Bressa Developments Limited Revised Draft Plan of Subdivision and Zoning By-Law Amendment Planning Justification Report Part of Lots 7 & 8 Concession 1, North of Dundas Street Town of Oakville September, 2012 Prepared For: Prepared By:
PLANNING JUSTIFICATION REPORT Revised Draft Plan of Subdivision 24T-05001/1307 and Amendment to Zoning By-Law Bressa Developments Limited (Mattamy Development Corporation) Part of Lots 7 & 8 Concession 1, North of Dundas Street Town of Oakville Introduction Korsiak & Company has been retained by Bressa Developments Limited (Mattamy Development Corporation) to assist in obtaining the necessary planning approvals to allow for the development of lands located in the Joshua s Meadows Community in North Oakville. The lands are proposed to be developed with a range of residential and open space uses. Bressa Developments Limited has retained the assistance of additional specialized consultants. The following reports have been prepared under separate cover in support of the development proposal: Urban Design Brief Tree Vegetation Study and Tree Protection Plan Functional Servicing Report, Stormwater Management Report, NAK Design Group Linda Hellas/Kuntz Forestry Consulting Inc. Stoneybrook Consulting Inc., David Schaeffer Engineering Planning Justification Report Bressa Developments Limited. (Mattamy Development Corporation) 1
Environmental Impact Statement and Environmental Implementation Report Transportation Impact Analysis Archeological Assessment Noise and Vibration Study Phase 1 Environmental Site Assessment Limited, Bird & Hale Limited, R.J. Burnside & Associates, Aqualogic Consulting, J.F. Sabourin & Associates Read, Voorhees & Associates Archaeological Services Inc. Valcoustics Canada Ltd. AME/Terrapex Purpose of Report The purpose of this planning justification report is to outline the nature of the proposed Phase 1 development and to evaluate the proposal in the context of the policies of the North Oakville East Secondary Plan (NOESP). Site Description The property is generally located east of Trafalgar Road, west of Ninth Line, north of Dundas Street West, and south of Burnhamthorpe Road West as shown on Figure 1 Aerial Photo. The site has a total area of approximately 101.9 hectares with a frontage of approximately 425 metres along Dundas Street West and approximately 406 metres along Burnhamthorpe Road. The first phase of development occupies the southeast portion of the site and encompasses approximately 38.5 hectares of the property as shown on Figure 1 Aerial Photo. The east portion of the site is currently occupied by a golf course and the west side of the site is vacant and is being used for agricultural purposes. Joshua s Creek is situated along the east side of Phase 1 and continues north through the balance of the future development lands. Planning Justification Report Bressa Developments Limited. (Mattamy Development Corporation) 2
BURNHAMTHORPE ROAD EXISTING AGRICULTURAL E NINTH LIN TRAFALG HIGHWAY 403 AR ROAD FUTURE DEVELOPMENT EXISTING CEMETERY EXISTING AGRICULTURAL EXISTING AGRICULTURAL SUBJECT SITE Phase 1 EXISTING GOLF COURSE PRINCE MICHAEL DRIVE EXISTING COMMERCIAL EXISTING RESIDENTIAL EXISTING RESIDENTIAL DUNDAS STREET WEST EXISTING COMMERCIAL Figure 1 Aerial Photo
Surrounding Land Uses As shown on Figure 1 Aerial Photo, the lands to the south are fully urbanized up to the south limit of Dundas Street and consist of low and medium density residential uses. The lands on the west side of the site are currently used for agricultural purposes. Lands to the north of the Phase 1 area are associated with Joshua s Creek natural heritage system. The area to the east is occupied by a golf course and a cemetery. Development Proposal Bressa Developments Limited is proposing to develop the lands with residential and open space uses consistent with the Master Plan for North Oakville East Secondary Plan. Proposed residential uses consist of detached dwellings, townhouse dwellings, and multiple dwellings. As shown on Figure 2 Draft Plan of Subdivision, access to the proposed development is gained from Dundas Street West via a new public road (Street A). Additional accesses are proposed from Dundas Street to the Dundas Urban Core block (Block 34). In general, the proposed development has higher densities near Dundas Street with a gradation to lower densities near the natural heritage system and the north and east limits of the development. There are two storm water management ponds within the proposed development, one on the northwest corner of the site and one at the south east corner of the site. The pond at the northwest corner (Block 37) of the site is 2.15 hectares and is to serve the lands to the north and west of the pond. The drainage for the remainder of the site is to drain into the storm water pond located in the southeast corner (Block 38) of the site with a size of 1.73 hectares. A village square is located at the intersection of Street A and Street C just west of the storm water management pond. A second village square is located on the east side of Street A between Planning Justification Report Bressa Developments Limited. (Mattamy Development Corporation) 3
Figure 2 Draft Plan of Subdivision
Streets G and J. The area associated with the valley and setbacks to Joshua s Creek is identified as a Natural Heritage System block on the draft plan. Policy Framework Town of Oakville Official Plan: North Oakville East Secondary Plan The subject lands are located within the Urban Special Study Area designation on Figure B - General Land Use Plan in the Town of Oakville Official Plan and are subject to the policies of the North Oakville East Secondary Plan (NOESP). The NOESP encourages a Transect design that is compact, pedestrian-oriented, and includes a broad range of housing. The NOESP also sets out a natural heritage and open space system throughout North Oakville that is integral to the fabric of the neighbourhoods. The proposed development is consistent with this vision as it incorporates these qualities into its design. The NOESP has development objectives that guide future development. They include: 7.2.3.1 c) To identify, protect and preserve natural heritage features within the natural heritage component of the natural heritage and open space system and ensure that their use respects their functional role as natural areas within the ecosystem; 7.2.3.2 g) To provide for a variety of residential densities and unit types throughout the planning area, responding to the varied needs of the future population ; 7.2.3.4 b) To integrate important views and vistas of the natural heritage and open space system within community design; 7.2.3.5 b) To establish an efficient and linked, safe pedestrian movement system (cycleways and walkways) along with an appropriate distribution of land uses so that residents do not need to rely on the Planning Justification Report Bressa Developments Limited. (Mattamy Development Corporation) 4
automobile to meet the recreational, shopping and commuter needs of daily life The proposed development is consistent with the development objectives as it recognizes and preserves natural heritage features while integrating views, vistas, and trail systems. A range of densities and housing types are proposed within the development. The proposed residential uses can readily access planned transit facilities, a village square, as well as trail and natural heritage systems. As shown on Figure 3 - NOE 2 Land Use Plan, the proposed development is designated Natural Heritage System Area, Dundas Urban Core, and Neighbourhood Area. As shown on Figure 4 - NOE 3 Natural Heritage Component of Natural Heritage and Open Space System including Other Hydrological Features, the creek system situated along the east end of Phase 1 of development is identified as a High Constraint Stream Corridor and is to be preserved. The EIR submitted under separate cover sets out boundaries for these features which are reflected on the draft plan. The limits of development adjacent to the natural heritage systems have been established in the field in consultation with staff from the Town of Oakville and Conservation Halton. The limit of development illustrated on the draft plan incorporates the recommended buffers to the wooded areas as determined in the field and through the EIR. The Dundas Urban Core designation permits a range of office, commercial, institutional and residential uses at medium and high densities, focusing the highest densities at intersections. As shown on Figure 2 Draft Plan of Subdivision, the proposed Phase 1 development provides a large block anticipating an average density of 50 units per hectare (uph) adjacent to the Dundas Street corridor. Planning Justification Report Bressa Developments Limited. (Mattamy Development Corporation) 5
FUTURE DEVELOPMENT SUBJECT SITE Phase 1 Figure 3 NOE2 - Land Use Plan
FUTURE DEVELOPMENT SUBJECT SITE Phase 1 Figure 4 NOE3 - Natural Heritage Systems
The Neighbourhood Area designation permits a mix of development based on the Neighbourhood Centre, General Urban, and Sub Urban land use categories shown on Figure 5 - North Oakville Master Plan. The Neighbourhood Centre category is intended to accommodate a range of medium density residential development including townhouses and small single detached units. The General Urban category is intended to accommodate low and medium density residential uses, and the Sub Urban category is intended to accommodate lower density residential uses. As shown on Figure 6 - Density Plan, the proposed development achieves an overall net density of 25 uph exclusive of the Dundas Urban Core area. This area of the Joshua Meadows Community is primarily in the Sub Urban category and is intended to be developed with low density residential dwellings, due to its close proximity to Joshua Creek. The proposed development is also consistent with the density range for each category. The plan yields a net density of 50 uph for the Dundas Urban Core category (25-75 uph range), 31 uph for the General Urban category (25-75 uph range), 22 uph in the Sub Urban and Sub Urban Special category abutting the Core Preserve Area (10-35 uph range). See Figure 7 Planning Statistics Spreadsheet for further detail with respect to land classification, land distribution and density. As shown on Figure 8 - NOE 1 Community Structure Plan, the lands are situated within neighbourhoods 5, 6 and 7. The proposed Phase 1 of development is located entirely within neighbourhood 5. This neighbourhood is subject to the Neighbourhood Land Use Category Requirements (NOESP Table 1) and is to be developed in a manner consistent with the distribution of Neighbourhood Area land use categories identified on the Master Plan. The proposed development is consistent with the categories set out in the Master Plan and is expected that the land use category requirements for neighbourhoods will be satisfied as the balance of the neighbourhood is developed. Planning Justification Report Bressa Developments Limited. (Mattamy Development Corporation) 6
FUTURE DEVELOPMENT SUBJECT SITE Phase 1 Figure 5 North Oakville Master Plan
Figure 6 Density Plan
Date Received: Application Name: Application Address: Legal Description: Part of Lots 7 & 8, Concession 1, NDS File No. Planner: Neighbourhood: 24T-05001/1307 5 PROPOSED USES No. of Residential Units No. of Lots/Blocks (as labeled on plan) Lots GENERAL URBAN Detached Dwellings with 9.75m of frontage d Detached Dwellings with >9.75m of frontage 147 13 4.7 31.28 Semidetached Dwellings d Row, Townhouse (Multiple Attached) Dwellings Subtotal 147 0 13 4.7 31.28 0 SUB-URBAN AREA Detached Dwellings with 9.75m of frontage Detached Dwellings with >9.75m of frontage 213 20 9.71 21.94 Semidetached Dwellings Subtotal 213 0 20 9.71 21.94 0 NEIGHBOURHOOD CENTRE Row, Townhouse (Multiple Attached) Dwellings Apartments Residential (less than 2 bedrooms) Apartments Residential (2 bedrooms or more) Retail Office Other (Specify) Subtotal 0 0 0 0 0 0 URBAN CORE AND/OR EMPLOYMENT Row, Townhouse (Multiple Attached) Dwellings Apartments Residential 172 1 3.4 50.59 Retail Office Employment Other (Specify) Subtotal 172 0 1 3.4 50.59 0 0 Blocks Area in Hectares Residential Density (Units per Hectare) Parking Provided (total # of spaces) Floor Space m 2 OTHER USES Community Park Neighbourhood Park Village Square 2 0.54 Urban Square Natural Heritage System 4 9.1 Institutional (Specify) Elementary School Road Allowances 1 6.09 Stormwater Management Pond 2 3.88 Other (Specify)Open Space/Reserve 15 1.07 Subtotal 0 0 24 20.68 0.00 0 0 TOTAL 532 0 58 38.49 29.87 0 0 Figure 7 Planning Statistics Spreadsheet
FUTURE DEVELOPMENT SUBJECT SITE Phase 1 Figure 8 NOE1 - Community Structure
As shown on Figure 5 North Oakville Master Plan, a village square is shown located on the south end of the site and is intended to be accessible by pedestrians, vehicles, and transit. Village Squares are lower order park facilities intended to be within walking distance of residential areas and have areas ranging from 0.3 hectare to 0.5 hectare. The proposed development has two village squares both located along Street A. One of the village squares is located at the intersection of Street A and Street C just west of the storm water management pond and has a size of approximately 0.29 hectares. The second village square is located on the east side of Street A between Streets G and J and has a size of approximately 0.25 hectares. Proposed ROWs for the Avenues/Transit Corridors are designed to the requirements of Table 2 Transportation Facilities of the NOESP. As shown on Figure 9 - NOE 4 Transportation Plan, the proposed development conforms to the designated transportation facilities and provides permeable transportation routes using a modified grid road system. Zoning The subject lands are zoned ED Existing Development. Rezoning is required to implement the NOESP and to permit the proposed development. A draft amending zoning by-law is provided in Appendix I. It is based upon the approved North Oakville zoning standards and regulations. Planning Opinion The proposed draft plan of subdivision and zoning by-law amendment are justified and represent good planning for the following reasons: 1. The proposal conforms to the Provincial Policy Statement, the Regional Official Plan, and the North Oakville East Secondary Plan; Planning Justification Report Bressa Developments Limited. (Mattamy Development Corporation) 7
THE CORPORATION OF THE TOWN OF OAKVILLE BY-LAW NUMBER 2012-*** A by-law to amend the Town of Oakville s North Oakville Zoning By-law 2009-189, as amended, to permit the development of lands described as Part of Lots 7 & 8, Concession 1, NDS (Bressa) File No.: Z.1307 COUNCIL ENACTS AS FOLLOWS: 1. This by-law applies to the lands north of Dundas Street West, west of Ninth Line, east of Trafalgar as identified on Schedule A to this by-law. 2. Map 8(4) of By-law 2009-189, as amended, is further amended by rezoning the lands identified on Schedule A from ED to GU-4, S-4, DUC-11-H6, P, SMF and NHS. APPROVED BY COUNCIL this day of, 2012 MAYOR CLERK