Figure 1- Site Plan Concept Parking will be provided underground on three levels at rate of 1.0 space/ unit; this rate includes all visitors parking. MMM Group has prepared a parking assessment (April, 2014) which supports the reduced rate. As the site is adjacent to a transit hub providing access to Oakville Transit, GO Transit rail and bus services and VIA rail, these alternative transportation modes will limit dependency on automobiles. Office and commercial parking will be provided at a rate of 1 space/ 40 m 2 for a total of 152 spaces. Planning Justification Report Update- 915643 Ontario Limited- Town of Oakville 2
Figure 2- South Elevation from Cross Avenue A revised Urban Design brief has also been submitted under separate cover is consistent the draft design guidelines (Designing Midtown Oakville) for the Midtown Oakville area. The Brief takes the guiding principles of Designing Midtown Oakville and outlines how they are met or exceed through thoughtful site design. In addition, both the Official Plan policies and Metrolinx Midtown Oakville Mobility Hub design guidelines were reviewed for conformity. The Brief concludes that the proposal satisfies the intent of all three policy documents, while creating one of Midtown Oakville s first transit-supportive, mixed-use developments. Figure 3- East Elevation from Argus Road Planning Justification Report Update- 915643 Ontario Limited- Town of Oakville 3
Midtown Oakville Class Environmental Assessment The Midtown Oakville Class Environmental Assessment (EA) has been undertaken to develop a practical, long-term strategy to guide the development of the transportation and municipal services needed to accommodate the planned growth in Midtown Oakville. The EA is underway with the preferred option presented at the April 2 nd Open House held at Town Hall. Part of the EA s scope is to identify transportation improvements with the preferred option including: 1) Widening of Cross Avenue (approximately 1.0-4.5m wide, 197.3 m 2 ) along the site frontage; In addition to the Cross Avenue widening, the Town is seeking to expand the local road network to accommodate smaller development anticipated in Midtown Oakville. The following are also required: 2) A new north/south local road along the west property line (3.0m wide); and 3) A new east/west local road along the north property line (21.0m+ wide, total of 2,878.3 m 2 ). Future local roads Figure 4- Midtown Oakville EA Open House #3 Presentation Board Preferred Plan Excerpt Figure 4 identifies the improvements surrounding the site, specifically on Cross Avenue. The Town intends on making Cross Ave. an active, pedestrian friendly, mixed-use corridor with street parking and dedicated bicycle lanes. New buildings will be brought forward to the streetline to create an urban environment. Planning Justification Report Update- 915643 Ontario Limited- Town of Oakville 4
Figure 5- Midtown Oakville EA Open House #3 Presentation Boards Cross Avenue Cross-section The proposed new municipal right of ways total 0.3 hectares and represent approximately 30% of the overall site area. The municipality s requests for land resulted in a dramatic revision to the site plan reducing the proposed number of residential towers from four to three. To accommodate this request, it is anticipated that 915643 Ontario Limited will enter into a Planning Act Section 37 bonusing discussions to allow additional height (see discussion on bonusing on Page 7 under the Livable Oakville section). Figure 6- Midtown Oakville EA Open House #3 Presentation Cross Avenue Massing Excerpt The Cross Avenue improvements west of Trafalgar Road are expected to start in 2018 while the construction of the new local roads surrounding the subject is unknown at this time but will occur in conjunction with the redevelopment of the subject lands. The northern most building currently on site will remain until the new east/west local road is constructed. Provincial Policy Statement The Provincial policy analysis (Provincial Policy Statement and Growth Plan) from the October, 2012 planning justification remains the same. However, the Ministry of Municipal Affairs and Housing released an updated Provincial Policy Statement (2014) which takes effect on April 30 th. Planning Justification Report Update- 915643 Ontario Limited- Town of Oakville 5
Although this application does not need to conform to this document, it was reviewed for general conformity: Section 1.1.1 now states: Healthy, livable and safe communities are sustained by: 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; Section 1.1.2 now states: 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. Section 1.5.1 now states: Healthy, active communities should be promoted by: a) planning public streets, spaces and facilities to be safe, meet the needs of pedestrians, foster social interaction and facilitate active transportation and community connectivity; The wording changes to the PPS provide a more comprehensive policy envelope to ensure that all components of healthy communities are protected. The proposed development meets the intent of the new PPS as it provides a mix of residential, retail, office and recreational uses though intensification, all within a transit node. Regional Official Plan At the time of the original report s writing, OPA 38 had been appealed in its entirety to the Ontario Municipal Board and was not in effect. Regardless, its policies were reviewed for conformity. Planning Justification Report Update- 915643 Ontario Limited- Town of Oakville 6
Since 2012, OPA 38 has been partially approved (site specific appeals are outstanding) and now forms part of the Regional OP. It was, and still is, our opinion that the proposed development conforms to the Regional Official Plan. Town Of Oakville Official Plan- Livable Oakville The discussion provided in the October, 2012 planning justification is still applicable. Official Plan Schedule L2- Midtown Oakville Building Heights identified two height areas on the property, Urban Centre: 6-12 storeys and Urban Core: 8-20 storeys. The site is in both the Urban Centre and Urban Core areas. The original development proposal conformed to the height limits with the exception of one 20 storey building which straddled the Urban Core/ Centre boundary. On the revised site plan, all three buildings are within Urban Centre area and exceed the 12 storey limit. However, the Official Plan provides bonusing policies to permit additional height in exchange for public benefits: Section 20.6.2: a) The Town may allow increases in building height in the areas of Midtown Oakville delineated on Schedule L2, without amendment to this Plan, in exchange for the provision of public benefits as listed in section 28.6.2, and with priority given those public benefits in section 20.6.2(c). b) Bonusing shall only be permitted if: i. In conformity with section 20.6.1; and, ii. Supported by a transportation impact analysis which confirms that the additional development with not adversely impact the transportation network or, where cumulative impacts are identified, such impacts are accommodated through road and transit improvements which are to be provided through agreement by the applicant. c) Public benefits considered appropriate for the application of increased building height in Midtown Oakville include, but are not limited to: i. Grade separated pedestrian and cycling facilities across the QEW, railway tracks or Trafalgar Road; ii. Community facilities such as: A creative centre, including studio, office, exhibition, performance and retail space; and, A library; iii. Improved local transit facilities and transit user amenities; iv. Parkland improvements beyond the minimum standards for public squares and plazas; and, v. Public art. Planning Justification Report Update- 915643 Ontario Limited- Town of Oakville 7
d) For the purposes of bonusing in Midtown Oakville, there is no prescribed building height limit and no Official Plan amendment shall be required to increase building height as a result of bonusing. Although priority public benefits noted in Section 20.6.2(c) above are not being provided in the bonusing exchange, Section 28.6.2 outlines additional benefits which include: a) public transit infrastructure, facilities, services and improved access to public transit; j) integration of office uses in mixed-use developments; and l) other local improvements that contribute to the achievement of the town s building, landscape and urban form objectives This development will be contributing to the Town s objective of transforming Cross Avenue into a dense, mixed-use, transit supportive corridor by providing the required widening. In addition, 915643 Ontario Limited will be dedicating 2,878.3 m 2 towards two new local roads in an attempt to meet building and urban form objectives outlined in the Official Plan and Midtown EA. The proposed two-storey podium will also provide approximately 2,500 m 2 of office space and 2,500 m 2 of commercial/ retail floor space at grade. Section 28.6.2 also lists Green Buildings as an acceptable public benefit. Figure 1- Concept Site Plan identifies a green roof on the podium fronting Cross Avenue; 915643 Ontario Limited is exploring this a possible alternative to passive recreational/ amenity space. The public benefits noted above are important for the Town to realize its vision of Midtown. It is our opinion that the bonusing exchange is fair, in principle, and meets the intent of the Official Plan. Zoning At the time of the application submission, the in-effect by-law was By-law 1984-63; the site was zoned CA3 which permitted various retail, service and commercial uses. By-law 2014-014, which replaced By-law 1984-63, was approved by Town Council in February, 2014. By-law 2014-014 rezones the subject site Midtown Transitional Commercial (MTC). Permitted uses are similar to those permitted under the CA3. The MTC zone is a place-holder zone freezing building envelopes while the Midtown strategy (including new urban design guidelines, areaspecific zoning by-law and the aforementioned EA) is completed. New developments are required to go before Council for review and to establish conformity with the Official Plan, specifically the acquisition of future roads required in Midtown Oakville. Planning Justification Report Update- 915643 Ontario Limited- Town of Oakville 8
Figure 7- Town of Oakville By-law 2014-014 Schedule 19(8b) Excerpt A draft by-law was submitted with the original application in 2012. A revised by-law has been prepared and is enclosed with this report under separate cover. 915643 Ontario Limited is seeking to rezone the lands from Midtown Transitional Commercial (MTC) to Urban Core (MU4) with site specific performance standards related to permitted building height and number of storeys, parking rates, and setbacks. Planning Opinion The proposed zoning by-law amendment is justified and represents good planning for the following reasons: 1. The proposal conforms to the Provincial Policy Statement (2005 and 2014), the Growth Plan for the Greater Golden Horseshoe, the Region of Halton Official Plan, and the Official Plan; 2. The proposed development makes efficient use of existing and planned hard and soft services; 3. The proposed development contributes towards the goal to provide a minimum density of 200 residents and jobs combined per gross hectare within Oakville s Midtown Core; 4. The proposed development represents intensification in the Midtown Oakville Core as encouraged by the Official Plan; 5. The proximity to the Oakville GO, Via Rail and Bus Stations support the use of public transit and also promotes healthy active living; 6. The proposal includes a mix of residential and commercial uses; 7. The proposed buildings address the frontages of Cross Avenue and Argus Road and enhance the streetscape through pedestrian oriented design; 8. The proposed development accounts for the expected redevelopment of adjacent areas; 9. The proposal satisfies the objective of the Midtown Oakville Class Environmental Assessment by providing the necessary road dedications; and Planning Justification Report Update- 915643 Ontario Limited- Town of Oakville 9
10. The subject site is an appropriate location for height bonusing as it is within walking distance to major transit facilities while creating no adverse impacts on the transportation network. Respectfully submitted, KORSIAK & COMPANY Martin Quarcoopome, MCIP, RPP Planning Justification Report Update- 915643 Ontario Limited- Town of Oakville 10