May 1, 2018 Town of Oakville Oakville, ON L6H 0H3 Director, … planning/da-180031424... ·...
Transcript of May 1, 2018 Town of Oakville Oakville, ON L6H 0H3 Director, … planning/da-180031424... ·...
-
May 1, 2018 Town of Oakville
Planning Services Department
1225 Trafalgar Road
Oakville, ON L6H 0H3
Attention: Mark Simeoni, MCIP, RPP
Director, Planning Services
Re: Planning Justification Brief Application for Draft Plan of Vacant Land Condominium Matam Holdings Inc. (Mattamy Homes) 1388 Dundas Street West Town of Oakville Related File Nos.: Z.1424.07, Z.1424.08 & 24CDM-07012
Dear Mr. Simeoni,
Korsiak Urban Planning has been retained by Matam Holding Inc. (Mattamy Homes) to prepare this
Planning Justification Brief in support of a Draft Plan of Condominium application required to allow for
the construction of single detached dwellings units at 1388 Dundas Street West, Oakville (the ‘subject
lands’).
Purpose of the Brief
The purpose of this Planning Justification Brief is to outline the nature of the proposed Draft Plan of
Condominium and to evaluate the proposal in the context of the policies in the Provincial Policy
Statement, the Growth Plan for the Greater Golden Horseshoe, the Region of Halton Official Plan and the
Town of Oakville Official Plan.
By way of background, Draft Plan of Condominium (24CDM-07012) and Zoning By-law Amendment
(Z.1424.07) applications were approved by Council on June 11, 2012, permitting 16 single detached
dwellings units on a private condominium road. An associated Holding symbol was placed on the subject
lands, allowing a temporary sales trailer and model homes on the site. Subsequently, four (4) model
homes have been built on site (Units 1- 4) per Phase 1 of the development.
As Draft Approval was only valid for 3 years, applications for renewal of draft approval conditions were
submitted for two 1-year extensions in 2015 and 2016. As a third extension of Draft Approval was not
submitted prior to August 2, 2017, Draft Approval lapsed on that date. As such, a new application for
Draft Plan of Vacant Land Condominium is required.
The subject lands are currently zoned H21-RL6 sp:317 per Zoning By-law 2014-014 which permits the
proposed single detached dwellings. As such, an amendment to the Zoning By-law is not required.
-
2
Site Description & Context
As shown on Figure 1 – Aerial Photo, the subject site is bound by Dundas Street West to the north,
Proudfoot Trail to the east, Scotch Pine Drive to the south and a tributary of the Sixteen Mile Creek to the
east. The subject property is relatively flat and does not have any significant vegetation. Generally
irregular in shape, the property has an approximate area of 1.22 ha, with approximate frontages of 72 m
along Dundas Street West, 100 m along Proudfoot Trail and 37 m on Scotch Pine Drive.
Currently, the Mattamy sales office and associated parking are located within the northwest portion of
the site. The southwestern portion of the site is currently occupied by four (4) model homes fronting onto
Proudfoot Trail. The remainder of the site is vacant. Vehicular access to the existing sales office and
model homes is provided off Dundas St. W (right in, right out) and Proudfoot Trail.
The subject lands are generally located in an area consisting of low and medium density residential uses.
The lands on the north side of Dundas St. W are vacant agricultural lands designated for employment
purposes in the North Oakville West Secondary Plan. Immediately to the east is a Sixteen Mile Creek
tributary. To the west is Proudfoot Trail and existing townhouses. South of the subject lands is a
residential subdivision consisting of single detached dwellings.
There is an existing Oakville Transit bus bay and sheltered ‘stop’ along the property’s Dundas Street West
frontage.
Proposed Development
The subject lands are currently zoned H21-RL6 sp:317 as per Zoning By-law 2014-014 which permit the
proposed single detached dwellings. As such, an amendment to the Zoning By-law is not required. The
existing Holding Provision on the site permits the existing temporary sales office and model homes.
As illustrated in Figure 2- Draft Plan of Condominium, the proposed development features 16 single
detached dwelling units on a private condominium road. The balance of the plan includes three buffer
blocks and a road widening block, to be dedicated to the Town and Region, respectively. Access to the
proposed development is provided from Scotch Pine Drive via Proudfoot Trail. Proposed land use stats
are provided below in Table 1.
Table 1 - Land Use Schedule
Land Use Units / Blocks Area (ha) Units
Detached Residential 1 – 16 0.82 16
Common Elements 17 0.18 -
Buffers 18 – 20 0.21 -
-
3
Roads Widening 21 0.01 -
Totals 21 1.22 16
Lots 1 – 10 are proposed as model homes for lands north of Dundas Street within the New Communities
of Oakville. The first four (4) lots (Lots 1 – 4) have already been constructed and reflect models for lands
located midway between Sixth Line and Neyagawa Boulevard. The next six (6) lots (Lots 5 – 10) reflect
models for future developments within the New Communities of Oakville. As these are model homes for
sales proposes only, private occupancy will not occur until such a time as the sales centre is demolished
and registration of the Vacant Land Condominium occurs. The last six (6) lots (Lots 11 – 16) are not model
homes. The units will be built as permanent homes as part of the final phase of development.
Policy Framework
Provincial Policy Statement
The Provincial Policy Statement (PPS) contains policies relating to the management and direction of land
uses to achieve efficient development and land use patterns.
Section 1.1.1 states:
“Healthy, livable 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; and
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; and
Policies in the ‘Settlement Areas’ section state:
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;
4. support active transportation;
5. are transit-supportive, where transit is planned, exists or may be developed;
-
4
The proposed development conforms with the Provincial policies as set out in the Provincial Policy
Statement by providing growth within the settlement area that makes efficient use of land and
infrastructure and is supportive of public and active transportation.
Growth Plan for the Greater Golden Horseshoe (2017)
The Growth Plan for the Greater Golden Horseshoe (2017) provides the Province with a framework for
building stronger, prosperous communities by better managing growth. The subject site is located within
the ‘Settlement Area’.
General relevant policies include:
1.2.1 Guiding Principles
• Support the achievement of complete communities that are designed to support healthy and
active living and meet people’s needs for daily living throughout an entire lifetime.
• Support a range and mix of housing options, including second units and affordable housing,
to serve all sizes, incomes, and ages of households.
• Improve the integration of land use planning with planning and investment in infrastructure
and public service facilities, including integrated service delivery through community hubs,
by all levels of government
• Protect and enhance natural heritage, hydrologic, and landform systems, features, and
functions.
2.2.1 Managing Growth
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 boundary;
ii. have existing or planned municipal water and wastewater systems; and
iii. can support the achievement of complete communities.
b) within settlement areas, growth will be focused in:
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.
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;
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;
-
5
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 upper- or 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.
Per Section 2.2.2, the Provincial directive moving forward states that by 2031, a minimum of 60% of all development occurring annually must be within the delineated built-up area (delineated built boundary). The proposed development conforms to the aforementioned policies of the Growth Plan for the Greater
Golden Horseshoe by intensifying underutilized ‘settlement area’ lands within the built boundary. The
subject lands will be served by municipal water and wastewater systems and are served by transit.
Region of Halton Official Plan
The Region of Halton Official Plan gives clear direction as to how physical development should take place
in Halton to meet the current and future needs of its people. Per Map 1 (Figure 3), the subject lands are
designated ‘Urban Area’ and are within the existing ‘Built Boundary’. Map 3 (Figure 4) designates Dundas
Street West as a ‘Higher Order Transit Corridor’.
Relevant Regional Official Plan policies include:
72) The objectives of the Urban Area are:
1. To accommodate growth in accordance with the Regions desire to improve and maintain
regional unity, retain local community identity, create healthy communities, promote
economic prosperity, maintain a high quality, sustainable natural environment, and preserve
certain landscapes permanently;
2. To support a form of growth that is compact and supportive of transit usage and non-
motorized modes of travel, reduces the dependence on the automobile, makes efficient use
of space and services, promotes live-work relationships and fosters a strong and competitive
economy;
3. To provide a range of identifiable, inter connected and complete communities of various
sizes, types and characters, which afford maximum choices for residence, work and leisure;
4. To ensure that growth takes place commensurately, both within and outside the Built
Boundary;
-
6
7. To plan and invest for a balance of jobs and housing in communities across the Region to
reduce the need for long distance commuting and to increase the modal share for transit
and active transportation; and
9. To facilitate and promote intensification and increased densities.
84) The goal for housing is to supply the people of Halton with an adequate mix and variety of housing
to satisfy differing physical, social and economic needs;
85) The Objectives for housing are:
4. To make more efficient use of existing developed lands, housing stock and available services
to increase the supply of housing while maintaining the physical character of existing
neighborhoods;
The proposed development conforms to the aforementioned policies of the Halton Regional Official Plan
as it intensifies underutilized lands within the built boundary, utilizing existing urban services. The
proposed development is supportive of public and active transportation, contributing to creation of
healthy communities.
Livable Oakville - Town of Oakville Official Plan
The Livable Oakville Plan (2009 Town of Oakville Official Plan) applies to all lands within the Town except
the North Oakville East and West Secondary Plans (north of Dundas Street). The subject lands are
designated ‘Medium Density Residential Exception (27.3.6)’ and ‘Low Density Residential’ according to
Schedule H – West Land Use (Figure 5).
Relevant residential policies include:
11 Residential
The following objectives shall apply to all Residential Areas:
a) Maintain, protect and enhance the character of existing residential areas
b) Encourage an appropriate mix of housing types, densities, design and tenure throughout the
Town
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 neighborhood
b) Development should be compatible with the setbacks, orientation and separation distances
within the surrounding neighborhood
d) Where applicable, the proposed lotting pattern of development shall be compatible with the
predominant lotting pattern of the surrounding neighborhood
j) Development should maintain access to amenities including neighborhood commercial
facilities, community facilities including schools, parks and community centers, and existing
and/or future public transit services
-
7
k) The transportation system should adequately accommodate anticipated traffic volumes
l) Utilities shall be adequate level of service for new and existing developments
11.2 Low Density Residential 11.2.1 Permitted Uses The Low Density Residential land use designation may permit a range of low density housing types including detached dwellings, semi-detached dwellings and duplexes. 11.2.2 A density of up to 29 dwelling units per site hectare may be permitted in areas designated Residential Low Density.
11.3 Medium Density Residential
11.3.1 Permitted Uses The Medium Density Residential land use designation may permit a range of medium density housing types including multiple-attached dwelling units, apartments, retirement homes and long-term care homes. Existing detached and semi-detached dwellings are permitted. 11.3.2 The density range is to be between 30 to 50 dwelling units per site hectare.
Part E – Exceptions
West Exceptions – Schedule H 27.3.6 On the lands designated Medium Density Residential on the east side of Proudfoot Trail south of Dundas Street West, a density between 13 and 57 units per site hectare may be permitted. Low density residential uses may also be permitted on the lands in accordance with section 11.2. The lands may also be used for a temporary model home sales office and for model homes.
Per above, the proposed single detached units are permitted in both the ‘Low Density Residential’ and
‘Medium Density Residential Exception (27.3.6)’ designations. Additionally, the proposal achieves a
combined density of 19.5 units per site area which is consistent with the prescribed density ranges of the
Low Density Residential (up to 29 dwellings per site hectare) and ‘Medium Density Residential Exception
27.3.3’ (between 13 and 57 units per site hectare). Thus, the proposed development is consistent with
the prescribed land use and density permissions of the Livable Oakville Official Plan. Furthermore, the
proposed development is consistent with, and does not offend, the character of the existing surrounding
residential uses.
-
8
Planning Opinion
The proposed Draft Plan of Condominium is justified and represents good planning for the following
reasons:
1. The proposal conforms to the Provincial Policy Statement, Growth Plan for the Greater Golden
Horseshoe, Halton Region Official Plan and the Livable Oakville Plan (Official Plan).
2. The proposed single detached dwellings are permitted in the Town’s Zoning By-law (2014-014);
3. The proposed development makes efficient use of existing hard and soft services; and
4. The subject lands are well served by public transit, providing local and regional connections.
Respectfully submitted,
KORSIAK URBAN PLANNING
_____________________
Jacob Kaven, MES, RPP
-
Figure 1 Aerial Photo
SUBJECTLANDS
CLEN
AYR
GATE
LOW DENSITYRESIDENTIAL
LOW DENSITYRESIDENTIAL
NEW
CAST
LE
CRES
CENT
PRO
UD
FOO
T
DUNDAS STREET WEST
SCOTCH P
INE
TRAIL
LOW DENSITYRESIDENTIAL
MEDIUMDENSITY
RESIDENTIAL
206-277 Lakeshore Road EastOakville, Ontario L6J 1H9
April 27, 2018 Scale 1:1500
AERIAL PHOTO1388 DUNDAS STREET WEST
Image Source: Google Earth, 10/9/2016
S:\Korsiak & Company\MATTAMY\South Oakville\Oakville Sales Office (Matam East)\Pre-con 2018\Aerial Photo\Aerial Photo_1388 Dundas St_2018 Apr 27.dwg
-
Figure 2 Draft Plan of Condominium
-
Figure 3 Regional Structure
1388 DUNDASSTREET WEST
-
Figure 4 Functional Plan of Major Transportation Facilities
1388 DUNDAS
STREET WEST
-
Figure 5 Livable Oakville West Land Use Plan
1388 DUNDASSTREET WEST