchin for the Phase One ESA did not identify any PCAs at the Phase One Property or within the Phase One Study Area outside of the Phase One Property (i.e., off-site) that are considered to result in areas of potential environmental concern (APECs) to the Phase One Property. One off-site PCA was identified but this PCAs is not considered to result in APECs at the Phase One Property given its distance from the Phase One Property and its transgradient location with respect to the inferred groundwater flow direction at the Phase One Property. Based on these findings, nothing was identified that is likely to have resulted in impacts to the soil and groundwater at the Phase One Property and would require the completion of a Phase Two ESA. As such, it is Pinchin s opinion that the Phase One Property is suitable for the intended future residential land use and an RSC can be filed based only on the completion of this Phase One ESA report. Preliminary Geotechnical Investigation and Slope Stability Analysis prepared by Shad and Associates Inc., dated February 28, 2017 Shad & Associates Inc., was retained by Majestic Edge Estates Inc. ( Client ) to carry out a preliminary geotechnical investigation for a proposed residential development to be constructed on an existing vacant property located on Lakeshore Road West, west of Shorewood Place, in Oakville, Ontario, as shown in Figure 1. The development will occur on tableland with an 8 to 10 m high valley slope along the south end of the site that leads to Lake Ontario. Slope stability analysis is also carried out for the valley slope to assess the setback requirements for a stable slope. The purpose of the current geotechnical investigation was to obtain some information about the subsurface conditions at the site by means of a number of boreholes. Based on the interpretation of the data obtained, some recommendations are provided on the geotechnical aspects of design for the proposed development. The report contains the findings of the geotechnical investigation, together with recommendations and comments. The recommendations and comments are based on factual information and are intended only for use by the design engineer. Traffic Impact Study prepared by BA Group, dated June 2017 BA Group has been retained by Kingsmen Group Inc. to prepare a Traffic Impact Study (TIS) in support of a proposed residential subdivision located at 346-462 Lakeshore Road West. The site is located on the south side of Lakeshore Road, west of Dorval Drive. Kingsmen Group Inc. is proposing to develop a 19-unit residential subdivision on the south side of Lakeshore Road west of Dorval Drive. The Traffic Impact Study that was completed in this report permits the following conclusions to be made: The Lakeshore Road West subdivision will generate approximately 5 and 8 two-way trips during the weekday morning and afternoon peak hours, respectively. This magnitude of vehicle demand can easily be accommodated by the existing roadway network and intersection configurations. The study area intersections operate in a satisfactory manner under existing traffic conditions. All unsignalized intersections operate with good levels of service. The Lakeshore Road intersections operate with satisfactory v/c ratios during the weekday morning and afternoon peak hours. Under future traffic conditions, the Lakeshore Road West intersection will continue to operate in a satisfactory manner. Town of Oakville 5
Site generated traffic will be small and will have minimal impact on traffic operations at the existing Lakeshore Road West intersections. As such, the area study intersections can appropriately accommodate site related traffic activity. The site driveways will operate with good levels of service providing high accessibility for residents and visitors. The location of the proposed access (public road) is satisfactory. Adequate separation to existing low volumes driveways and Morden Road intersection will be provided. Based on the review of the development proposal, the traffic impacts associated with the site can readily be accommodated on the existing roadway network. Tree Inventory prepared by The Tree Specialists Inc., dated April 18, 2017 The Tree Specialists Inc. was retained by Majestic Edge Estates Inc., to inventory all regulated trees located on and within 6.0m of the subject site. A tree inventory has been prepared as per a site visit dated March 28, 2017. It has not yet been determined which trees will require removal or protection, however, the intent is to preserve as many existing trees as possible. Coastal Erosion Hazard Delineation and Erosion Protection Design prepared by GEO Morphix Ltd., dated July 14, 2107 This memo provides a geomorphological assessment that describes shoreline morphology, identifies active processes, systematic adjustments, and quantifies erosion rates. This memo is in support of developing a strategy for coastal erosion mitigation and delineation of the erosion hazard at 346-362 Lakeshore Road West, Oakville. Our work is associated with the geomorphic component of the erosion mitigation strategy, which included a field investigation assessing the coastal processes, survey of the beach, a historical assessment, calculation of erosion rates, and in association with AHYDTECH Geomorphic, a plan for erosion protection. Coastal Analysis and Seawall Design for 346-362 Lakeshore Road West, Oakville prepared by AHYDTECH Geomorphic, dated June 28, 2017 AHYDTECH Geomorphic Ltd. was retained by Geo Morphix Ltd. to provide coastal engineering consulting service and analysis for the project site. AHYDTECH members conducted site visits for coastal data collection and assessment, on April 6 and June 24, 2017. Visual shoreline characteristics assessment was performed during the site visits. It was observed that the site has a cliff (10m height) with vegetation and shoreline erosion at the toe. AHYDTECH is performing coastal engineering analysis to mitigate the shoreline erosion and to install shoreline protection structures at the site. The memo was prepared to describe the characteristics of the project site, the procedures for design of the shoreline protection structures as well as the methods to be applied for this design. Town of Oakville 6
3.0 PROPOSAL The proposed development consists of 19 single detached residential lots with minimum frontage of +28.0m and +1227sq.m. While there are some lots that provide less than the required minimum lot frontage and/or minimum required lot area, the average lot frontage for the plan is +31.6m and the average lot area is +1403sq.m. in accordance with Note 2 to Table 6.3.1 of Zoning By-law 2014-014. The proposed residential lots have been designed to meet the requirements of zoning by-law and no amendments are required at this time. We recognize that the Town s interpretation of Note 2 applies only to corner and cul-de-sac lots and therefore, some minor revisions to the proposed plan may be required to ensure conformity with the zoning by-law. The minimum required yard setbacks are intended to be maintained to provide a similar built form to the existing adjacent subdivision. The proposed lots will have frontage on a proposed 18.0m public right-of-way. The proposed design is for a cul-de-sac, which has been designed to Town of Oakville engineering design standards and will connect to Lakeshore Rd. W. at a new unsignalized intersection. Additional blocks are proposed for a Lakeshore Rd. W. road widening, a Lake Ontario shore protection block, and a public walkway block. The Lake Ontario shore protection block was designed to meet the setback requirements of Halton Conservation and was determined through delineation of the stable top of bank as evaluated by geotechnical and fluvial morphology consultants. The public walkway block will connect with an existing public walkway in the adjacent subdivision and provide public access to Lake Ontario and will also include stormwater management pipes. Town of Oakville 7
Figure 1 Context Map Town of Oakville 8
Figure 2 Proposed Draft Plan of Subdivision Town of Oakville 9
4.0 ANALYSIS OF COMPLIANCE WITH CURRENT PLANNING CONTEXT 4.1 Provincial Policy Statement (2014) Decisions affecting planning matters are required to be consistent with the Provincial Policy Statement, 2014 (PPS). The PPS provides direction on matters of provincial interest related to land use planning and development. The PPS has been reviewed in its entirety with respect to the proposed development. The applications for zoning amendment and draft plan of subdivision are consistent with the policies of the PPS including the following. 1.1.1 Healthy, liveable and safe communities are sustained by: a) promoting efficient development and land use patterns which sustain the financial well-being of the Province and municipalities over the long term; b) 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 uses to meet long-term needs; c) avoiding development and land use patterns which may cause environmental or public health and safety concerns; d) avoiding development and land use patterns that would prevent the efficient expansion of settlement areas in those areas which are adjacent or close to settlement areas; e) promoting cost-effective development patterns and standards to minimize land consumption and servicing costs; f) improving accessibility for persons with disabilities and older persons by identifying, preventing and removing land use barriers which restrict their full participation in society; g) ensuring that necessary infrastructure, electricity generation facilities and transmission and distribution systems, and public service facilities are or will be available to meet current and projected needs; and h) promoting development and land use patterns that conserve biodiversity and consider the impacts of a changing climate. 1.1.2 Sufficient land shall be made available to accommodate an appropriate range and mix of land uses to meet projected needs for a time horizon of up to 20 years. However, where an alternate time period has been established for specific areas of the Province as a result of a provincial planning exercise or a provincial plan, that time frame may be used for municipalities within the area. Within settlement areas, sufficient land shall be made available through intensification and redevelopment and, if necessary, designated growth areas. Nothing in policy 1.1.2 limits the planning for infrastructure and public service facilities beyond a 20- year time horizon. 1.1.3 Settlement Areas Settlement areas are urban areas and rural settlement areas, and include cities, towns, villages and hamlets. Ontario s settlement areas vary significantly in terms of size, density, population, economic activity, diversity and intensity of land uses, service levels, and types of infrastructure available. The vitality of settlement areas is critical to the long-term economic prosperity of our communities. Development pressures and land use change will vary across Ontario. It is in the interest of all communities to use land and resources wisely, to promote efficient development patterns, protect Town of Oakville 10
resources, promote green spaces, ensure effective use of infrastructure and public service facilities and minimize unnecessary public expenditures. 1.1.3.1 Settlement areas shall be the focus of growth and development, and their vitality and regeneration shall be promoted. 1.1.3.2 Land use patterns within settlement areas shall be based on: a) densities and a mix of land uses which: 1. efficiently use land and resources; 2. are appropriate for, and efficiently use, the infrastructure and public service facilities which are planned or available, and avoid the need for their unjustified and/or uneconomical expansion; 3. minimize negative impacts to air quality and climate change, and promote energy efficiency; 4. support active transportation; 5. are transit-supportive, where transit is planned, exists or may be developed; and 6. are freight-supportive; and b) a range of uses and opportunities for intensification and redevelopment in accordance with the criteria in policy 1.1.3.3, where this can be accommodated. 1.1.3.5 Planning authorities shall establish and implement minimum targets for intensification and redevelopment within built-up areas, based on local conditions. However, where provincial targets are established through provincial plans, the provincial target shall represent the minimum target for affected areas. 1.1.3.6 New development taking place in designated growth areas should occur adjacent to the existing built-up area and shall have a compact form, mix of uses and densities that allow for the efficient use of land, infrastructure and public service facilities. 1.4.1 To provide for an appropriate range and mix of housing types and densities required to meet projected requirements of current and future residents of the regional market area, planning authorities shall: a) maintain at all times the ability to accommodate residential growth for a minimum of 10 years through residential intensification and redevelopment and, if necessary, lands which are designated and available for residential development; and b) maintain at all times where new development is to occur, land with servicing capacity sufficient to provide at least a three-year supply of residential units available through lands suitably zoned to facilitate residential intensification and redevelopment, and land in draft approved and registered plans. 1.6.6.1 Planning for sewage and water services shall: a) direct and accommodate expected growth or development in a manner that promotes the efficient use and optimization of existing: 1. municipal sewage services and municipal water services; and 2. private communal sewage services and private communal water services, where municipal sewage services and municipal water services are not available; b) ensure that these systems are provided in a manner that: 1. can be sustained by the water resources upon which such services rely; Town of Oakville 11
2. is feasible, financially viable and complies with all regulatory requirements; and 3. protects human health and the natural environment; c) promote water conservation and water use efficiency; d) integrate servicing and land use considerations at all stages of the planning process; and e) be in accordance with the servicing hierarchy outlined through policies 1.6.6.2, 1.6.6.3, 1.6.6.4 and 1.6.6.5. The proposed development will efficiently utilize existing land and existing and planned infrastructure, is within the urban boundary of the Town of Oakville and is designated for growth, and will assist the Town of Oakville and Halton Region in achieving intensification and population targets. The proposed development will increase the density of the subject lands and will contribute to the supply of estate residential units. The stormwater management and water and wastewater facilities have been designed to fit the existing services and mitigate negative impacts on the existing residential neighbourhood and environment. The proposed Lake Ontario shore protection block is intended to provide a sufficient protection of the natural environment, based on the requirements of the conservation authority. Public transit is available within close proximity of the subject lands and the proposed development will increase the potential use of existing public transit service. The proposed development is therefore consistent with the Provincial Policy Statement (2014). 4.2 Places to Grow, The Growth Plan for the Greater Golden Horseshoe (2017) Places to Grow, the Growth Plan for the Greater Golden Horseshoe (Growth Plan) directs growth within the Greater Golden Horseshoe area where it may best be accommodated in order to efficiently use land and infrastructure in achieving population and employment targets. Compact built form and densities with a healthy mix of residential land uses are promoted. The subject lands are located in the designated Built-Up Area of the Growth Plan. New development is encouraged to locate within built-up areas to assist local and regional municipalities in achieving provincial intensification targets. 2.2.1 Managing Growth 1. Population and employment forecasts contained in Schedule 3 will be used for planning and managing growth in the GGH to the horizon of this Plan in accordance with the policies in subsection 5.2.4. 2. Forecasted growth to the horizon of this Plan will be allocated based on the following: a) the vast majority of growth will be directed to settlement areas that: i. have a delineated built boundary; ii. have existing or planned municipal water and wastewater systems; and iii. can support the achievement of complete communities; b) growth will be limited in settlement areas that: i. are undelineated built-up areas; ii. are not serviced by existing or planned municipal water and wastewater systems; or iii. are in the Greenbelt Area; c) within settlement areas, growth will be focused in: i. delineated built-up areas; ii. strategic growth areas; iii. locations with existing or planned transit, with a priority on higher order transit where it exists or is planned; and iv. areas with existing or planned public service facilities; Town of Oakville 12
d) development will be directed to settlement areas, except where the policies of this Plan permit otherwise; e) development will be generally directed away from hazardous lands; and f) the establishment of new settlement areas is prohibited. 3. Upper- and single-tier municipalities will undertake integrated planning to manage forecasted growth to the horizon of this Plan, which will: a) establish a hierarchy of settlement areas, and of areas within settlement areas, in accordance with policy 2.2.1.2; b) be supported by planning for infrastructure and public service facilities by considering the full life cycle costs of these assets and developing options to pay for these costs over the long-term; c) provide direction for an urban form that will optimize infrastructure, particularly along transit and transportation corridors, to support the achievement of complete communities through a more compact built form; d) support the environmental and agricultural protection and conservation objectives of this Plan; and e) be implemented through a municipal comprehensive review and, where applicable, include direction to lower-tier municipalities. 4. Applying the policies of this Plan will support the achievement of complete communities that: a) feature a diverse mix of land uses, including residential and employment uses, and convenient access to local stores, services, and public service facilities; b) improve social equity and overall quality of life, including human health, for people of all ages, abilities, and incomes; c) provide a diverse range and mix of housing options, including second units and affordable housing, to accommodate people at all stages of life, and to accommodate the needs of all household sizes and incomes; d) expand convenient access to: i. a range of transportation options, including options for the safe, comfortable and convenient use of active transportation; ii. public service facilities, co-located and integrated in community hubs; iii. an appropriate supply of safe, publicly-accessible open spaces, parks, trails, and other recreational facilities; and iv. healthy, local, and affordable food options, including through urban agriculture; e) ensure the development of high quality compact built form, an attractive and vibrant public realm, including public open spaces, through site design and urban design standards; f) mitigate and adapt to climate change impacts, build resilience, reduce greenhouse gas emissions, and contribute towards the achievement of low-carbon communities; and g) integrate green infrastructure and low impact development. 5. The Minister will establish a methodology for assessing land needs to implement this Plan, including relevant assumptions and other direction as required. This methodology will be used by upper- and single-tier municipalities to assess the quantity of land required to accommodate forecasted growth to the horizon of this Plan. 6. Based on a land needs assessment undertaken in accordance with policy 2.2.1.5, some upper- and single-tier municipalities in the outer ring will determine that they have excess lands. These municipalities will: Town of Oakville 13
a) determine which lands will be identified as excess lands based on the hierarchy of settlement areas established in accordance with policy 2.2.1.3; and b) prohibit development on all excess lands to the horizon of this Plan. 2.2.2 Delineated Built-up Areas 1. By the year 2031, and for each year thereafter, a minimum of 60 per cent of all residential development occurring annually within each upper- or single-tier municipality will be within the delineated built-up area. 2. By the time the next municipal comprehensive review is approved and in effect, and each year until 2031, a minimum of 50 per cent of all residential development occurring annually within each upperor single-tier municipality will be within the delineated built-up area. 3. Until the next municipal comprehensive review is approved and in effect, the annual minimum intensification target contained in the applicable upper- or single-tier official plan that is approved and in effect as of July 1, 2017 will continue to apply. 4. All municipalities will develop a strategy to achieve the minimum intensification target and intensification throughout delineated built-up areas, which will: a) encourage intensification generally to achieve the desired urban structure; b) identify the appropriate type and scale of development and transition of built form to adjacent areas; c) identify strategic growth areas to support achievement of the intensification target and recognize them as a key focus for development; d) ensure lands are zoned and development is designed in a manner that supports the achievement of complete communities; e) prioritize planning and investment in infrastructure and public service facilities that will support intensification; and f) be implemented through official plan policies and designations, updated zoning and other supporting documents. 5. For upper- and single-tier municipalities, council may request an alternative to the target established in policy 2.2.2.2 through the next municipal comprehensive review where it is demonstrated that this target cannot be achieved and that the alternative target will: a) maintain or improve on the minimum intensification target in the official plan that is approved and in effect; b) be appropriate given the size of the delineated built-up area; c) account for existing infrastructure, public service facilities, and capital planning; d) account for existing planning approvals and other related planning studies; e) consider the actual rate of intensification being achieved annually across the upper- or singletier municipality; f) support diversification of the total range and mix of housing options in delineated built-up areas to the horizon of this Plan, while considering anticipated demand; g) account for lands where development is prohibited or severely restricted; and h) support the achievement of complete communities. 6. For upper- and single-tier municipalities in the outer ring, council may request an alternative to the target established in policy 2.2.2.1 through a municipal comprehensive review where it is Town of Oakville 14
demonstrated that target cannot be achieved and that the alternative target is appropriate given the criteria in policy 2.2.2.5. 7. The Minister may permit an alternative to the target established in policies 2.2.2.1 and 2.2.2.2. If council does not make a request or the Minister does not permit an alternative target, the targets established in policies 2.2.2.1 and 2.2.2.2 will apply accordingly. 2.2.6 Housing 1. Upper- and single-tier municipalities, in consultation with lower-tier municipalities, the Province, and other appropriate stakeholders, will each develop a housing strategy that: a) supports the achievement of the minimum intensification and density targets in this Plan, as well as the other policies of this Plan by: i. identifying a diverse range and mix of housing options and densities, including second units and affordable housing to meet projected needs of current and future residents; and ii. establishing targets for affordable ownership housing and rental housing; b) identifies mechanisms, including the use of land use planning and financial tools, to support the implementation of policy 2.2.6.1 a); c) aligns with applicable housing and homelessness plans required under the Housing Services Act, 2011; and d) will be implemented through official plan policies and designations and zoning by-laws. 2. Notwithstanding policy 1.4.1 of the PPS, 2014, in preparing a housing strategy in accordance with policy 2.2.6.1, municipalities will support the achievement of complete communities by: a) planning to accommodate forecasted growth to the horizon of this Plan; b) planning to achieve the minimum intensification and density targets in this Plan; c) considering the range and mix of housing options and densities of the existing housing stock; and d) planning to diversify their overall housing stock across the municipality. 3. To support the achievement of complete communities, municipalities will consider the use of available tools to require that multi-unit residential developments incorporate a mix of unit sizes to accommodate a diverse range of household sizes and incomes. 4. Municipalities will maintain at all times where development is to occur, land with servicing capacity sufficient to provide at least a three-year supply of residential units. This supply will include, and may exclusively consist of, lands suitably zoned for intensification and redevelopment. 5. When a settlement area boundary has been expanded through a municipal comprehensive review in accordance with the policies in subsection 2.2.8, the new designated greenfield area will be planned based on the housing strategy developed in accordance with policies 2.2.6.1 and 2.2.6.2. The subject lands are within the designated built-up area of the Town of Oakville. The proposed development will increase the density of the area and assist the Town and Region in achieving their intensification targets. The increased density will create the potential for more demand for public transit along the existing route along Rebecca St. and increase the demand for transit along Lakeshore Rd. W adjacent to the subject development. The proposed development will utilize existing services and infrastructure. The proposed development is an efficient use of land and infrastructure on a vacant parcel of land within the built-up area of the Town of Oakville. Therefore, the proposed development is consistent with the objectives and policies in the Growth Plan. Town of Oakville 15
4.3 Halton Region Official Plan The subject lands are designated Urban Area in the Halton Region Official Plan. This designation permits a range of residential uses of different building types and densities. The proposed development is permitted under the policies of the Urban Area designation and therefore conforms to the Halton Region Official Plan. 4.4 Liveable Oakville Plan (2009 Official Plan) The subject lands are designated Low Density Residential and Special Policy Area on Schedule F South West Land Use of the Liveable Oakville Plan. The Low Density Residential Designation permits a range of low density housing types including detached dwellings, semi-detached dwellings and duplexes. A maximum density of 29 dwelling units per site hectare may be permitted. The proposed development contemplates 19 single detached residential lots with a density of approximately 7.1 units per site hectare. The Special Policy Area designation requires that proposed development maintains, protects and enhances the character of existing residential areas. Policy 26.2.1 states, The Special Policy Area in Southeast, Central and Southwest Oakville that applies to the Low Density Residential designation is intended to protect the unique character of this area within the Town. Due to the special attributes of the large lots and related homes in this Special Policy Area, intensification shall be limited to development which maintains the integrity of the large lots. Densities in the Special Policy Area shall not exceed 10 units per site hectare notwithstanding the Low Density Residential designation. The proposed development contemplates single detached residential lots which meet the requirements of the existing zoning in terms of yard setbacks and lot coverage. The lot layout has been designed to provide lot widths which are similar to the existing large lot residential on Shorewood Place, especially those proposed lots which are directly adjacent. 4.5 Oakville Zoning By-law 2014-014 The subject lands are zoned RL1-0 Residential Low Density 1 with a -0 prefix. The RL1-0 zone permits detached dwellings, among other uses, with minimum lot frontage of 30.5m and minimum lot area of 1393.5sq.m. In accordance with Note 2 to Table 6.3.1 of Zoning By-law 2014-014, the minimum lot frontage and minimum lot area may be reduced provided that the average of all lots within the plan of subdivision meets the minimum requirements. The proposed development contemplates 19 single detached residential lots with an average lot frontage of +31.6m and minimum lot area of +1403sq.m. The proposed draft plan of subdivision conforms to the existing zoning and no amendment to Zoning Bylaw 2014-014 is required at this time. Town of Oakville 16
Figure 3 Liveable Oakville Schedule F Town of Oakville 17
Figure 4 Zoning By-law 2014-014 Map 19(7) Town of Oakville 18
5.0 and CHARACTER IMPACT ANALYSIS 5.1 Goals and Objectives In conformance with the Town s document Livable by Design: Design Guidelines for Stable Residential Communities (DGRSC), the primary focus of this brief is to direct design development such that it maintains and preserves the local neighbourhood s character. As such, this development will maintain and promote six overarching and interconnected guiding principles identified in the DGRSC, namely: 1. Sense of Identity This development in terms of its quality of design, diversity and execution will ensure it is distinctive and vibrant. 2. Compatibility In terms of use, form and building height, the development emulates the surrounding neighbourhood that include homes that enjoy a greater degree of separation and open space. It is anticipated that the development will comply with the current zoning requirements, including minimum 10.5m front and rear yards and 4.2m side yards. Lot fabric has been matched where possible in order to minimize the number of proposed rear yards impacting adjacent existing rear yards. Homes will introduce high standards of design and materials to ensure the integrity of the neighbourhood is preserved. 3. Connectivity The proposal includes a public cul-de-sac road design in accordance with the Town s engineering standards and reflects those found in the area. A 1.5m sidewalk is proposed on the north east side of the new cul-de-sac and will provide access via a public walkway to Lake Ontario. 4. Sustainability The homes are designed to the highest standards of the current Ontario Building Code to meet or exceed the requirements for energy efficiency and water conservation. The use of best building practices including the use of local building trades, local and recycled materials, and building practices that minimize waste. Due to the amount of open space created by a relatively low lot coverage from the home s footprint, an increase in the amount of ground permeability is achieved to reduce water run-off. 5. Creativity The homes are designed with traditionally inspired and contemporary architecture that is sensitive to the neighbourhood s scale and character and reflects the needs and current lifestyles of prospective homebuyers. The Liveable by Design: Design Guidelines for Stable Residential Communities document takes its direction from the Urban Design policies of the Liveable Oakville plan, Sections 6 and 11 in particular. Sections 11.1.8 and 11.1.9 of the Liveable Oakville deal specifically with intensification and development within stable residential communities. These policies state, Intensification within the stable residential communities shall be provided as follows: a) Within stable residential communities, on lands designated Low Density Residential, the construction of a new dwelling on an existing vacant lot, land division, and/or the conversion of an existing building into one or more units, may be considered where it is compatible with Town of Oakville 19
the lot area and lot frontages of the surrounding neighbourhood and subject to the policies of section 11.1.9 and all other applicable policies of this Plan; b) Within the stable residential communities, on lands designated Low Density Residential, there may also be sites at the intersection of arterial and/or collector roads, or sites with existing non-residential uses, that have sufficient frontage and depth to accommodate appropriate intensification through development approvals. Intensification of these sites may occur with Low Density Residential uses in accordance with section 11.1.9 and all other applicable policies of this Plan; and, c) Within the 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. 11.1.9 Development within all stable residential communities shall be evaluated using the following criteria to maintain and protect the existing neighbourhood character: a) The built form of development, including scale, height, massing, architectural character and materials, is to be compatible with the surrounding neighbourhood. b) Development should be compatible with the setbacks, orientation and separation distances within the surrounding neighbourhood. 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. d) Where applicable, the proposed lotting pattern of development shall be compatible with the predominant lotting pattern of the surrounding neighbourhood. e) Roads and/or municipal infrastructure shall be adequate to provide water and wastewater service, waste management services and fire protection. f) Surface parking shall be minimized on the site. 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. h) Impacts on the adjacent properties shall be minimized in relation to grading, drainage, location of service areas, access and circulation, privacy, and microclimatic conditions such as shadowing. i) The preservation and integration of heritage buildings, structures and uses within a Heritage Conservation District shall be achieved. 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. k) The transportation system should adequately accommodate anticipated traffic volumes. l) Utilities shall be adequate to provide an appropriate level of service for new and existing residents. The proposed development will have homes of similar height, scale and massing as the existing residential neighbourhood to the east of the subject lands and similar to other developments on the south side of Lakeshore Rd. W. The proposed development will adhere to the existing zoning requirements and maintain the large yard setbacks of the area and the relatively low lot coverage which will mitigate the Town of Oakville 20
impact on the existing neighbourhood. The proposed new public road, designed to the Town s engineering standards, is consistent with other development along the south side of Lakeshore Rd. W and will provide sufficient vehicular and pedestrian circulation for the proposed dwellings. The proposed development is located in proximity to several neighbourhood amenities and is located a short distance from public transit route along Rebecca St. As noted in the enclosed Traffic Impact Study, it is anticipated that the proposed development can be accommodated by the existing infrastructure and impact to the existing neighbourhood will be minimal. 5.2 Concept Design Principles and Planning The proposed development is for 19 single detached lots on a public cul-de-sac. The proposed lot sizes range in lot frontage from 28.0 to 39.5m and range in lot area from +1227 to +2649sq.m. and are comparable to the existing lot sizes adjacent to the subject lands. The average lot frontage of the plan as a whole is +31.6m and the average lot area is +1403sq.m. The lotting has been designed to mitigate impact on the existing residential lots to the east of the subject lands, where feasible. Similar to neighbouring developments on the south side of Lakeshore Rd. W a public cul-de-sac, running perpendicular from Lakeshore Rd. W towards Lake Ontario, is proposed and is designed according to the Town s engineering standards. The site layout respects the traditional flanking relationship of homes to Lakeshore Rd. W. It allows the existing landscaped boulevard treatment to be extended from the adjacent development across the full Lakeshore Rd. W frontage of the subject lands. The surrounding neighbourhood is predominantly one and two storey homes. The massing and height of the proposed dwellings will be compatible with the surrounding neighbourhood. This will be achieved largely through: Provision of homes on large lots with ample space surrounding them Employing a cul-de-sac road which is suitable for the proposed development and in keeping with the current established road systems in the area. Ensuring a variety of high quality dwelling designs which are derived from the classical periods of architecture to provide an attractive and visually coherent streetscape. Architectural styles will portray a stately upscale character. Given the small scale of the proposed development, a limited range of eligible and coherent architectural styles will be provided to ensure a harmonious streetscape. Providing a variety of garage configurations. Using high quality, durable exterior building materials with colours and textures that support upscale architectural character and a coordinated neighbourhood identity. Designing corner units to serve as the gateway dwellings to the proposed development. Façades facing all streets shall be articulated and fenestrated. Highly articulated building mass that includes living spaces with front facing windows onto the street, providing an attractive, pedestrian scaled character. 6.0 CONCLUSIONS The proposed development is consistent with the Provincial Policy Statement (2014) and conforms to the Growth Plan, Halton Official Plan, Liveable Oakville Plan and Oakville Zoning By-law and adheres to the Town s Urban Design guidelines. Therefore, the proposed development represents good planning. Town of Oakville 21