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Speers Road Corridor Study

Livable Oakville (Official Plan) Council Sub‐CommitteeMarch 20, 2017

Overview

1) Study Purpose & Background

2) Study Area

3) Policy Context and Plan Review

4) Speers Road Corridor Context Analysis

5) Recent Development Applications

6) Zoning and Conformity

7) Assessment and Directions

8) Next Steps and Conclusions

Study Purpose & Background

• Livable Oakville Plan• Official Plan Review – Special Public Meeting (May 2015)• Livable Oakville Plan Council Subcommittee (April 2016)• Official Plan Review Work Plan – Q1 Directions Report

To confirm the long-term land uses and opportunities for suitable intensification which harmonize transportation and land use planning objectives.

Image source: Google Maps

Study Area – Speers Road Corridor

North: Railway tracksEast: Kerr StreetSouth: Boundary between employment area and residential areaWest: Bronte Creek

Draft Study Area – Bronte GO MTSA

Provincial Growth Plan defines a Major Transit Station Area (MTSA) as:

The area including and around any existing or planned higher order transit station or stop within a settlement area; or the area including and around a major bus depot in an urban core. Major transit station areas generally are defined as the area within an approximate 500m radius of a transit station, representing about a 10-minute walk.

Policy Context and Plan Review

Province of Ontario

Region of Halton

Town of Oakville

• Provincial Policy Statement 2014• Growth Plan & Coordinated Review• Metrolinx – Bronte GO Station Master Plan• Metrolinx – GO Rail Station Access Plan

• Halton Region Official Plan• Transportation Master Plan• Mobility Management Strategy for Halton

• Livable Oakville Official Plan• Official Plan Review

• Employment & Commercial Review• Urban Structure Review

• Speers Road Environmental Assessment• Transportation Master Plan• Active Transportation Master Plan• Zoning By-law 2014-014• Economic Development Strategy


Province of Ontario


• Provide opportunities for intensification in identified locations, including corridors

• Provide minimum densities for areas adjacent or in proximity to corridors

• Provide an appropriate mix and range of employment uses and encourage compact mixed-use development that incorporates compatible employment uses

• Preserve employment areas to support projected needs over the long term

• Focus major employment, commercial and travel intensive land uses on sites well served by transit


Province of Ontario


Proposed Growth Plan, 2016 Schedule 2


Province of Ontario



Region of Halton



Region of Halton


Figure 7.1 Transit Servicing Concept


Region of Halton



Town of Oakville


• Employment and Commercial Review• Urban Structure Review

SCHEDULE C TRANSPORTATION PLAN

SCHEDULE F & G LAND USES

SCHEDULE D ACTIVE TRANSPORTATION PLAN


Town of Oakville



Employment Land Conversion Request (Speers / Bronte)

Oakville Employment Land Supply (Figure 5-4)


Town of Oakville




Town of Oakville


• 5 lane cross section with a centre turn lane• Additional auxiliary turn lanes at major intersections• Dedicated bike lanes, boulevards, and sidewalks on both sides of the street


Town of Oakville



Town of Oakville


E1 – Official EmploymentE2 – Business EmploymentE3 – IndustrialE4 – Business CommercialMU3 – Urban Centre (Kerr Village Growth Area)MU4 – Urban Core (Kerr Village Growth Area)

• All Employment Zone are present along the corridor

• Several existing regulations to prohibit or regulate uses, built form, height, and buffering adjacent to residentially zoned properties


Town of Oakville


• Strategy based on three overarching goals:

• Attract knowledge-based industries in the professional services, advanced manufacturing and life science sectors;

• Respond to the needs of the business community in order to foster business retention and expansion; and,

• Explore international business opportunities.

• Emerging direction exploring options to undertake a brownfield redevelopment strategy for private lands

Speers Road Corridor Context Analysis

Study Area

• 6km long• Approximately 217 hectares in size


Property Parcels

Bronte Road – Third Line Third Line – Fourth Line Fourth Line – Kerr Street

• South side: narrow deep lots• North side: wide deep lots -

largest lots in study area • Several driveway accesses• More industrial type uses

present

• South side: narrow deep lots – a network of side streets

• North side: narrow deep lots• Several driveway accesses

• South side: narrow shallow lots -smallest lots in study area

• North side: narrow deep lots• Several driveway accesses• Larger mix of employment

and commercial uses.


Transportation & Active TransportationVehicular Access

Parking Areas• Front yard parking is prevalent with one or two rows of parking – sometimes encroaching into public right-of-way• Side yard parking often times straddles property lines• Rear yard parking is often not delineated with parking stalls• Driveway access to each parking area is common – many lots have more than one driveway access from Speers Road


Transportation & Active TransportationPedestrian Access


Transportation & Active TransportationCycling Facilities


Transportation & Active TransportationTransit


Building Types and Forms• Approximately 298 buildings

within the study area. Of that, the most recurring building types were described as:

• industrial / office building (1 - 2 storeys)

• stand-alone retail • retail plazas

• Buildings within the study area are primarily one storey in height.


Employment, Jobs and Space• Approximately 732 active businesses.

Most frequent business type within study area:

• Retail Trade • Manufacturing• Other Services

• Approximately 6,760 employees. Highest sectors for employment within study area:

• Manufacturing• Health Care & Social Assistance• Retail Trade / Transportation

Warehousing • Sectors with most floor space within

study area:• Manufacturing• Retail Trade• Other Services

Recent Development Applications

Location Application Type Description of Proposal Status

235 Speers Rd Site Plan To construct four, two-storey commercial/office buildings.

Approved

427 Speers Rd Site Plan To add a second story addition. In circulation

529 Speers Rd Site Plan To construct a 621sq.m addition to an existing 880sq.m industrial building.

In circulation

2285 Speers Rd Site Plan To construct an addition to an existing metal fabrication facility.

Completed

1060 Speers Rd Site Plan To build a one storey addition at the back of an existing two storey building.

In circulation

• Few applications.• Nothing greater than a site plan application.

Zoning and ConformityZone NAICS Description Comparative Use under

Zoning By-law 2014-014E1Office Employment

Other home furnishings merchant wholesalers WholesalingRed meat and meat product merchant wholesalersProfessional machinery equipment and supplies merchant wholesalers

Toy and hobby goods merchant wholesalersPet care (except veterinary) services Pet care establishmentAutomotive glass replacement shop Motor vehicle repair facilityGeneral automotive repairAll other automotive repair and maintenance

E2Business Employment

Gasoline station with convenience store Motor vehicle service stationAll other gambling industries Place of entertainment

E3Industrial

Passenger car rental Motor vehicle rental facilityUsed car dealers Motor vehicle dealershipMotorcycle boat and other motor vehicle dealers

E4Business Commercial

Stationary and office supplies merchant wholesalers WholesalingOffice and store machinery and equipment merchant wholesalers

Plumbing heating and AC equipment and supplies merchant wholesaling

Medical equipment and supplies manufacturing ManufacturingWood cabinet and counter top manufacturingCommercial and service industry machinery manufacturing

Other plate work and fabricated structural product manufacturing

Other ornamental and architectural metal product manufacturing

General warehousing and storage Warehousing

Assessment and Directions

• Create a new policy section in Livable Oakville for the Speers Road Corridor

• Transportation & active transportation policies are a focus

• Recognize the unique character of Speers Road, broaden land use permissions, including commercial uses and uses which are transit-supportive

• Direct intensification in certain locations and provide policies which support intensification along the corridor

• Compatibility with residential areas to the south

• Public realm and urban design

• Support for brownfield remediation

• Provide this report as background for other ongoing or future reviews

Next Steps

• Project timeframe will likely extend beyond 2017.

• Public Consultation

• Considering forming a technical advisory team of internal town and regional staff to coordinate efforts for Speers Road.

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