planning justification report - oakville

Planning Justification Report

Vogue Wycliffe (Oakville) Limited

3171 Lakeshore Road West

Town of Oakville

December 2017

File 8030

i Planning Justification Report – 3171 Lakeshore Road West, Oakville

Table of Contents

1 Introduction ........................................................................................................................... 1

2 Purpose of Report ................................................................................................................. 1

3 Site Description and Context ............................................................................................... 1

3.1 Description of the Subject Lands .......................................................................................... 1

3.2 Regional and Neighbourhood Context .................................................................................. 2

3.3 Surrounding Land Uses ........................................................................................................ 3

4 Proposed Development ........................................................................................................ 3

4.1 Description of Development Proposal.............................................................................. 3

4.1.1 Road Widening Along Lakeshore ............................................................................. 6

4.2 Description of Planning Applications ..................................................................................... 6

5 Supporting Materials ............................................................................................................ 6

6 Policy Context ....................................................................................................................... 7

6.1 Provincial Policy Statement (2014) ....................................................................................... 7

6.2 Places to Grow - Growth Plan for the Greater Golden Horseshoe (2017) ........................... 9

6.3 Region of Halton Official Plan (January 13, 2016 Office Consolidation) ............................ 11

6.4 Livable Oakville, 2009 (April 4, 2017 Office Consolidation) ................................................ 15

6.5 Oakville Official Plan Review (Municipal Comprehensive Review) .................................... 23

6.6 Town of Oakville Zoning By-law No. 2014-014 (Consolidated January 27, 2017) ............. 24

7 Application Submission Summary.................................................................................... 24

7.1 Draft Zoning By-law Amendment ........................................................................................ 24

7.2 Draft Plan of Subdivision ..................................................................................................... 25

8 Public Consultation Strategy ............................................................................................. 25

9 Planning Analysis and Justification ................................................................................. 26

9.1 Policy Context ..................................................................................................................... 26

9.2 Compatibility ........................................................................................................................ 26

9.3 Natural Environment............................................................................................................ 27

9.4 Transportation and Servicing Infrastructure ........................................................................ 27

10 Conclusion ........................................................................................................................... 28

ii Planning Justification Report – 3171 Lakeshore Road West, Oakville

List of Tables and Figures

Figure 1: Air photo of Subject Lands. .............................................................................................. 2 Figure 2: Site Plan prepared by VA3 Design. ................................................................................. 4 Figure 3: Driveway locations for Lots along Lakeshore Road West. .............................................. 5 Figure 4: Places to Grow, Schedule 5: Moving People – Transit. ................................................ 10 Figure 5 - Halton Region Official Plan, Map 1: Regional Structure. ............................................. 12 Figure 6: Livable Oakville Plan - Schedule A1: Urban Structure. ................................................. 16 Figure 7: Livable Oakville Plan - Schedule F: Land Use. ............................................................. 17 Figure 8: Livable Oakville Plan - Schedule C: Transportation Plan. ............................................. 21 Figure 9: Livable Oakville Plan - Schedule D: Active Transportation Master Plan. ...................... 23 Figure 10: Zoning Schedule for Zoning By-law No. 2014-014. ..................................................... 24

Table 1: Population and Employment Distribution (Halton Region Official Plan). ........................ 13 Table 2: Intensification and Density Targets (Halton Region Official Plan). ................................. 14

1 Planning Justification Report – 3171 Lakeshore Road West, Oakville

1 Introduction

Weston Consulting has been retained by Vogue Wycliffe (Oakville) Limited to provide planning

advice and assistance for the redevelopment of the lands located at 3171 Lakeshore Road West

in the Town of Oakville (herein referred to as the ‘subject lands’). The proposed redevelopment is

for a twenty-two (22) lot subdivision consisting of single detached dwellings. Seven (7) lots front

onto Lakeshore West, while the remaining lots front onto the extension of Victoria Street.

Applications have been submitted to the Town of Oakville for a Zoning By-law Amendment and

Draft Plan of Subdivision to facilitate the proposed development. These applications are supported

by plans and reports as outlined in the Pre-Consultation Meeting with planning staff, constituting

a complete application as described in Section 34(10) and 51(17) of the Planning Act.

2 Purpose of Report

The purpose of this report is to outline and evaluate the proposed development in the context of

the applicable planning policy framework. A review of the Provincial Policy Statement (‘PPS’), the

Growth Plan for the Greater Golden Horseshoe (the ‘Growth Plan’), the Halton Region Official Plan

(‘HROP’), the Town of Oakville Official Plan, and other relevant policies relating to the subject

lands, has been conducted. This report provides an analysis and justification for this development

in accordance with good planning principles and a basis for the advancement of the planning

applications through the planning process.

3 Site Description and Context

3.1 Description of the Subject Lands

The subject lands are located on the north side of Lakeshore Road West, west of Mississauga

Street and east of Chalmers Street. The lands are comprised of 2 land parcels and are municipally

described as 3171 Lakeshore Road West. The subject lands have approximately 95 m of frontage

along Lakeshore Road West and a total site area of 0.993 ha (2.54 acres). As illustrated by Figure

1, the lands are situated between the east and west ends of Victoria Street, and the terminating,

south point of West Street. The lands are legally described as PART LOT 32, CONCESSION 4

TRAFALGAR, SDS, PART 4, 20R12966; OAKVILLE. T/W EASE H782489 OVER PAT 3,

20R12966; and PARCEL BLOCK 79-1, SEC M257; BLOCK 79, PL M257; OAKVILLE.

The subject lands contain a number of mature trees along their Lakeshore Road frontage and east

side extending up to West Street. The site is occupied by the Cudmore’s Garden Centre, which

consists of two greenhouses, two wood structure buildings and a shed, all of which will be

demolished to allow for the redevelopment of the lands. Adjacent to the subject lands, to the west,

is the Cudmore House. The Cudmore residence is listed as a property of cultural heritage value

or interest by the Town’s Heritage registry, but is not designated.


Figure 1: Air photo of Subject Lands.

3.2 Regional and Neighbourhood Context

The subject lands are situated in southwest Oakville, in the Bronte Community, which stretches

from Third Line to the east, Burloak Drive to the west and Rebecca Street to the north. To the

south of the lands is Bronte Harbour which is a main access point to the Great Lakes Waterfront

Trail system along Lake Ontario. The site is west of Bronte Village, which is one of the Town’s

identified growth areas.

The site is located in a mature, residential neighbourhood characterized by low rise building forms,

predominately single-detached dwellings. The homes to the north and west were constructed in

the 1980’s, while the neighbourhood directly to the east consists of older buildings from the 1950’s.

The surrounding lots are comprised of varied lot sizes, building setbacks and scales.

Approximately 450 metres to the east is a newly constructed, infill subdivision of single detached

dwellings on a condominium road. These lots are smaller and narrower than the existing lots in

the surrounding area.


The Bronte Community contains many local parks including Mohawk Park and Chalmers Park

which are both north of the subject lands and within walking distance. In terms of transit, the City’s

local Oakville Transit and GO Bus Service run along Lakeshore Road West, with the closest bus

stop within 100 metres of the site. This provides direct access to the Bronte Village Main Street

District, east of the subject lands, which is the closest commercial area. A range of business and

commercial uses are provided including restaurants, medical offices, pharmacies and grocery

stores. In terms of residential built form, this area of Bronte differs to some degree as it provides

some higher density residential built forms such as the Bronte Harbour Club Condominium which

is an eight storey condominium building, along with other mid-rise apartments along Marine Drive.

3.3 Surrounding Land Uses

Land uses and built form characteristics in the vicinity of the subject lands include:

North: The lands north of the subject lands consist predominately of single detached dwellings.

Lot sizes are generally regular in shape, but vary in depth due to the greater variation in

terms of street pattern as there are several cul-de-sac streets to the north. Additionally,

there are several parks north of the site extending all the way to Rebecca Street.

South: The area south of the subject lands is predominantly residential, comprised of single

detached dwellings. There is a large variety in terms of lot sizes, especially for the

waterfront properties along Lake Ontario. Several small public parks are located south of

the subject lands along the shoreline, including Sheldon Creek Park and Shelburne Park.

East: The area immediately east of the subject lands consists of older single detached dwellings

dating back to the 1950’s. Further east, approximately 500 metres, is the Bronte Creek.

East of the Bronte Creek, is the commercial centre of the Bronte Village Main Street

District.

West: Directly west of the subject lands is the Cudmore Residence, a listed but not designated

property of cultural heritage interest, which fronts onto Lakeshore Road West. This

residence is adjacent to single detached dwellings which do not front onto the street but

rather have their rear yards facing Lakeshore Road West. These dwellings contain

consistent lot sizes, but some variation in terms of rear yard setbacks.

4 Proposed Development

4.1 Description of Development Proposal

The proposed development contemplates the redevelopment of the subject lands for twenty-two

(22) lots, each to maintain a single detached dwelling. Seven (7) of the lots will have direct frontage

along Lakeshore Road West, while the remaining lots will front on to the Victoria Street extension

which is to completed as part of the proposed subdivision. This proposed road extension has been

designed to connect seamlessly with the existing Victoria Street road network to the east and west.

The resulting lot configuration has been designed to fit around the integration of this road, which


is proposed to be 17 m in width. The Site Plan prepared by VA3 Design is provided in Figure 2 to

illustrate the lotting pattern and building layout for the proposed development.

Figure 2: Site Plan prepared by VA3 Design.

The proposed development has a net density of 27.8 units per hectare (uph). In accordance with

the Town of Oakville’s Official Plan, Section 11.2.2, density was calculated on a site hectare basis.

The Official Plan defines site hectare as “includes residential lots or blocks only and excludes any

public lands. In the case of development, any public land required to be dedicated or conveyed

shall not be included for the purpose of calculating the site hectarage.” Based on this definition,

the net density calculation includes the six (6) part lots, identified as BLK’s 23 to 28, and excludes

the Victoria Street roadway.

BLK’s 23 to 27 surround the lands pertaining to the Cudmore Residence. In order to develop two

additional lots to the west of Lot 8 and Lot 16, lands would need to be acquired by the owners of

the adjacent Cudmore lands. The intention is for a land swap to occur which would result in the

applicant providing the Cudmore land owners with BLK’s 23 and 24 in return for the lands adjacent

to BLK’s 25, 26 and 27. This would create two new lots. At this time, this land swap has not been


negotiated. BLK 28 would require additional land from the unopened West Street road allowance,

resulting in an additional lot. Based on the current Site Plan, three additional lots could potentially

be created should any additional lands be acquired in the future.

The proposed development consists of lot frontages ranging between 11.00 m and 16.50 m. Lots

1 to 7 maintain the largest lot frontages, with Lot 1 having the greatest frontage at 16.50 m. Lots 8

to 15 maintain the smallest lot frontages ranging between 11.00 m and 11.80 m. Lots 16 to 22

each maintain a frontage of 12.15 m along Lakeshore Road West. Lot areas also range, with Lot

16 being the smallest lot at 279.17 m2 and Lot 2 being the largest lot at 410.74 m2. The lot frontage,

lot area and coverage statistics are all provided on the Site Plan prepared by VA3 Design which

accompanies this submission package.

The single detached dwellings will each be 3 storeys in height and have an integrated two car

garage. Lots 1 and 2 have been designed for 50’ singles as they maintain the largest lot areas.

Lots 3 to 7 and Lots 16 to 22 will provide for 40’ singles, while Lots 8 to 15 will provide for 36’

singles.

Vehicular access to the development will be provided via Victoria Street for Lots 1 to 15, while Lots

16 to 22 are to be accessed directly from Lakeshore Road West. As illustrated by Figure 3, the

driveways for the lots fronting Lakeshore Road West vary in terms of their design, especially for

Lots 17 and 18. This design has been proposed to retain most of the existing trees along the

Lakeshore Road West frontage. This proposal has been carefully designed to respect the existing

landscape and support the preservation of as many trees as possible on the lands and surrounding

area.

Figure 3: Driveway locations for Lots along Lakeshore Road West.


4.1.1 Road Widening Along Lakeshore

The Site Plan shown in Figure 2 indicates that there is a 3.0 m road widening along Lakeshore

Road West which is owned by the Town of Oakville. This road widening is residual land which

could be incorporated into the proposed subdivision. At this time, these additional lands have not

been considered in the current lotting pattern as they are not owned by the applicant. This future

land transaction will result in greater lots depths for Lots 16 to 22. Initial discussions have been

held with Town staff on the purchase of the Lakeshore road widening. It is the intention of the

landowners to continue to move these discussions forward and eventually include these lands

within the draft plan of subdivision.

4.2 Description of Planning Applications

Zoning By-law Amendment and Draft Plan of Subdivision applications are being submitted

concurrently to facilitate this proposed residential development for twenty-two lots and single

detached dwellings. The purpose of the Draft Plan of Subdivision is to create the twenty-two lots,

six part lot blocks and the 17 m Victoria Street roadway block which completes the lotting pattern.

The submitted Zoning By-law Amendment is required to rezone the subject lands and apply site

specific provisions to the lots.

The subject lands are currently split-zoned between RL3-0 - Residential Low and RL8 - Residential

Low in the Town of Oakville Zoning By-law 2014-014. The Zoning By-law Amendment proposes

site specific zoning for the entirety of the subject lands under the RL6 – Residential Low zone

category.

5 Supporting Materials

A pre-consultation meeting was held on March 8, 2017 to determine the required supporting

materials required for the proposed development. In accordance with the Development

Application’s Pre-Application Consultation Form, the following materials have been provided in

support of this proposal:

1. Architectural materials consisting of a Site Plan, Floor Plans and Elevations, prepared by VA3

Design.

2. An Urban Design Brief prepared by Weston Consulting to address how the proposed

development enhances and preserves the existing neighbourhood character. The brief

discusses the compatibility of the development in light of the Town’s Official Plan policies for

urban design, and the Town’s Design Guidelines for Stable Residential Communities.

3. A Pedestrian and Circulation Plan completed by Weston Consulting, which forms part of the

Urban Design Brief.

4. A Character Impact Analysis prepared by Weston Consulting to address compatibility in the

context of the surrounding community, to support the proposed lotting pattern.

5. A Draft Plan of Subdivision prepared by Weston Consulting.

6. A Draft Zoning By-law Amendment prepared by Weston Consulting.

7. A Boundary Survey Plan prepared by Rady-Pentek & Edward Surveying Limited.


8. A Functional Servicing and Stormwater Management Report undertaken by SCS Consulting

to demonstrate how the proposed development is to be graded and serviced in accordance

with Regional and Town standards. The report also recommends stormwater management

best practices for the development.

9. An Arborist Report, Tree Protection Plan and Landscape Plan prepared by MHBC Planning

detailing how the development has been designed to respect the existing natural landscape.

10. A Traffic Impact Study completed by Crozier and Associates to support the proposed

alignment of the Victoria Street extension, and to assess whether the proposal will have an

impact on the surrounding road network.

11. An Environmental Noise Assessment undertaken by YCA Engineering Ltd. to provide an

analysis of future sound levels of the proposed residential development and to describe the

types and locations of noise mitigation measures which will be required.

12. Environmental Site Assessments (Phase 1 and Phase 2) completed by Soil Engineers Ltd. A

Record of Site Condition is also required as a more sensitive land use is being proposed for

the subject lands.

13. An Environmental Site Screening Questionnaire completed by Weston Consulting.

6 Policy Context

The following sections include detailed information regarding the applicable planning policy

regime, which includes the Provincial Policy Statement, Growth Plan, Region of Halton Official

Plan, Town of Oakville Official Plan (Livable Oakville), and the Town of Oakville Zoning By-law

2014-014.

6.1 Provincial Policy Statement (2014)

The Provincial Policy Statement (PPS) provides policy direction on land use planning and

development matters of Provincial interest, while ensuring the protection of Provincial resources,

public health and safety, and the quality of the natural environment and built environment. All

planning decisions in Ontario must be consistent with the policies of the PPS.

Section 1.0 of the PPS provides policy direction related to the development of strong, healthy

communities which encourage efficient development patterns, and provide an emphasis on

redevelopment and intensification. Section 1.1.1 of the PPS states that “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;

b. accommodating an appropriate range and mix of residential, employment (including

industrial, commercial and institutional uses), recreational and open space uses to meet

long -term needs;

c. avoiding development and land use patterns which may cause environmental or public

health and safety concerns;


d. avoiding development and land use patterns that would prevent the efficient expansion of

settlement areas in those areas which are adjacent or close to settlement areas;

e. promoting cost-effective development standards to minimize land consumption and

servicing costs;

f. improving accessibility for persons with disabilities and the elderly by removing and/or

preventing land use barriers which restrict their full participation in society;

g. ensuring that necessary infrastructure and public service facilities are or will be available

to meet current and projected needs; and

h. Promoting development and land use patterns that conserve biodiversity and consider the

impacts of a changing climate.

The proposed development supports a more efficient land use, introducing a more compact, built-

form compared to the residential developments currently located in the surrounding area. These

policies encourage the establishment of sustainable communities by recognizing that the

Province’s long-term prosperity depends on land use planning which wisely manages change.

Another key element of the PPS’s vision for developing healthy communities is the redevelopment

and intensification of underutilized sites. The proposed development allows for a more efficient

use of the lands which are currently being used for a garden center, within a designated settlement

area. Section 1.1.3.1 of the PPS states that “settlement areas shall be the focus of growth and

development, and their vitality and regeneration should be promoted.” Within settlement areas,

land use patterns shall “be based on densities and a mix of uses which are appropriate for, and

efficiently use, the infrastructure and public service facilities which are planned or available …

(Section 1.1.3.2.a).2).”

The PPS recognizes that in order to accommodate future growth in settlement areas,

intensification is required. The proposed development is representative of an infill development

which facilitates moderate growth and intensification. The proposal appropriately utilizes land and

resources by making use of existing infrastructure and public service utilities which are readily

available.

Housing

Policies related to housing are addressed in Section 1.4 of the PPS. The PPS encourages a range

and mixture of housing types and densities in order to meet the current and projected needs of

residents. The PPS requires that a municipality “maintain at all times the ability to accommodate

residential growth for a minimum of 10 years through intensification and redevelopment, and if

necessary, lands which are designated and available for residential development (Section 1.4.1

a).” Section 1.4.3 provides further direction on the establishment of housing, of which the following

policies are relevant:


“c) directing the development of new housing towards locations where appropriate levels

of infrastructure and public service facilities are or will be available to support current

and projected needs;

d) promoting densities for new housing which efficiently use land, resources,

infrastructure and public service facilities, and support the use of alternative

transportation modes and public transit in areas where it exists or is to be developed;

and,

e) establishing development standards for residential intensification, redevelopment and

new residential development which minimize the cost of housing and facilitate

compact form, while maintaining appropriate levels of public health and safety.”

The proposed development will increase the number of residential units in the area while

maintaining an appropriate density in accordance with the low density residential designation

policies outlined in the Livable Oakville Plan. The development improves efficiency and

accessibility by incorporating more residential units along Lakeshore Road West, which is serviced

by municipal and regional transit and contains a separated bike lane. The proposal reduces

demand for outward expansion by locating development in an existing community, which satisfies

key development principles of the PPS.

Infrastructure and Public Service Facilities

Further to the above, Section 1.6 of the PPS promotes the wise use and management of

infrastructure and public service facilities. Planning for infrastructure and public service facilities

shall be integrated with planning for growth so that infrastructure and facilities are available to

meet current and projected needs. In accordance with Section 1.6.6.2, “Municipal sewage services

and municipal water services are the preferred form of servicing for settlement areas.

Intensification and redevelopment within settlement areas on existing municipal sewage services

and municipal water services should be promoted, wherever feasible”. The subject lands will be

serviced through connections to the existing municipal water and sewer services available on

Victoria Street and Lakeshore Road West, and will not require the establishment of a new

municipal service system, or result in the inefficient expansion of servicing infrastructure.

It is our opinion that the proposal is consistent with the policy direction expressed in the PPS to

build strong communities and provides an opportunity for an appropriate residential, infill

redevelopment. The development meets the objectives for long-term economic prosperity by

maximizing the use of existing infrastructure, services, land and utilities available within the area.

6.2 Places to Grow - Growth Plan for the Greater Golden Horseshoe (2017)

The Growth Plan for the Greater Golden Horseshoe (Growth Plan) is intended to provide policy

direction to support the development of strong, prosperous communities and assist in managing

future growth. In 2015, the Province initiated the Provincial Co-ordinated Land Use Plan Review

in which Ontario’s four land use plans, including the Growth Plan, were reviewed. The new,


updated Growth Plan was released on May 18th, 2017 and these updated policies have been in

full force and effect since July 1, 2017.

The Growth Plan provides policy direction with respect to how the Province is to grow, placing

emphasis on focusing this growth and intensification towards designated built-up areas. One of

the plan’s objectives is to accommodate the growth forecasted for the Province within a

municipality’s existing, designated land supply. The subject lands are located within one of these

designated built-up areas (Figure 4).

Figure 4: Places to Grow, Schedule 5: Moving People – Transit.

A key change of the 2017 Growth Plan is that the Province increased its minimum growth targets

for residential development within designated built-up areas. Section 2.2.2.1 of the plan states that

“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.” This has been changed from the previous Growth Plan’s minimum

growth target of 40%. The Growth Plan provides transitional policies indicating that at the time of

a municipality’s next Municipal Comprehensive Review (MCR), this intensification target is to be

increased to a minimum of 50% up until 2031 (Section 2.2.2.2).


The development proposal is consistent with the intent of this amended policy as it will initiate this

trend of encouraging increased growth and intensification in the built-up area. Schedule 3 of the

Growth Plan indicates that the Region of Halton is to achieve a population of 820,000 people by

2031, a population of 910,000 by 2036 and 1,000,000 by 2041. This higher density development

for the subject lands does differ in some respects with the area’s older, larger lot developments,

but it is aligned with the current growth objectives echoed by the Province. The addition of these

22 residential dwellings on a currently under-utilized site, will assist the Town and Region in

reaching their growth targets.

Another integral theme of the new Growth Plan is the emphasis it places on the achievement of

complete communities. The proposed development is consistent with this objective. In accordance

with complete community features outlined in the Growth Plan, the proposal provides “convenient

access to a range of transportation options, public services and publicly-accessible open spaces,

parks and trails (Section 2.2.1.4.d))”, while ensuring that a “high quality compact built-form (Section

2.2.1.4.e))” is maintained.

The proposed extension of Victoria Street allows for the full integration of the subject lands with

the surrounding residential neighbourhood north of Lakeshore Road West. This area has remained

disconnected since its inception. The realization of Victoria Street will allow for better pedestrian

connectivity throughout the community, which is in close proximity to many publicly accessible

parks and open spaces, and just north of Lake Ontario. Local Transit and GO Bus Service, as well

as the separated bicycle lanes which run along Lakeshore Road West will provide future residents

with convenient access to the commercial services and public amenities east of the site in the

Bronte Village area.

The proposed development supports the policies and objectives of the Growth Plan as it

implements the goals of complete community development in an existing built-up area. The

proposed development will provide for an increased supply of housing through the introduction of

an appropriate intensification which will assist in meeting the Town and Region's growth targets.

6.3 Region of Halton Official Plan (January 13, 2016 Office Consolidation)

The Regional Official Plan (ROP) contains policies to guide land use planning in the Region of

Halton. Regional Official Plan Amendment 38 was adopted by Council on December 16, 2009 and

was modified by the Province in 2011. The plan was subsequently appealed to the Ontario

Municipal Board (OMB), and has partially been approved by the OMB. There are no site-specific

appeals that apply to the subject lands.

The subject lands are designated urban area in the ROP (Figure 5). Development within the urban

area is intended to “accommodate growth in accordance with the Region’s desire to improve and

maintain regional unity, retain local community identity, create healthy communities… (Section

72(1))”, and is to “facilitate and promote intensification and increased densities (Section 72(9)).”


Figure 5 - Halton Region Official Plan, Map 1: Regional Structure.

The proposed development is supportive of the ROP’s objectives for development within the

Region’s urban area. This 22 unit residential neighbourhood is a form of infill intensification which

will be developed at an appropriate density per the density maximums in the local Official Plan.

The proposal makes efficient use of space and existing services, and will improve both pedestrian

and vehicular connectivity within the greater neighbourhood area.

The ROP outlines a growth strategy for the Region and its area municipalities. These targets reflect

the projected population to the year 2031 and will need to be updated to reflect the updated 2041

growth targets of the 2017 Growth Plan. The ROP indicates that the Town of Oakville is to reach

a population of 255,000 by 2031, which is the highest of all of the Region’s area municipalities

(Table 1). The 2016 Census reported a population of 193,832 for the Town.


Table 1: Population and Employment Distribution (Halton Region Official Plan).

The following policies speak further to growth and development within Halton Region and are

applicable to the proposed development:

51(1) Urban Area, where urban services are provided to accommodate concentrations of

existing and future development,

55. The Regional Structure is accompanied by a growth strategy for Halton based on the

distribution of population and employment for the planning horizon of 2031, as contained

in Table 1, and in accordance with the Regional Phasing outlined on Map 5, as well as by

other infrastructure elements such as transportation systems and urban services and

other policies of this Plan.

55.1. The Regional Structure also sets out targets for intensifying development within the

Built-Up Area, and development density in the Designated Greenfield Areas as contained

in Table 2.

55.2. The Regional Structure also sets out the Regional phasing to be achieved every five

years from 2012 to 2031 between the Built-Up Areas and the Designated Greenfield

Areas in Table 2a.


Table 2: Intensification and Density Targets (Halton Region Official Plan).

The proposal is consistent with the Region’s intended direction for urban areas, and for the Town,

which is intended to be the largest municipality in the Region. It will contribute towards the new

housing units to be added to the built-up area between 2015 and 2031 (Table 2).

With respect to transportation, it is the policy of the Region of Halton “to ensure development is

designed to support active transportation and public transit” as well as “to promote land use

patterns and densities that foster strong live/ work relationships and can be easily and effectively

served by public transit and active transportation (Section 172).” The proposed development will

have access to existing public transit and active transportation options along Lakeshore Road

West. The lotting pattern is further supportive of active transportation through the extension of

Victoria Street.

It is our opinion that this proposal for 22 new residential units will make efficient use of a small,

underutilized land parcel. This development will create a quality, residential development which

will contribute to the vibrancy of the neighbourhood and help sustain surrounding services and

transit initiatives.


6.4 Livable Oakville, 2009 (April 4, 2017 Office Consolidation)

The Livable Oakville Plan (Town OP) was adopted by the Council of the Corporation of the Town

of Oakville on June 22, 2009 and approved by the Regional Municipality of Halton on November

30, 2009, with modifications. The Regionally approved Town OP was appealed to the Ontario

Municipal Board (OMB) by various parties, and was eventually approved by the Board with

modifications on May 10, 2011. This Office Consolidation of April 4, 2017 is subject to two

outstanding appeals, of which neither apply to the subject lands.

According to Schedule A1 – Urban Structure, the subject lands are located within an urban area

and classified as a residential area. Schedule F – South West Land Use, designates the subject

lands as low density residential and Schedule C – Transportation Plan identifies Lakeshore Road

West as a minor arterial road.

Guiding Principles

Chapter 2.2 of the Livable Oakville Plan articulates the Plan’s vision for the Town of Oakville and

what it aspires to be. The Town OP’s vision includes creating a livable community that preserves

and enhances the distinct character of community neighbourhoods, provides choice in terms of

housing options and accessibility, and fosters the Town’s sense of place through excellence in

community design. Section 2.2.3 discusses the Town’s objectives in terms of achieving

sustainability, of which the following is applicable:

a) minimize the Town’s ecological footprint;

b) preserve, enhance and protect the Town’s environmental resources, natural features and

areas, natural heritage systems and waterfronts; and,

c) achieve sustainable building and community design.

The proposed lotting pattern achieves excellence in sustainable, community design through the

implementation of a straight street infill development compatible with the low-rise residential

character of the surrounding community. The proposal provides a road pattern that promotes

pedestrian and vehicular connectivity by extending Victoria Street, and proposes driveway

configurations for the lots along Lakeshore Road West which impose little impact to the significant

trees along this frontage. This efficient lot and road configuration minimizes this development’s

ecological footprint and protects the Town’s environmental resources.

Growth Management and Urban Structure

The Town OP provides policy direction to manage population growth, with the intention of focusing

intensification and redevelopment within the existing built boundary, primarily within designated

growth areas. The subject lands are located outside of the Bronte Village growth area, within a

stable residential community (Figure 6). Section 4.3 of the Official Plan provides the following

direction in regards to residential intensification outside of growth areas:


“While the Plan encourages intensification generally throughout the built up area, it also

recognizes that some growth and change may occur in these areas provided the character of

the areas is preserved and the overall urban structure of the Town is upheld. Intensification

outside of the Growth Areas including additional intensification opportunities such as infill,

redevelopment and greyfield and brownfield sites, will be considered in the context of this

Plan.”

Figure 6: Livable Oakville Plan - Schedule A1: Urban Structure.

Section 3.1 of the Official Plan describes the residential urban structure category and indicates

that the “majority of the residential neighbourhoods in the Town are designated for low density

residential uses to ensure a continuation of the existing neighbourhood structure.” The proposed

development accommodates a low intensity infill development that will integrate well with the

existing residential uses in the area, as well as preserve its single-detached built form character.

This is consistent with the Town’s policies which encourage additional infill opportunities outside

of growth areas.

Section 4.4 of the Official Plan outlines the overall intensification targets for residential

development within the built boundary and provides for an intensification target of 14,390

residential units “as a result of developments that conform to this plan.” The policies of the Town


OP acknowledge that its intensification targets are to be “monitored to ensure conformity with the

Region’s requirement under the Growth Plan.”

It is our opinion that the proposed development meets the intention of the Town’s policies. As

discussed in Section 6.2 of this report, the 2017 Growth Plan has increased the minimum

residential intensification target as of 2031 to 60%, for development within delineated built-up

areas. By providing a redevelopment outside of a growth area, this proposal provides an additional

infill opportunity to assist the Town in meeting its current growth target, as well as conform to the

Province’s new policy directives.

Stable Residential Neighbourhoods

The subject lands are located within a stable residential neighbourhood and are designated as low

density residential (Figure 7). The proposed development is consistent with the low density

residential land use permissions which allow for a range of low rise housing types, including

detached dwellings, and densities up to 29 dwelling units per site hectare. The proposal’s density

of 27.8 is below this density threshold.

Figure 7: Livable Oakville Plan - Schedule F: Land Use.


The Town’s Official Plan directs that residential areas are to “maintain, protect and enhance the

character of existing residential uses” while still being encouraging of “a mix of housing types,

densities, designs and tenures throughout the Town (Section 11.a) & b)).” The proposed residential

development aims to achieve these objectives by intensifying the use of the subject lands for low

rise residential uses which maintain the existing neighbourhood character, while still encouraging

a modern community design and lotting pattern.

Section 11.1.8 provides policy direction with respect to intensification within stable residential

communities in which the following policy is most applicable:

a) Within stable residential communities, on lands designated Low Density Residential, the

construction of a new dwelling on an existing vacant lot, land division, and/or the

conversion of an existing building into one or more units, may be considered where it is

compatible with the lot area and lot frontages of the surrounding neighbourhood and

subject to the policies of section 11.1.9 and all other applicable policies of this Plan.

The proposed Draft Plan of Subdivision is consistent with the Town’s OP policies that are

supportive of land division within low density residential areas that is compatible with the

surrounding neighbourhood. The proposed development’s lot frontages, which range mostly

between 11.0 – 12.15 m, are in keeping with the predominant measure associated with the existing

residential lots to the north, exclusive of court streets, as discussed in the Character Impact

Analysis accompanying this submission. The lot frontages are least compatible with the

neighbourhood to the east, though it is important to recognize that West Street physically

separates this area from the subject lands, and this development dates back to the 1950’s. The

lot areas for the proposed development are some of the smallest in the existing community, but

are consistent with the current Provincial policy regime supportive of a shift to more compact,

urban infill developments that make efficient use of land and resources. The Character Impact

Analysis prepared by Weston Consulting provides a more comprehensive discussion on lotting

pattern compatibility with respect to the surrounding area, and in the context of modern

development practices.

Additionally, Section 11.1.8.a) directs that the proposed development is to be evaluated using the

criteria listed under Section 11.1.9 of the Official Plan:

a) The built form of development, including scale, height, massing, architectural character

and materials, is to be compatible with the surrounding neighbourhood.

o The built form of the development allows consistency as it proposes single

detached dwellings and incorporates a high-quality design and building materials

to enhance the architectural character of the area. The dwellings are of a slightly

larger scale, but maintain an appropriate building to lot relationship, reducing their

overall impact.

b) Development should be compatible with the setbacks, orientation and separation

distances within the surrounding neighbourhood.

o The proposed lotting pattern follows a similar block pattern arrangement along the

street to create a traditional rectangular row development consisting of single lots.


The building envelope maintains an appropriate relationship with the proposed lot

sizes, ensuring that any differences in terms of setbacks will not adversely impact

the surrounding neighbourhood.

c) Where a development represents a transition between different land use designations or

housing forms, a gradation in building height shall be used to achieve a transition in height

from adjacent development.

o This specific criterion is not directly applicable as the proposal provides for a low

density residential land use, and single-detached building form, consistent with

the adjacent community.

d) Where applicable, the proposed lotting pattern of development shall be compatible with

the predominant lotting pattern of the surrounding neighbourhood.

o As detailed in the Character Impact Analysis prepared by Weston Consulting, the

proposed lotting frontages are most consistent with the neighbourhood to the

north, exclusive of the court streets that are not comparable to this straight-street

development. Given that the majority of the residential lots in the surrounding area

are north of the site, this is representative of the predominant lotting pattern.

o Temporal differences between the proposed development and the surrounding

lots, which for the most part date back to the 1980’s, account for the greater

variation with respect to lot areas.

e) Roads and/or municipal infrastructure shall be adequate to provide water and wastewater

service, waste management services and fire protection.

o There is sufficient capacity to service the proposed development. Further

discussion on this is provided in the Functional Servicing and Stormwater

Management Report prepared by SCS Consulting.

f) Surface parking shall be minimized on the site.

o Each lot provides for surface parking on private driveways in accordance with the

Town’s in force Zoning By-law.

g) A proposal to extend the public street network should ensure appropriate connectivity,

traffic circulation and extension of the street grid network designed for pedestrian and

cyclist access.

o The proposed extension of Victoria Street will appropriately connect this infill

development with the adjacent neighbourhoods to the east and west, and support

one of the main objectives of the Growth Plan, complete community development.

o From a traffic perspective, the extension of this public street will have a positive

impact on traffic circulation, as it will provide more options for community travel

and alleviate existing traffic operations on other nearby streets.

o The proposed sidewalks on both sides of Victoria Street will also improve

pedestrian travel. This will provide continuous connectivity from the west to the

east side of the street network.


h) Impacts on the adjacent properties shall be minimized in relation to grading, drainage,

location of service areas, access and circulation, privacy, and microclimatic conditions

such as shadowing.

o The Functional Servicing and Stormwater Management Report prepared by SCS

Consulting indicates that the site has been graded to match the existing

surrounding grades, which will achieve the stormwater management objectives

necessary for the site. This report also concluded that there is sufficient capacity

to service this development via existing pipes on Victoria Street and Lakeshore

Road West.

o The proposed development will have a negligible impact on access and circulation

in the area. Rather, it will help alleviate traffic on Chalmers Drive and Riverview

Street as the extension of Victoria Street provides more community travel options.

o The human scale nature of the development will not result in issues such as

shadowing.

i) The preservation and integration of heritage buildings, structures and uses within a

Heritage Conservation District shall be achieved.

o The proposed development will have no adverse impact on the Cudmore

Residence to the west given the large separation distance from this property, and

compatibility in terms of built form.

o The subject lands are not located within a Heritage Conservation District.

j) Development should maintain access to amenities including neighbourhood commercial

facilities, community facilities including schools, parks and community centres, and

existing and/or future public transit services.

o The proposed extension of Victoria Street will provide better connectivity within

the existing community for pedestrians, cyclists and motorists, improving access

to nearby amenities including the various parks within a kilometre of the site.

o In terms of public transit services, there are existing bus stops within 100 metres

of the subject lands.

o The proposed development is west of the Bronte Village Main Street District

providing various commercial uses, and community facilities such as schools.

Victoria Street and Lakeshore Road West provide multi-modal transportation

options to access these services.

k) The transportation system should adequately accommodate anticipated traffic volumes.

o The Traffic Impact Study prepared by Crozier & Associates concludes that the

proposed development will minimally affect the existing road network, and have a

negligible impact on the operations of nearby intersections.


l) Utilities shall be adequate to provide an appropriate level of service for new and existing

residents

o Utilities are adequate to provide an appropriate level of service for the existing

community and future residents of the proposed development.

The proposed development provides a higher intensity residential land use for the subject lands,

which are currently being underutilized by a non-residential land use in this low density residential

neighbourhood. It is our opinion that this infill development meets the objectives of the Official Plan

and satisfies the required criteria for intensification and redevelopment in stable residential

neighbourhoods.

Transportation

Lakeshore Road West is a minor arterial street under the Official Plan’s roadway classifications,

and is considered a transit corridor (Figure 8). Section 8.3 indicates that transportation facilities

“should be developed and planned as multi-modal transportation corridors” and conform to the

guidelines outlined in Table 4 of the Official Plan. Table 4 describes the function of arterial roads,

as well as their required right-of-way (ROW) widths. Arterial roads require a 26 m ROW width.

Figure 8: Livable Oakville Plan - Schedule C: Transportation Plan.

The Site Plan shown in Figure 2 illustrates that a 3 m strip of land exists along Lakeshore Road

West. This is representative of residual land from a previous road widening, which the landowner

intends to acquire. This land transaction is appropriate given that Lakeshore Road West does not

require a further road widening. This additional land will increase the depth of the lots along

Lakeshore Road West.

Victoria Street is currently discontinuous. The proposed development supports the extension of

Victoria Street, which requires the inclusion of Block 80, which is under the ownership of the Town


of Oakville. The Traffic Impact Study prepared by Crozier & Associates for this planning approval

process has determined that the extension of Victoria Street will support multi-modal transportation

within the existing neighbourhood area, and alleviate existing traffic on nearby streets. It is our

opinion that Town complete the extension of Victoria Street as delineated by this proposed

development.

Section 8.10 of the Town OP provides discussion on active transportation and provides the

following policies which are applicable to the proposal:

8.10.1 Walking and cycling are recognized as alternate modes of transportation that can

play a positive role in improving mobility and quality of life as part of a balanced

transportation system. A complete active transportation system in existing and new

development areas will augment and provide connections to the road and transit system.

8.10.3 The location of existing and proposed pedestrian and cycling facilities are

designated on Schedule D. The location of pedestrian and cycling facilities should

conform to the designations on Schedule D, recognizing that the alignments are

diagrammatic, and an amendment to this Plan will not be required for changes in

pedestrian and cycling facilities alignment provided that the general intent and purpose of

this Plan are maintained.

8.10.7 In new developments, sidewalks should be required on both sides of all roads with

the exception of:

a) residential roads with less than ten dwelling units or culs-de-sac, where sidewalks shall be

required on only one side of the road;

b) lanes, where no sidewalks shall be required; and,

c) a road flanking a natural feature, where a sidewalk shall be provided on the developed

side only, subject to the availability of a trail facility on the other side of the road.

Lakeshore Road West maintains an existing multi-use trail along the portion of the street that abuts

the subject lands (Figure 9). According to the Town’s Active Transportation Master Plan (2009)

multi-use trails support the widest range of users including pedestrians, cyclists and in-line skaters.

The proposed development supports the use of this multi-use trail as it maintains lots with direct

frontage along Lakeshore Road West. Additionally, the proposed Victoria Street extension meets

the requirement of policy 8.10.7 as sidewalks are provided on both sides of the street. Overall, it

is our opinion that the proposed development supports the creation and maintenance of a

complete active transportation system for the surrounding community.


Figure 9: Livable Oakville Plan - Schedule D: Active Transportation Master Plan.

Summary

It is our opinion that the proposed development conforms to the policies of the Town Official Plan.

The proposal provides for a low density residential infill that will harmoniously exist with the

surrounding neighbourhood. The lotting pattern presents some variation from the existing

neighbourhood, but this is supported by the shift in modern development practices for compact,

urban infill developments. The extension of Victoria Street will provide improved connectivity with

the surrounding land area and assist in supporting a multi-modal transportation network.

6.5 Oakville Official Plan Review (Municipal Comprehensive Review)

In May 2015, the Town of Oakville formally initiated its 5 year Municipal Comprehensive Review

(MCR) of its Official Plan (Phase 1) to ensure conformity with evolving Provincial policies. A

component of the Municipal Comprehensive Review is the initiation of a Stable Residential

Neighbourhoods Review. The review of stable residential neighbourhoods is intended “to assess

the town’s stable residential neighbourhoods and the effectiveness of the existing policies intended

to maintain and protect their character” and to “provide options regarding the potential for

residential intensification on vacant, underutilized and edge sites within stable residential


communities, as well as transition matters.” According to the latest MCR work program update

(June 8, 2016), the Stable Residential Neighbourhood Review has not been initiated.

6.6 Town of Oakville Zoning By-law No. 2014-014 (Consolidated January 27, 2017)

The subject lands are split zoned as Residential Low Zone 3 (RL3-0) and Residential Low Zone 8

(RL8) by the Town of Oakville Zoning By-law 2014-014 (Figure 10). Both zones permit detached

dwellings.

The RL3 portion of the subject lands is subject to a -0 suffix zone, which imposes additional

regulations with respect to the residential floor area and maximum lot coverage. This -0 suffix zone

allows a maximum residential floor area of 43% for lots smaller than 557.5 m2 and a maximum lot

coverage of 35% for dwellings greater than 7 m in height.

Figure 10: Zoning Schedule for Zoning By-law No. 2014-014.

A Zoning By-law Amendment is required to rezone the subject lands to a more appropriate

residential low zone and apply site specific exceptions to permit the proposed development.

7 Application Submission Summary

7.1 Draft Zoning By-law Amendment

The proposed Zoning By-law Amendment is required to rezone the subject lands under Zoning

By-law No. 2014-014 from its current split-zone, between RL3-0 and RL8, to a modified RL6 zone.

The RL6 zone permits detached dwellings and zone standards which are more consistent with the

proposal’s lotting pattern. For instance, the proposed lot areas comply with the minimum lot area

and frontage provisions permitted under this zone category. The Zoning By-law Amendment will


also establish site specific development standards for yard setbacks and maximum building height,

to accommodate the development.

7.2 Draft Plan of Subdivision

The proposed Draft Plan of Subdivision will be comprised of 22 residential lots (Lots 1 – 22), six

future residential part lots (BLKS 23 – 28) and one road block of 17 m to accommodate the

extension of Victoria Street. The Draft Plan will create these 22 residential lots for the development

of single detached dwellings. These residential lots maintain a total area of 0.7199 hectares, the

part lots account for an area of 0.0701 ha and the road block is 0.2026 ha.

As discussed previously in this report, there is the potential that a road widening along Lakeshore

Road West may be acquired in the future. This road block has an area of 280.7 m2. If this road

widening is acquired, the Draft Plan of Subdivision will be revised to reflect the changed property

boundaries.

8 Public Consultation Strategy

Under the Planning Act for Zoning By-law Amendments and Draft Plans of Subdivision, a proposed

strategy for consulting with the public is required as part of a “complete application”. A public

consultation strategy has been developed for this proposal and will be initiated as outlined below,

following submission of these applications.

• Notice signs in accordance with the Town’s standards will be placed on the subject lands

to advise the community of the proposed applications. This is to occur once the Town

deems the application submission as “complete”;

• Notice of the statutory open house and public meeting shall be provided per the Town’s

current notification procedures;

• Comments received from the public during the open house shall be reviewed and

considered in the context of the proposed development;

• All submission materials, including this Planning Justification Report, will be provided to

Council and presented at the statutory public meeting;

• Weston Consulting will facilitate a presentation detailing the proposed development at the

Statutory Public Meeting; and,

• An informal non-statutory public meeting will be facilitated by Weston Consulting on behalf

of the applicant, if required.

In addition to the above, during the processing of these applications, we will be available to

respond and engage with local resident and area owners, as needed. We understand that all

materials accompanying this application will become a part of the public record once this

submission is complete.


9 Planning Analysis and Justification

It is recognized that the low-rise residential development being contemplated for the subject lands

proposes a more compact and intensified lotting pattern compared with the pioneering

subdivisions of the surrounding area. As outlined in the Character Impact Analysis prepared by

Weston Consulting, the proposed lot sizes and frontages are generally consistent with the

residential area to the north, and are aligned with modern day land use planning practices. It is

our opinion that the proposal is representative of an appropriate infill development.

There are various factors which need to be assessed when determining the desirability of a new

development. The following rationale is being provided to justify this proposal in the context of

several key factors.

9.1 Policy Context

The proposed development is consistent with the current Provincial policy regime which includes

the PPS and Growth Plan. The proposal fulfills the Provincial mandate of focusing growth and

intensification in the Town’s built-up area, and allows for an efficient use of land resources through

infill development. The development provides a greater variety of lot frontages, depths, and sizes

for the neighbourhood and fulfills the Growth Plan’s goals for complete community creation through

the extension of Victoria Street, and improve pedestrian and vehicular connectivity for the greater

neighbourhood.

The Regional Official Plan directs that growth and residential infill development is to occur in urban

areas. The ROP states that an intensification target of 13,500 residential units is to be achieved

within the built boundary by 2031. The Town Official Plan encourages housing intensification and

recognizes that the municipality’s fixed urban boundary is where the majority of future growth is to

be targeted. This proposal provides a redevelopment near the Town OP’s upper permitted density

limit, contributing towards the Town’s efforts to achieve their growth target. A density of 27.8 uph

is proposed, whereas a maximum of 29 uph is permitted for low density residential areas.

The Town OP designates the lands as low density residential, which is a designation supportive

of low-rise built forms such as single detached dwellings. The proposal aims to protect the existing

neighbourhood character through its built form and lotting pattern, will be serviced by existing

infrastructure and amenities, and extends the public street network which will accommodate

anticipated traffic volumes and improve the street grid pattern for pedestrians. It is our opinion that

the proposed development will integrate harmoniously within this stable residential

neighbourhood.

9.2 Compatibility

The subject lands are situated in a prominent location along Lakeshore Road West. The site is

surrounded in all directions by low-rise residential dwellings, and is in between a disconnected

street grid, given that Victoria Street ends on both the east and west sides.

Land Use: The development does not deviate from the dominant use of the land for low-rise

residential dwellings. The proposed single detached units which are to occupy each lot are


compatible with the surrounding area. This area of Bronte, on both sides of Lakeshore Road West,

maintains a ground-oriented building form, with the urban design character of each single-

detached dwelling reflecting the era of its construction. This proposed residential infill strengthens

the existing land use pattern by integrating street connections to complete Victoria Street,

improving pedestrian, cyclist and vehicular traffic flow.

Lot Pattern: As detailed in the Character Impact Analysis accompanying this submission, the

proposed development is representative of a natural extension of the existing residential blocks,

completing the neighbourhood on the north side of Lakeshore Road West. The dimensions of each

lot from a frontage, depth and size perspective are most compatible with the development to the

north, which the proposed lots directly back on to. More variability is apparent with the subdivisions

to the east and west, but there are physical boundaries which provide small separation distances

between these areas. The West Street road allowance is representative of a physical barrier at

the east side, and the Cudmore land parcel provides separation at the west side. These

separations allow for appropriate transitioning in the east-west direction, and ensure that these

differences are not visible at the ground level. Additionally, the proposed lotting pattern is

compatible with modern land use planning and development practices.

9.3 Natural Environment

The proposed development supports the Town’s efforts for growth while preserving the existing

natural landscape features of the surrounding area. An immanent attribute of the Lakeshore Road

West frontage, and the West Street road allowance, is their rich green environment consisting of

mature trees, which are sacred to the Town.

As illustrated by the Tree Preservation Plan prepared by MHBC, the driveway locations for the lots

along Lakeshore Road West were designed to encourage the preservation of the existing tree

canopy, ensuring that the more significant trees along this boulevard be maintained. The Arborist

Report prepared by MHBC suggests best practices such as the use of structural soils and the

implementation of permeable pavers for the driveways of the units along Lakeshore Road West,

which is being followed, to ensure the protection of the existing tree root systems. Additionally,

every effort has been made to preserve healthy and mature trees on the site and along the West

Street road allowance.

The presence of tree-lined, grassed boulevards is a key element of the streetscaping of Lakeshore

Road West, and local streets in the nearby area. This means that the retainment of the

neighbourhood character involves the continuation and maintenance of these notable landscaping

features along the streetscape. In our opinion, the efforts which have been made to protect and

enhance the natural environment promote a seamless integration of the proposal with the

surrounding neighbourhood character.

9.4 Transportation and Servicing Infrastructure

The Functional Servicing and Stormwater Management Report prepared by SCS Consulting

indicates that there is operational capacity for this infill development, which applies a more

intensified use to the subject lands. The proposed development can be fully serviced by existing

municipal services available from Victoria Street and Lakeshore Road West. From a servicing


perspective, the proposed lotting pattern which supports a higher density, compared to the older,

surrounding developments, is appropriate.

An integral component of the proposed development is the extension of Victoria Street, completing

the currently disconnected road pattern. Victoria Street has been designed with sidewalks on both

sides, improving pedestrian mobility, along with vehicular and cyclist connectivity. The Traffic

Impact Study prepared by Crozier and Associates concludes that the build-out of Victoria Street

helps to alleviate traffic concerns on nearby streets, which are operating at a high capacity. The

additional vehicle trips generated by the proposed development will not result in any negative

impacts on the functioning of the existing road network.

Oakville Transit and GO bus route stops are located along Lakeshore Road West, along with multi-

use trails and bicycle lanes. These active and sustainable transportation options provide residents

with direct access to commercial uses and public amenities located to the east in Bronte Village.

The multi-use trails also provide a direct connection to the south, to the Lake Ontario waterfront.

The proposed development will provide an increased population of residents in the area who will

be able to utilize this existing transportation infrastructure.

10 Conclusion

This proposal is representative of an ideal infill development as it completes the residential

community for the area north of Lakeshore Road West, and provides the missing link to the

currently disconnected Victoria street network. The subject lands, which are designated low

density residential, are underutilized by the existing garden centre. This proposal offers an

opportunity to create a lotting pattern which protects the existing neighbourhood character, while

maintaining the natural landscape of the Lakeshore Road West frontage, which is a notable

streetscape feature in this area of Town. The development supports the Town’s intensification

targets while respecting the density permissions for stable residential neighbourhoods.

It is our opinion that the Vogue Wycliffe (Oakville) Limited proposal is appropriate, desirable and

based on sound planning principles. We find there to be merits in the proposed development and

request that the submitted Zoning By-law Amendment and Draft Plan of Subdivision application

be approved by Oakville Town Council.

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