Planning Justification Report 2175 Cornwall Road planning/sp-160400601... · 2021. 1. 14. · 2175...

PLANNING JUSTIFICATION REPORT 2175 CORNWALL ROAD

Project No.: 0CP-19-0498

Prepared for:

H&R REIT

c/o 2121 Cornwall Road Portfolio Inc.

3625 Dufferin Street, Suite 500

Toronto, ON, M3K 1N4

Prepared by:

McIntosh Perry Consulting Engineers Ltd.

115 Walgreen Road

Carp, ON, K0A 1L0

January 20, 2020

2175 Cornwall Road Planning Justification Report January 20, 2020

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TABLE OF CONTENTS

1.0 OVERVIEW / INTRODUCTION ............................................................................................................. 3

2.0 SUBJECT LANDS & SITE CONTEXT ....................................................................................................... 4

3.0 DEVELOPMENT PROPOSAL ................................................................................................................ 5

4.0 PLANNING POLICY & REGULATORY FRAMEWORK .............................................................................. 8

4.1 Provincial Policy Statement ..................................................................................................................................... 8

4.2 Provincial Plans ....................................................................................................................................................... 9

4.2.1 Growth Plan for the Greater Golden Horseshoe (2017) ................................................................................. 9

4.2.2 Parkway Belt West Plan (PBWP) ................................................................................................................... 11

4.3 Minister’s Zoning Order (MZO) ............................................................................................................................. 11

4.4 D-Series Guidelines ................................................................................................................................................ 12

4.5 Halton Regional Official Plan ................................................................................................................................ 12

4.6 Livable Oakville Plan ............................................................................................................................................. 13

4.6.1 Part C – General Policies ............................................................................................................................... 14

4.6.2 Part D – Land Use Designations and Policies ................................................................................................ 17

4.7 Livable by Design Manual ..................................................................................................................................... 17

4.8 Town of Oakville Zoning By-law 2014-014 ............................................................................................................ 20

5.0 CONCLUSION ................................................................................................................................... 20

APPENDICES

Appendix A: City of Oakville Pre-Consultation Form 2 and Environmental Site Screening Questionnaire

Appendix B: Surveyor’s Real Property Report

Appendix C: Make A Map: Natural Heritage Areas, Ministry of Natural Resources and Forestry

Appendix D: Parks Map, Town of Oakville

Appendix E: Surrounding Land Uses

Appendix F: Zoning Table


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1.0 OVERVIEW / INTRODUCTION

This Planning Justification Report is submitted in support of a Site Plan Control application for the expansion of

an existing parking lot to meet the operational requirements of a new tenant, Amazon.com, Inc. This Report

and the Site Plan Control application are submitted on behalf of H&R REIT (c/o 2121 Cornwall Road Portfolio

Inc.).

The subject lands are known municipally as 2175 Cornwall Road and legally as “PT LTS 3, 4 & 5, CON 3

TRAFALGAR, SOUTH OF DUNDAS STREET , PART 1 , 20R10010 ; S/T 65538,TW22197 ; OAKVILLE/TRAFALGAR.”

The lands were subject to previous Site Plan Control applications, approved on October 15, 1997 (no.

1604.002), and March 24, 1998 (no. unknown) to permit the completion of the development (including the

existing warehouse building) as it exists today.

A Pre-Consultation meeting was held September 25, 2019 with Town of Oakville Staff and Halton Region Staff

along with representatives from McIntosh Perry and H&R REIT. At that meeting, the following Site Plan Control

submission requirements were identified:

• Aerial Photograph(s);

• Survey/Legal Plan;

• Site Plan & Site Details;

• Building Floor Plans (including roof plans);

• Landscape Plan & Details;

• Site Servicing Plan;

• Grading & Drainage Plan;

• Erosion and Sediment Control Detail Plan;

• Stormwater Management Report;

• Tree Canopy Cover Plan and calculation;

• Planning Justification Letter;

• Arborist Report;

• Traffic Impact Study (TIS);

• Stormwater Management Report; and

• Environmental Impact Statement/Study.

The results from Pre-Consultation, together with the submitted Environmental Site Screening Questionnaire,

are provided at Appendix A.

In relation to Staff’s desire to understand more about the anticipated operations of the site, a second Pre-

Consultation meeting was arranged for December 12, 2019. A representative from Amazon and a

representative from the architecture firm working with them were in attendance to present and to answer

questions relating to site operations. The meeting focused on site operations and sequencing of approvals.

Town Staff also requested that a noise study be completed.


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This Planning Justification Report discusses the suitability of the current proposal in the context of applicable

planning policy and zoning.

2.0 SUBJECT LANDS & SITE CONTEXT

A Surveyor’s Real Property Report of the subject lands is provided at Appendix B.

The subject lands are located at 2175 Cornwall Road, in Ward 3, towards the eastern boundary of the Town of

Oakville.

The subject lands have an area of approximately 11.59 hectares and a frontage of 608.27 metres on the north

side of Cornwall Road. An approximately 29,150 square metre warehouse building is situated towards the

centre of the property. The warehouse was formerly used by UPS Logistics and Gillette. Prior to its industrial

use, the subject lands were used as a nursery, owned by Sheridan Nurseries Limited, as well as farmland with

a single detached dwelling located in close proximity to Cornwall Road.

There are approximately 165 parking spaces on the subject lands within the rear and side yards, and several

loading bays at rear of the building. The sole vehicle driveway and pedestrian access to Cornwall Road is located

northeast of the building.

Vegetation exists within the front, side and rear yards. Notable clusters of trees or woodlands within the side

yards are identified as Units 1 to 4 within the concurrently submitted Arborist’s Report. These areas include

one or more Candidate Significant Woodlands as identified within the concurrently submitted Environmental

Impact Assessment. A natural heritage map showing “Woodlands” prepared using the Ministry of Natural

Resources and Forestry’s Make-A-Map online mapping application is attached at Appendix C.

An 82.84 metre segment of lot line towards the rear of the subject lands abuts Metrolinx lands, considered to

be “Railway Corridor” pursuant to Map 3 of Appendix 3 (Approximate Location of the Highway and Railway

Corridor) of the Town of Oakville Zoning By-law No. 2014-014. The northwestern curvilinear property line is

shared with CANADIAN NATIONAL RAILWAY COMPANY lands, which appear to form part of a spur rail line.

As described within the concurrently submitted Traffic Impact Study in greater detail, an Oakville Transit stop

is located adjacent to the subject lands nearest the intersection of Cornwall Road and Cardiff Drive. The stop is

serviced by Route 4 Speers - Cornwall, which provides bus service from west to east Oakville, beginning at the

Bronte GO Station and ending at the Clarkson GO Station.

The Queen Elizabeth Way/Highway 403 are located approximately 1,330 metres north west of the subject

lands. Ford Drive, a Major Arterial Road, is located approximately 95 metres northeast, and Royal Windsor

Drive is approximately 60 metres northwest. The Oakville Assembly Complex, Ford Motor Company of Canada,

Limited is west of the subject lands, and east of the Queen Elizabeth Way/ Highway 403.


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The subject lands are also located east of Joshua’s Creek, which connects to Dunvegan Park, Joshua Valley Park

(1 and 2), Deer Run Park, Carol Park, and Arkendo Park. A map identifying these parks prepared using a Town

of Oakville online mapping application is attached at Appendix D.

Beyond the above, there is a variety of surrounding land uses. The property is bound by industrial and

business/commercial lands to the north, residential lands to the south, commercial lands to the east, and

natural area and parkway belt public use lands to the west. Appendix E provides a detailed list of surrounding

land uses. Most notably, the northern portion of a residential neighbourhood known as ‘Charnwood,’ which

was registered as a subdivision in 1986 (Plan 20M-363) is located south of the subject lands, opposite Cornwall

Road; the Oakville Transformer Station, owned and operated by Hydro One, is located west of the subject lands,

opposite a segment of Joshua Valley Park.

Figures 1 and 2 illustrate the approximate location of the subject lands in relation to the surrounding lands.

3.0 DEVELOPMENT PROPOSAL

The proposed development involves expanding the existing parking lot to accommodate the operational

requirements of the building’s new tenant, Amazon.com, Inc. Including existing parking, an approximate total

of 886 employee and van parking spaces are proposed and an additional entrance and driveway are proposed

towards the southeast corner of the subject lands, southeast of the building. One-hundred and nine (109)

parking spaces are proposed inside the warehousing building, while the remaining 777 spaces are proposed

outside. Approximately 221 parking spaces are reserved for employees working within the warehouse, while

the remainder is generally reserved for delivery vans and their drivers.

In addition to vehicular parking spaces, a total of 10 bicycle parking spaces are proposed.

The exterior of the existing building will remain largely unchanged; however, a vehicle exit is proposed on the

northeast façade and signage will be added. Elevations have been submitted as part of the Site Plan submission

package.

The facility is intended to serve the residents of the Town of Oakville and other nearby communities for the

delivery of Amazon.com, Inc. products.

Section 4.6 of the Traffic Impact Study provides a summary of anticipated site operations and traffic volumes.

In short, delivery vans will generally arrive by way of the Ford Drive intersection and enter the site through the

new proposed entrance from Cornwall Road on the southwest portion of the property. Vans will queue inside

the facility until they are loaded, and depart in 30-minute waves. Volumes are addressed within the Traffic

Impact Study but will depend on overall facility activity levels.

LEGEND

AERIAL PHOTOGRAPHLOCATION OF SUBJECT LANDS1FIGURE:Jan., 17, 2020LC

SB

TITLE:

CLIENT:

PROJECT:

H:\01 P

roject -

Propos

als\201

9 Jobs

\CP\0C

P-Proje

cts\0CP

-19-04

98 H&

R REIT

_2175

Cornwa

ll Avenu

e\GIS\m

xd\CP-1

9-0498

_01_Ae

rial_title

Block.m

xd

REFERENCEGIS data provided by the Ontario Ministry of Natural Resources and Forestry, 2020.

Study Area

PROJECT NO: DateGISChecked By

CP-19-0498115 Walgreen Road, RR3, Carp, ON K0A1L0Tel: 613-836-2184 Fax: 613-836-3742www.mcintoshperry.com

AMAZON DISTRIBUTION CENTREH&R REIT

CORNWA

LL ROAD

FORD DRIVE

ROYAL W

INDSOR

DRIVE

Metres170 0 17085

Scale 1:6,000Subject LandProperty Boundary

LEGEND

AERIAL PHOTOGRAPHSUBJECT LANDS & IMMEDIATE SURROUNDINGS2FIGURE:Jan., 17, 2020LC

SB

TITLE:

CLIENT:

PROJECT:

H:\01 P

roject -

Propos

als\201

9 Jobs

\CP\0C

P-Proje

cts\0CP

-19-04

98 H&

R REIT

_2175

Cornwa

ll Avenu

e\GIS\m

xd\CP-1

9-0498

_01_Su

rroundin

gLand_

titleBlo

ck.mxd

REFERENCEGIS data provided by the Ontario Ministry of Natural Resources and Forestry, 2020.

Study Area

PROJECT NO: DateGISChecked By

CP-19-0498115 Walgreen Road, RR3, Carp, ON K0A1L0Tel: 613-836-2184 Fax: 613-836-3742www.mcintoshperry.com

AMAZON DISTRIBUTION CENTREH&R REIT

CORNWA

LL ROAD

ROYAL W

INDSOR D

RIVEFORD DRIVE

SHERIDAN

GARDEN

DRIVE

FORD DRIVE

MAPLE GROVE DRIVE

BERYL RO

AD

Subject LandProperty Boundary

Metres350 0 350175

Scale 1:12,000


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The total landscape area provided is 37,255 square metres, representing approximately 32 percent lot

coverage. As described in detail within the concurrently submitted Landscape Set, proposed landscaping

features include foundation planting along the southwest and southeast corners of the existing building,

deciduous trees and native shrubs to frame the existing driveway, large evergreen trees south of the existing

building, large canopy shade trees, a combination of shrubs and existing trees to screen parking, and large

canopy deciduous trees along the eastern portion of the parking lot. Also proposed is an employee amenity

area located northeast of the existing building.

Trees are retained wherever possible, where there are no conflicts with the proposed site disturbance. Existing

landscaping, including along the northern and western property lines are maintained.

As described within the concurrently submitted Servicing and Stormwater Management Report, the subject

lands are serviced by existing public water, sanitary, and storm infrastructure.

Consideration of the proposal in the context of the applicable planning policy and zoning is provided in the

sections below.

4.0 PLANNING POLICY & REGULATORY FRAMEWORK

4.1 Provincial Policy Statement

The 2014 Provincial Policy Statement (PPS) provides policy direction on land use planning matters of provincial

interest. The proposed development is consistent with Policy 1.1.1, being an employment use with necessary

infrastructure to serve the proposed development.

Pol 1.1.1 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;

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.

The proposed development is consistent with Policy 1.1.3.2, which states, in part, “Land use patterns within

settlement areas shall be based on: a) densities and a mix of land uses which: 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.”

PPS Policy 1.2.6.1 indicates that “major facilities and sensitive land uses should be planned to ensure they are

appropriately designed, buffered and/or separated from each other to prevent or mitigate adverse effects from

odour, noise and other contaminants, minimize risk to public health and safety, and to ensure the long-term

viability of major facilities.”


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The proposed development is also consistent with Provincial Policy Statement policies that promote economic

development and competitiveness. The proposal will provide necessary parking to a business employment use,

which forms part of the local economy. The proposal supports PPS Policy 1.3.1.

Pol. 1.3.1 Planning authorities shall promote economic development and competitiveness by:

a) providing for an appropriate mix and range of employment and institutional uses to meet long-

term needs;

b) providing opportunities for a diversified economic base, including maintaining a range and

choice of suitable sites for employment uses which support a wide range of economic activities

and ancillary uses, and take into account the needs of existing and future businesses;

With respect to its impact on the transportation system, the proposed development is consistent with PPS

Section 1.6.7, including the following policies:

Pol 1.6.7.2 Efficient use shall be made of existing and planned infrastructure, including through the use

of transportation demand management strategies, where feasible.

Pol. 1.6.7.3 As part of a multimodal transportation system, connectivity within and among

transportation systems and modes should be maintained and, where possible, improved

including connections which cross jurisdictional boundaries.

Pol. 1.6.8.2 Major goods movement facilities and corridors shall be protected for the long term.

Pol 1.6.9.1 Planning for land uses in the vicinity of airports, rail facilities and marine facilities shall be

undertaken so that: a) their long-term operation and economic role is protected.

As explored within the concurrently submitted Environmental Impact Assessment, the proposal is consistent

with PPS Section 2.1, including policy 2.1.1., which requires that natural heritage features are to be “…protected

for the long term.”

Section 4.3 of this report confirms that the Ministry of Environment, Conservation and Parks’ D-Series

Guidelines do not apply to the proposal; however, a noise study has been initiated given the proximity of the

subject lands to sensitive land uses.

The proposal is consistent with matters of Provincial interest, as expressed in the 2014 Provincial Policy

Statement.

4.2 Provincial Plans

4.2.1 Growth Plan for the Greater Golden Horseshoe (2017)

The Growth Plan for the Greater Golden Horseshoe guides the accommodation of forecasted growth in the

Greater Golden Horseshoe, and among other matters, supports the development of complete communities by

providing an appropriate mix of jobs and making better use of land and infrastructure.


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The subject lands are within the Greater Golden Horseshoe Growth Plan Area pursuant to Schedule 1: Greater

Golden Horseshoe Growth Plan Area, and Built-Up Area – Conceptual, within Schedule 2: Places to Grow

Concept.

Section 2.2.1 provides policies related to managing growth, and indicates that:

Pol 2.2.1 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; [and]

ii. have existing or planned municipal water and wastewater systems;

c) within settlement areas, growth will be focused in:

i. delineated built-up areas;

ii. locations with existing or planned transit, with a priority on higher order transit where it

exists or is planned; and

iii. areas with existing or planned public service facilities.

Section 2.2.5 addresses employment and indicates that “1. economic development and competitiveness in the

GGH will be promoted by: a) making more efficient use of existing employment areas and vacant and

underutilized employment lands and increasing employment densities.” The proposed development supports

the above-noted policy as it is anticipated to provide several hundred employment opportunities, which will

increase employment density on site and in the area.

It is noted that Growth Plan Policy 2.2.4 endeavours to minimize surface parking in employment areas and it is

acknowledged that the basis of this application involves expanding parking to accommodate the operational

needs of the tenant. As our transportation system and consumer goods supply chain continue to evolve, surface

parking might not always be such a critical component. However, even with the advent of electric vehicles,

surface parking will continue to be necessary in relation to this type of warehousing operation for the

foreseeable future. The proposed parking has been designed with regard for Official Plan policy and Zoning By-

law requirements.

The concurrently submitted Environmental Impact Assessment provides recommendations that ensure the

proposal will conform to the following policies:

Pol 4.2.2.3 Within the Natural Heritage System:

a. new development or site alteration will demonstrate that:

i. there are no negative impacts on key natural heritage features, key hydrologic

features or their functions;


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iii. the removal of other natural features not identified as key natural heritage features

and key hydrologic features is avoided, where possible. Such features should be

incorporated into the planning and design of the proposed use wherever possible;

iv. except for uses described in and governed by the policies in subsection 4.2.8, the

disturbed area, including any buildings and structures, will not exceed 25 per cent of

the total developable area, and the impervious surface will not exceed 10 per cent of

the total developable area.

The proposed development conforms to the applicable policies of the Growth Plan.

4.2.2 Parkway Belt West Plan (PBWP)

The Parkway Belt West Plan (PBWP) was implemented in 1978 with the intention of reserving land for

infrastructure, separate urban areas, and connecting open spaces in Halton, Peel, York, Hamilton, and Toronto.

The PBWP currently designates and protects lands that are needed for the large-scale infrastructure corridors,

including transit, hydro, and electric power facility.

Since implementation of the PBWP in July 1978, over 160 amendments have been approved. The subject lands

were included in the initial PBWP. Based on Amendment 114 to the PBWP, approved on May 13, 1996, per e-

mail and Pre-Consultation correspondence with Ministry of Municipal Affairs and Housing (MMAH) Staff on

November 8, 2019 and December 10, 2019, the majority of the subject lands were removed from the lands

covered by the PBWP; however, portions are still designated Road and Electric Power Facility. Under these

designations, a parking lot is not a permitted use.

The application to revoke the subject lands from the PBWP was submitted January 6, 2020.

4.3 Minister’s Zoning Order (MZO)

Minister’s Zoning Orders (MZOs) are intended to protect provincial interest, and although uncommon, can be

used where municipalities have existing zoning by-laws. Paragraph 7 of Section B of Parkway Belt West Plan

(PBWP) Amendment No. 199 states: “Pursuant to the Ontario Planning and Development Act, 1994, [PBWP]

land use regulations are deemed to be Minister’s Zoning Orders under clause 17 of the Act.”

A Minister’s Zoning Order was applied to the subject lands through Ontario Regulation 481/73 Section 2(3),

restricting development. Permitted land uses, per Section 7 of the Regulation, are limited to agricultural uses,

accessory buildings and structures, and uses existing on the date that the Regulation came into effect. The

proposed parking lot expansion does not appear to be captured as a permitted use.

Based on November 8, 2019 e-mail correspondence with MMAH Staff and during Pre-Consultation with MMAH

Staff on December 10, 2019, it was confirmed that the MZO still applies to a portion of the subject lands.

An application to revoke the MZO was submitted January 6, 2020. Following the removal of the Road and

Electric Power Facility designations from the PBWP, the Regulation will no longer apply to the subject lands.


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4.4 D-Series Guidelines

The objective of the Ministry of the Environment, Conservation and Parks’ D-6 Guideline is to “prevent or

minimize the encroachment of sensitive land use upon industrial land use and vice versa, as these two types of

land uses are normally incompatible, due to possible adverse effects on sensitive land use created by industrial

operations.” This guideline is intended to assist in determining compatible mixed land uses and compatible

intensification of land uses.

The guideline is applicable when:

a. a new sensitive land use is proposed within the influence area or potential influence area of an existing

facility; and/or

b. a new facility is proposed where an existing sensitive land use would be within the facility’s influence

area or potential influence area.

Section 2.3.1 indicates that “this guideline does not apply to situations where incompatible land uses already

exist, and there is no new land use proposal for which approval is being sought.”

As discussed with Town of Oakville and Halton Region Staff during our September 25, 2019 Pre-Consultation,

the Ministry’s D-6 Guideline does not apply to the proposal given that the industrial warehousing facility exists

and there is no land use change proposed.

It is noted that a noise study is being carried out to determine if noise mitigation is required on site, in

accordance with the requirements of the Provincial Environmental Noise Guideline (NPC-300).

4.5 Halton Region’s Regional Official Plan

The overall goal of Halton’s Regional Official Plan is to “enhance the quality of life for all people of Halton, today

and into the future.” As such, “… Halton will undertake the necessary steps to ensure that growth will be

accommodated in a fashion that is orderly, manageable, yet sensitive to its natural environment, heritage and

culture. To maintain Halton as a desirable and identifiable place for this and future generations, certain

landscapes within Halton must be preserved permanently.”

The subject lands are designated Employment Area within the Urban Area per Map 1 Regional Structure of the

Regional Official Plan. The proposed development conforms to applicable objectives of the Urban Area, as

follows:

1. To accommodate growth in accordance with the Region's 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.

10. To provide for an appropriate range and balance of employment uses including industrial, office and

retail and institutional uses to meet long-term needs.


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Sections 168 and 169 of the Plan discuss economic development, supporting the proposed development:

Section 168 The goal for economic development is to achieve sustainable economic prosperity for

Halton on the basis of its competitive location, innovative businesses, skilled labour force,

high quality infrastructure, sustainable natural resources, a positive business environment,

and a diversified economic base.

Section 169 The objectives of the Region are:

1. To continuously increase the innovative capacity of Halton’s businesses and the

knowledge base and skill level of Halton's labour force in response to a changing

global economy.

1.3 To promote economic activities that strengthen and diversify the

economic base of Halton.

10. To promote economic activities that provide diverse, high quality employment

opportunities as well as a greater match by type between employment and

residential growth.

It is also worth noting that Section 63 of the Regional Official Plan refers to the Parkway Belt West Plan. As

noted in Section 4.2 of this Report, an application to revoke the subject lands from the PBWP has been

submitted.

The proposed development conforms to Halton’s Regional Official Plan.

4.6 Livable Oakville Plan

The Livable Oakville Plan, which is the Town of Oakville’s Official Plan, “aims to enhance the Town’s natural,

cultural, social and economic environments by ensuring that environmental sustainability, cultural vibrancy,

economic prosperity and social well-being are incorporated into growth and development decisions.”

The subject lands are designated Employment Area within Schedule A1: Urban Structure and are within the

Built Boundary inside the Urban Area, per Schedule A2: Built Boundary and Urban Growth Centre of the Livable

Oakville Plan. The subject lands are also designated Business Employment on Schedule G: South East Land Use

of the Livable Oakville Plan.

Per Schedule C: Transportation Plan of the Livable Plan, roads surrounding the property are designated as

follows:

• Cornwall Road – Multi-Purpose Arterial

• Ford Drive – Major Arterial

• Royal Windsor Drive – Multi-Purpose Arterial

The following subsections discuss the conformity of the proposal with relevant sections of the Plan.


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4.6.1 Part C – General Policies

Section 4 discusses management of growth within the Town. Table 2: Town-wide Population and Employment

Forecasts illustrates an increase in the number of employees from 82,000 in 2006, to 127,000 in 2031. This

forecasted employment growth “is intended to be accommodated through the development of the Residential

and Employment Areas within the existing Built Boundary.”

The preamble to Section 4 states “the use of existing infrastructure and public service facilities should be

optimized wherever feasible before consideration is given to the development of new infrastructure.” The

proposed development depends on existing municipal infrastructure.

Section 6 of the Livable Oakville Plan provides policies related to urban design. The paragraphs below discuss

the conformity of the proposal in relation to policies addressing landscaping, site circulation and parking, and

lighting.

The Landscape Set and Arborist Report submitted as part of the Site Plan application identify removals that are

necessary to accommodate the proposal and landscaping enhancements that are proposed. The Environmental

Impact Assessment provides recommendations for compensation planting for tree removals. In this regard, the

proposal conforms to the following policies:

Policy 6.10.1 Landscaping design and treatments should:

a) enhance the visual appeal and human scale of development;

b) create an attractive environment for pedestrian movement.

Policy 6.10.2 Development should preserve and enhance the urban forest by:

a) maintaining existing healthy trees, where possible;

e) integrating a diverse mix of native plant species.

Policy 6.10.5 Landscaping shall enhance the natural areas and open space features by incorporating

native and non-invasive species.

The proposed development provides a barrier-free pedestrian walkway, conforming to Policy 6.11.1. The

proposed pedestrian walkway connects to Cornwall Road, incorporating safe and direct access and circulation

routes to and through the site, per Policy 6.11.2, connecting pedestrians to principal entrances of the building,

the proposed amenity area, parking areas, the public sidewalk, and transit facilities.

As illustrated on the concurrently submitted Conceptual Site Plan prepared by the tenant’s architect, on-site

vehicular circulation conforms with Policy 6.12.2:

Policy 6.12.2 Developments should incorporate safe and direct vehicular access and circulation routes

with defined internal driving aisles to direct traffic, establish on-site circulation, and frame

parking areas.


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The proposed parking lot expansion conforms with Section 6.13:

Policy 6.13.1 To provide safe and attractive pedestrian environments, surface parking areas should be

organized into appropriately sized areas (parking courts) separated by a combination of built

form, landscaping, and pedestrian facilities.

Policy 6.13.2 Surface parking areas should be:

a) located in the rear or side yard, or in areas that can be appropriately screened, so they

do not dominate the streetscape, but are sufficiently visible for safety and functionality;

and,

b) connected to the on-site pedestrian network and streetscape through landscaped

pedestrian linkages.

Policy 6.13.3 Barrier-free parking spaces should be located in close proximity to principal building

entrances.

Through landscaped features identified on the Landscape Plan enclosed with this application, such as existing

trees and proposed shrub plantings to screen parking along Cornwall Road, the proposed development

conforms to Policy 6.13.4:

Policy 6.13.4 Surface parking areas should incorporate planted landscaped areas that:

a) effectively screen parked vehicles from view from the public realm;

d) are sufficiently sized to support the growth of trees and other vegetation.

A Site Lighting Plan was not identified as a submission requirement during the Pre-Consultation process.

However, a Plan is being prepared in consideration for Official Plan Section 6.14.

Loading areas are screened from Cornwall Road through landscaping features, are located away from the

general circulation of pedestrians and motor vehicles, and are adequately setback from Cornwall Road and the

nearby residential subdivision. As such, the proposed development conforms with Section 6.16:

Policy 6.16.1 Service and loading areas should be:

a) located and oriented away from the general circulation of pedestrians and motor vehicles

both on-site and in the public right-of-way;

b) accessible but not visible from the public realm; and,

c) separated and buffered from residential areas.

Policy 6.16.2 The visual and noise effects of activities associated with service and loading areas on the

surrounding environment should be minimized by locating such areas behind buildings,

erecting noise walls and fences, and screening with tree and shrub plantings.


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Policy 6.16.4 Site and building services and utilities such as waste storage facilities, air handling

equipment, hydro transformers and telecommunications equipment should be located

within the rear yard or away from or screened from public streets, adjacent residential areas

and other sensitive land uses.

The following paragraphs discuss the conformity of the proposal in relation to Policy Sections 8, 9, and 10.

Policy Section 8.3 identifies the intended functionality of Cornwall Road, Royal Windsor Drive, and Ford Drive,

which are all in the vicinity of the subject lands. The concurrently submitted Traffic Impact Study and Traffic

Impact Study Addendum address traffic generated by the proposed development and associated impact on the

local road network. Subject to the implementation of the recommendations within the report, the road

network serving the subject lands is expected to accommodate the proposed development.

Section 8.12 discusses integration of land use and transportation and requires the following:

Policy 8.12.2 Development plans shall be designed with specific regard to the safe, convenient and

efficient provision of public transit as well as pedestrian and cycling facilities. In particular,

to facilitate the development of a transit-supportive urban structure, the following measures

will be reflected in all development proposals:

a) densities supportive of transit, which are commensurate with the type and frequency of

transit service planned for the area and/or corridor, particularly near transit stops and

stations;

b) a road pattern and related pedestrian and cycling facilities network that provide for direct

pedestrian and cycling access to transit routes and stops;

A noise study was not identified as a submission requirement during the Pre-Consultation process. However, a

noise study is being prepared in consideration for Official Plan Section 8.16.

Pursuant to Policy 9.1.1 and Policy 9.1.2, and as addressed within the concurrently submitted Servicing and

Stormwater Management Report, existing municipal water and sanitary services and infrastructure are

expected to be able to accommodate the proposed development.

Policy 9.1.7 reads: “development shall be required to recognize the constraints associated with the adjacent

linear corridors.” The railway corridor abutting the subject lands to the northwest requires an increased

landscaped buffer of 4.5 metres, per the Town of Oakville Zoning By-law 2014-014.

The Servicing and Stormwater Management Report concurrently submitted conforms to Section 10.10 of the

Oakville Livable Plan, specifically:

Policy 10.10.1 Stormwater management techniques shall be used in the design of new developments to

control both the quantity and quality of stormwater runoff. In areas where soil types permit,

on-site infiltration shall be encouraged to the maximum extent feasible.


17

4.6.2 Part D – Land Use Designations and Policies

Section 14.4 of the Plan provides policy direction for lands designated Business Employment. The preamble for

Section 14.4 summarizes the intention of the designation:

“Business Employment areas are intended to provide for a wide range of business and industrial uses. The

uses in the Business Employment areas are intended to be predominantly within enclosed buildings and

provide for light and service industrial operations with minimal impacts on the surrounding areas.”

Permitted uses are outlined in Section 14.4.1 and include “warehousing” and “business office” uses.

Section 14.1 provides general policies that apply to the subject lands:

Pol 14.1.2 It is a key policy of this Plan to provide a balance of population and employment in the Town

in order to maximize the opportunity for residents to work in Oakville, to maintain a healthy

tax base, and to achieve the goal of a balanced and complete community. The Town will

monitor the rate of employment growth and the utilization of employment lands to ensure

that sufficient employment land is designated to meet these objectives.

Pol 14.1.3 The Town will encourage the development of employment areas with transit supportive,

compact built form and minimized surface parking areas. All development shall be at a scale

compatible with adjacent uses. Height and built form shall be regulated through the

implementing zoning.

Pol 14.1.5 The Town shall place a priority on the early provision of services to employment lands to

ensure that development opportunities exist to meet projected demand.

It is acknowledged that the proposal involves expansion of the existing surface parking and it is noted that the

proposed 886 parking spaces are critical to the site’s operations.

The proposed development conforms the Livable Oakville Plan, the Town of Oakville’s Official Plan.

4.7 Livable by Design Manual

The Livable by Design Manual provides urban design direction for the Town of Oakville, to achieve: “innovative

and diverse urban form that promotes a sustainable, dynamic and livable environment.” The six guiding design

principles in the Livable by Design Manual reinforce urban design policy direction provided in the Livable

Oakville Plan. Many of the guidelines are not applicable as the proposal involves maintaining and repurposing

an existing structure. However, guidelines that apply to the proposed parking expansion in relation to

pedestrian circulation, landscaping, and parking design, among others, apply.

The following paragraphs highlight some of the most relevant design direction.

Section 3.2 provides urban design guidelines for low-rise non-residential buildings, including “office,

employment and/or industrial” uses. The following directions apply given that a new pedestrian connection to


18

the public sidewalk along Cornwall Road is proposed, signage is expected to be incorporated on the building’s

exterior, and modifications to the rooftop mechanical equipment are anticipated.

3.2 (14) Design principal building entrances to be at grade with barrier free access from the public sidewalk

and/or pedestrian network.

3.2 (24) Architecturally incorporate identification and business advertising signage into the design, scale and

materials of the building façade. Ensure signage does not block architectural features or overpower

the façade.

3.2 (26) Screen rooftop mechanical equipment completely from view from the public realm using compatible

building materials as used on the main building or integrate them into the overall design of the

building.

3.2 (27) For rooftop equipment and enclosures taller than 2.0m in height, incorporate a minimum setback of

5.0m from all edges of the roof to reduce their visibility from the public realm.

Landscape design direction is provided in Section 4.1. The proposed development conforms to the following

guidelines through preserving trees and vegetation where possible, and incorporating a diverse range of plant

species:

4.1 (1) Whenever possible, preserve, protect and enhance existing, healthy vegetation within natural areas,

parks, street right-of-ways and private properties.

4.1 (2) Incorporate a diversity of plant species based on ecological compatibility, seasonal variety,

and appropriateness for site conditions.

Landscaping features such as large evergreen trees, large canopy shade trees, and shrubs are proposed within

the front yard of the subject lands, conforming to Guideline 4.1 (5): “landscape front and flankage yards with

plantings and other landscaping features that provide visual interest, highlight pedestrian connections,

enhance building and site features, screen undesirable elements, and provide continuity with the public realm.”

Landscaping features are proposed within the parking lot expansion areas in conformity with the following:

4.1 (8) Incorporate tree and shrub plantings into the design of surface parking areas to:

a) provide shade in the summer

b) provide screening from views from the public realm

c) reduce large, continuous expanses of surface paving

d) reinforce pedestrian and vehicular circulation routes

e) contribute to the canopy coverage target

Although the periphery of the van parking area is sufficiently landscaped, it is acknowledged that landscape

islands are not proposed within the interior van parking area. This approach is being pursued at the tenant’s


19

request in order to accommodate changes in the size and type of delivery vehicles that are possible in the

future. Landscaping is concentrated elsewhere as a result.

In conformity with 4.1 (10)(a), 4.1 (11), and 4.1 (12) (a) and (c), respectively, deciduous trees are incorporated

within and surrounding the parking lot expansion, screening from Cornwall Road is provided through shrub

plantings and existing trees, and landscaped areas are positioned adjacent to major drive aisles and site

entrances to delineate routes, access points, and to calm traffic.

The proposal to incorporate a pedestrian walkway connection with Cornwall Road conforms to Section 4.2.

Section 4.3 of the Livable by Design Manual addresses surface parking. Although the proposed parking area is

in relative close proximity to a public sidewalk and right-of-way [per 4.3 (10)], it is well screened with existing

and proposed vegetation, is not at the front of the existing building, and is otherwise in general conformity

with the guidelines in Section 4.3, particularly subsection (8) pertaining to surface parking facilities:

4.3 (8) Configure, design and landscape surface parking lots to create:

a) well-defined parking areas which are closely associated with buildings and other on-site uses

b) clearly delineated vehicular access and circulation routes

c) safe, direct, barrier free and convenient pedestrian circulation routes

4.3 (10) Wherever possible, locate surface parking areas behind buildings and screened from view

from the public realm. Surface parking areas may be located on the side of a building(s)

provided the parking spaces are adequately screened and not located between the front

façade of the building and the street.

Barrier-free parking spaces are addressed by 4.3 (12) which requires these spaces to be located “…in close

proximity to barrier free building entrances that are connected by a barrier free path of travel.” The proposal

incorporates barrier-free parking at the building’s primary entrance.

In relation to the site entrance and surface treatment, the proposal conforms with 4.3 (17), which encourages

minimal driveway/access widths and pedestrian-vehicle conflict avoidance.

Bicycle parking is proposed in close proximity to the principle entrance within the employee amenity area in

conformity with 4.3 (21) and 4.3 (22).

A sight lighting plan is being prepared in consideration of the guidance provided in Section 4.4.

As discussed within Section 4.6.1 herein, loading areas are interior to and at the rear of the existing building

and are therefore screened from Cornwall Road, in conformity with 4.6 (1) and 4.6 (2) of the Livable by Design

Manual.

The proposed development considers and generally conforms with the design guidance provided in the Livable

by Design Manual.


20

4.8 Town of Oakville Zoning By-law 2014-014

The subject lands are zoned Business Employment E2 Subzone in the Town of Oakville’s Zoning By-law No.

2014-014.

The intent of the By-law is to implement “…the community vision and policies for future growth and

development expressed in the Town’s official plan, the Livable Oakville Plan.”

As outlined in Section 10.2, Table 10.2, “warehousing,” and “business office” uses are permitted on the subject

lands.

The Zoning Table on the Site Plan and the table at Appendix F identify matters of compliance, zoning

deficiencies, and provisions for which compliance has not yet been determined.

As of the writing of this Report, potential Zoning deficiencies include: barrier-free parking (number of spaces

and size), and the setback of surface parking area from the building in certain locations. Items requiring

clarification include: garbage storage details; certain landscaping widths; and certain parking space dimensions.

Many of the potential deficiencies and items requiring clarification relate to the repurposing of the existing site

configuration – the subject lands were last developed when a previous Zoning By-law applied.

Further, although additional examination is required, the potential deficiencies appear to meet the general

intent of the Official Plan and Zoning By-law, appear to be minor in nature, and seem to be desirable for the

appropriate development or use of the land.

It is noted that the Conservation Halton Approximate Regulation Limits affect the subject lands minimally at

the west of the property, per Appendix A, Map No. 1 of the By-law. No site disturbance is proposed in the

vicinity of this limit; therefore, it is unlikely that a development permit is required by Conservation Halton.

Nevertheless, Conservation Halton is engaged and will provide comment as necessary.

The proposed development is either compliant with or meets the general intent of the Town of Oakville Zoning

By-law 2014-014.

5.0 CONCLUSION

The development is consistent with the Provincial Policy Statement and conforms to the Growth Plan for the

Greater Golden Horseshoe, Halton Region’s Regional Official Plan, the Livable Oakville Plan, and the Livable by

Design Manual. Warehousing and associated parking is a permitted use under the Zoning By-law and the

proposal meets the general intent of the Town of Oakville Zoning By-law.


21

The proposal is an appropriate use of the subject property, is in the public interest, and represents good

planning.

Respectfully submitted, Prepared by: Reviewed by:

Sarah Butt, M.PL Benjamin Clare, MCIP RPP Junior Planner Senior Land Use Planner


APPENDIX A

City of Oakville Pre-Consultation Form 2 and Environmental Site Screening Questionnaire


APPENDIX B

Surveyor’s Real Property Report


APPENDIX C

Make a Map: Natural Heritage Areas

Ministry of Natural Resources and Heritage

9,028

2175 Cornwall Road

Kilometers0.30 0.17

Legend

Notes:

Make-a-Map: Natural Heritage Areas

Ministry of Natural Resources and Forestry

This map should not be relied on as a precise indicator of routes or locations, nor as a guide to navigation. The Ontario Ministry of Natural Resources and Forestry(OMNRF) shall not be liable in any way for the use of, or reliance upon, this map or any information on this map.

0.3

© Copyright for Ontario Parcel data is held by Queen’s Printer for Ontario and its licensors [2013] and may not be reproduced without permission. THIS IS NOT A PLAN OF SURVEY.

Imagery Copyright Notices: DRAPE © Aéro-Photo (1961) Inc., 2008 - 2009

GTA 2005 / SWOOP 2006 / Simcoe-Muskoka-Dufferin © FirstBase Solutions, 2005 / 2006 / 2008

© Queen's Printer for Ontario, 2014


APPENDIX D

Parks Map, Town of Oakville

9,000

Legend

1:

NAD_1983_UTM_Zone_17N

0457.2 228.60 Meters457.2

December 3, 2019

Disclaimer: THIS IS NOT A LEGAL PLAN OF SURVEY.

2175 Cornwall Road - Surrounding Parks and Open Space

Scale:

Town of Oakville

Creeks

Parks

Cemeteries

Valleylands

Woodlands


APPENDIX E

Surrounding Land Uses

Direction PIN Municipal Address Ownership Zoning Current Use

247920049 N/ACANADIAN NATIONAL RAILWAY

COMPANYU: Utility Railway

248900242 N/ATHE CORPORATION OF THE TOWN

OF OAKVILLEN/A Royal Windsor Drive

247920048 610 Ford Drive 5015318 ONTARIO INC. E4: Business Commercial

Commercial (Oakville Family Health Centre, Family Dental

Clinic, Rehab & Spa, Celadon House, Shawarmarama/ Pizza

Nova, Royal Windsor Pub and Eatery, Oakville Tech, Hasty

Market, Royal Ford Veterinary Hospital, The UPS Store, Best

Brains, and Jameson Pool & Spa)

2489003172273/2263 Royal

Windsor Drive 1237581 ONTARIO LIMITED

E4 sp:153: Business

Commercial Special Provision

153

Commercial (Otello’s Banquet and Convention Centre)

248900326/24890

0309

2253 Royal Windsor

Drive 1237581 ONTARIO LIMITED E4: Business Commercial Landmark Landscaping, Landmark Disposal, A.M.C

2489002452247 Royal Windsor

Drive2233947 ONTARIO LIMITED

E3: sp:3: Business Commercial

Special Provision 3Royal Windsor Collision Centre

2489002442233-2245 Royal

Windsor Drive

CIRASELLA, EDWARD JOHN;

CIRASELLA, CARMELO

E3: sp:3: Business Commercial

Special Provision 3

Crow Trans, Performance Envy Automotive & Powersports,

Two Brothers Auto Body, My Mechanics Inc., 5 & 10 Auto

Garage, Royal Auto Service

248900309 584 Ford Drive 1237581 ONTARIO LIMITEDC1 sp:163: Neighbourhood

CommercialBenjamin Moore Paintscapes West

247910208 2264 Cornwall RoadTHE CORPORATION OF THE TOWN

OF OAKVILLERL3-0: Residential Low Oakville Fire Station

2479101642111 Dunvegan

Avenue

THE CORPORATION OF THE TOWN

OF OAKVILLEO1: Park Dunvegan Park

Various 20M363 Various RL3-0: Residential Low Residential Subdivision

247920045 2121 Cornwall Road2121 CORNWALL ROAD PORTFOLIO

INC.E2: Business Employment

247920093 2055 Cornwall Road SST II CANADIAN PROPERTIES, CO. E2 sp:365 SmartStop Self Storage

247920044 N/ATHE CORPORATION OF THE TOWN

OF OAKVILLEN: Natural Area Park/Open Space

247920046 N/A HYDRO ONE NETWORKS INC. PB1: Parkway Belt Public Use Hydro One Facilities

247920050 1 The Canadian Road ONTARIO HYDRO PB1: Parkway Belt Public Use

East

South

West

North


APPENDIX F

Zoning Table

Regulation Requirement Proposed Compliance (Y/N)

4.7 (b) Garbage containment shall be located within a building, fully enclosed

structure, or garbage enclosure in the following zones or where the following

uses are being undertaken: ii) Any Employment Zone not listed in subsection (a)

above;

TBC TBC

4.7 (c) c) A building primarily used for garbage containment or a garbage enclosure

shall not be located: i) In a front yard; ii) Between the main wall closest to the

flankage lot line and the flankage lot line in a flankage yard; iii) In any minimum

yard abutting a Residential Zone; and, iv) Within any landscaping coverage or

width of landscaping required by this By-law.

TBC TBC

4.11.2 - Table 4.11.2 - Row 4 Required width of landscaping for any Employment Zone - along any lot line

abutting or along the edge of the feature abutting - any road:

Minimum of 3.0 m

3.0 m Y

4.11.2 - Table 4.11.2 - Row 9 Required width of landscaping adjacent to any surface parking area - along any

lot line abutting or along the edge of the feature abutting - any road:

Minimum of 3.0 m

3.0 m Y

4.11.2 - Table 4.11.2 - Row 11 Required width of landscaping for any surface parking area - along any lot line

abutting or along the edge of the feature abutting - any interior side lot line :

Minimum of 3.0 m

TBC TBC

PART 4 - GENERAL PROVISIONS

4.7 Garbage Containers

4.11 Landscaping


4.11.2 - Table 4.11.2 - Row 13 Required width of landscaping for any yard on a lot abutting identified corridors

- along any lot line abutting or along the edge of the feature abutting - any

railway corridor, excluiding spur lines:

Minimum of 4.5 m

4.5 m Y

5.1.8 All parking areas , loading spaces , and stacking spaces in any Zone other than

an Environmental Zone or Other Zone shall be surface treated with asphalt,

concrete, interlocking brick, similar hardscaped surface, or other material

sufficient to provide stability, prevent erosion, be usable in all seasons, and

allow infiltration of surface water.

Asphalt and

concrete.

Y

5.2.1 - Table 5.2.1 -

Employment Uses -

Warehousing and Business

Office

Minimum number of parking spaces:

a) 1.0 per 100.0 m2 net floor area for the first 7,500.0 m2 net floor area; plus,

b) 1.0 per 200.0 m2 net floor area for any additional net floor area.

886

Note:

business

office use area

equates to

approximately

916 sq.

metres (3.1

percent)

Y

5.2 Motor Vehicle Parking Spaces

PART 5 - PARKING, LOADING, & STACKING LANE PROVISIONS

5.1 General Provisions


5.2.3 (a) The minimum dimensions of a parking space not located in a private garage

shall be 2.7 metres in width and 5.7 metres in length.

2.745 metres

in width and

6.095 metres

in length.

Y

5.2.3 (c) The minimum dimensions of a parking space provided with the length parallel

to the aisle or driveway shall be 2.7 metres in width and 7.0 metres in length.

3.355 metres

in width;

length is TBC.

TBC

5.2.3 (d) Where a wall, column, or other obstruction is located abutting or within any

parking space , the minimum width of the parking space shall be increased by

0.3 metres for each side that is obstructed. Obstructions within 1.15 metres of

either stall end do not require an increase in parking space width, provided the

obstruction projects no more than 0.15 metres into the parking space.

TBC TBC

5.2.3 (e) Where two parking spaces are provided in tandem, the minimum cumulative

dimensions of the parking spaces shall be 2.7 metres in width and 11.7 metres

in length.

3.355 metres

in width;

length is TBC.

TBC

5.3.1 (c) - Table 5.3.1 Minimum number of barrier-free parking spaces:

- For spaces 3 to 25 = 1

- For spaces 26 to 100 = 4% of the total number of parking spaces in the parking

area

- For spaces 101 to 200 = 1, plus 3% of the total number of parking spaces in

the parking area

- For spaces 201 to 883 = 2, plus 2% of the total number of parking spaces in the

parking area

Required: 24

8 N

5.3 Barrier-free Parking Spaces


5.3.2 (a) - Table 5.3.2 Dimensions of barrier-free parking spaces

Type A

Width of 3.65 m and length of 5.7 m.

Type B

Width of 2.7 m and length of 5.7 m.

Width of

3.05m and

length of

6.10m.

N

5.3.2 (b) Where the minimum number of barrier-free parking spaces required is even, an

equal number of Type A and Type B barrier-free parking spaces shall be

required.

Type A - 8

Type B - 0

N

5.3.2 (d) A barrier-free path of travel 1.5 metres in width is required abutting the entire

length of the longest side of a barrier-free parking space. A path of travel can

be shared by two barrier-free parking spaces.

TBC TBC

5.4.1 (a) - Table 5.4.1 Ratios of minimum number of bicycle parking spaces

2, plus 0.25 per 1,000.0 square metres of net floor area.

Required: 10

10 Y

5.6 (a) The minimum dimensions of a loading space are 3.5 metres in width and 12.0

metres in length, with a minimum vertical clearance of 4.2 metres.

3.5 metres in

width; 12.0

metres in

length.

Vertical

clearance:

N/A

Y

5.4 Bicycle Parking Spaces

5.6 Loading Spaces


5.6 (b) A loading space shall abut the building for which the loading space is provided. Compliant. Y

5.7 (a) The minimum width of an aisle providing access to a parking space within a

parking area is 6.0 metres.

7.32 m Y

5.7 (d) Parking area access shall be provided by at least one entrance driveway and

one exit driveway . If separate, each driveway providing access to the parking

area shall have a minimum width of 3.0 metres. If combined, the cumulative

with of the driveway providing access to the parking area shall be a minimum

of 5.5 metres

7.32 m Y

5.10 Notwithstanding any other provision of this By-law, a surface parking area

excluding a driveway in the following Zones shall be set back a minimum of 1.8

metres from any building or structure :

e) Any Employment Zone ;

1.6 m N

10.2 Permitted Uses

Table 10.2 Permitted uses in the Employment Zones (Column 'E2'):

Various, incl. business office and warehousing.

Business

office and

warehousing.

Y

Table 10.3

Minimum lot area : 0.2 ha 11.59 ha Y

Minimum lot frontage : 30.0 m 608.27 m Y

Minimum front yard : 3.0 m 27.1 m Y

Minimum interior side yard : 3.0 m 116.7 m Y

Minimum rear yard : 3.0 m 36.5 m Y

10.3 Regulations

Regulations in the Employment Zones (Column 'E2'):

5.7 Aisle Widths and Access Driveways

5.10 Surface Parking Area Setbacks

PART 10 - EMPLOYMENT ZONES


Minimum rear yard abutting any railway corridor : 7.5 m 62.9 m Y

Minimum landscaping coverage : 10 percent 32% Y

A - Pre-Con ResultsB - Surveyor's Real Property ReportC - Make A Map - Areas of Natural Heritage - v3D - Parks Map - Town of OakvilleE - Surrounding Land UsesF - Zoning TableCP-19-0498_01_Aerial_titleBlockCP-19-0498_01_SurroundingLand_titleBlock

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