PLANNING APPRAISAL REPORT

SIXTH LINE COPORATION

PROPOSED ZONING BY-LAW AMENDMENT APPLICATION

PROPOSED DRAFT PLAN OF SUBDIVISION APPLICATION

NORTH SIDE OF DUNDAS STREET EAST AND

EAST SIDE OF SIXTH LINE

41 DUNDAS STREET EAST

NORTH OAKVILLE NEIGHBOURHOOD

TOWN OF OAKVILLE

Prepared by

Freeman Planning Solutions Inc. 6424 Edenwood Drive Mississauga, Ontario

L5N 3H3

(905) 824-4375

December 2012

A. Introduction The purpose of this Planning Appraisal Report is to provide comments on the following planning documents which are relevant to the development of the subject lands:

a) Provincial Policy Planning Framework; b) Region of Halton Official Plans; c) North Oakville East Secondary Plan; d) North Oakville Zoning By-law 2009-189, as amended. In addition to the above, this planning report will briefly describe the proposed

development and provide a planning opinion with respect to the appropriateness and desirability of the development proposal.

B. Planning Context

The Sixth Line Corporation parcel is situated within the new North Oakville

Community which includes lands north of Dundas Street. In conjunction with the completion of a comprehensive Land Use Study, a Secondary Plan and Zoning By-law has been prepared and approved for this Community.

C. Subject Lands

The subject land, which is approximately 37.57 ha (92.83 acres) in size is situated on the north side of Dundas Street East and on the east side of Sixth Line, within the Glenorchy Neighbourhood. There is approximately 254.4 m (834.6 ft.) of frontage along Dundas Street East and approximately 858.9 m (2,817.9 ft.) of frontage along Sixth Line. The parcel is legally described as Part of Lot 15, Concession 1, North of Dundas Street (Geographic Township of Trafalgar) and is municipally known as 41 Dundas Street East. There is an existing dwelling, wood frame garage and a wood frame shed situated on the subject lands.

D. Surrounding Lands The lands to the east of the subject lands are occupied by a number of scattered dwellings situated along the north side of Dundas Street East, while the lands to the west are occupied Munn’s United Church and a number of residential dwellings situated along the east side of Sixth Line. Lands on the west side of Sixth Line have been approved for new residential development. The lands situated on the south side of Dundas Street East have been developed and form part of the River Oaks Neighbourhood.

E. Provincial Policy Planning Framework

The 2005 Provincial Policy Statement (PPS) provides policy direction on matters of provincial interest related to land use planning and development and requires that all planning decisions shall be consistent with policy statements issued under the Planning Act. The policies within the PPS promote efficient land uses and development patterns which are achieved by, among other things, accommodating an appropriate range and mix of uses to meet a municipality’s long-term needs and promoting development standards that minimize land consumption and servicing costs. The PPS directs land requirements and land use patterns to be based on the provision of sufficient land for a full range of land uses in areas which have the existing or planned infrastructure to accommodate them.

The Provincial Policy Statement’s housing policies indicate that an appropriate range of housing types and densities, required to meet projected requirements of current and future residents of the regional market area, should be provided. This is accomplished by “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.” This is also achieved by “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.” On June 16, 2006, the Growth Plan for the Greater Golden Horseshoe (GGH) came into effect. The Growth Plan provides the framework for implementing the Province’s vision for building stronger and prosperous communities and sets out specific targets for managing growth and encouraging “complete communities” based on population and employment growth projections for the area. All land use planning decisions in the GGH must now be consistent with the policies of the Growth Plan. The subject lands, which are situated within the North Oakville Area, have been designated for residential development. The subdivsion has been planned and designed to achieve efficient and cost-effective development. The project will be developed on full municipal services. In summary, there are a number of key provincial policies and initiatives that lend considerable support to the proposed development. The development is also consistent with all Provincial Policy Statements issued under Section 3(1) of the Planning Act.

F. Region of Halton Official Plan (2006) The subject lands are situated within the “Urban Area” designation within The

Urban System as illustrated on Map 1 - The Regional Structure Plan of the Region of Halton Official Plan.

Objectives of the Urban Area designation relate predominately to the delineation of urban development boundaries and the timing of growth within those boundaries in a manner which supports the direction of the Regional Plan. Policy 76 states that “the range of permitted uses and the creation of new lots in the Urban Areas will be in accordance with Local Official Plans and Zoning By-laws. All development, however, shall be subject to the policies of this Plan.”

The Regional Plan further requires that approvals for all new development within the Urban Area be on the basis of connections to Oakville’s municipal water and wastewater systems. The proposed development conforms to the Region of Halton Official Plan.

G. New Region of Halton Official Plan (2009) The subject lands are situated within the “Urban Area” designation on Map 1 being

the Regional Structure Plan of the Region of Halton new Official Plan as adopted by Regional Council on December 16, 2009.

Objectives of the Urban Area designation relate predominately to the delineation of urban development boundaries and the timing of growth within those boundaries in a manner which supports the direction of the Regional Plan. One of the objectives of the Urban Area as stated by Policy 72(2) is “to support a form of growth that is compact and supportive of transit usage and non-motorized modes of travel, reduces the dependence on the automobile, makes efficient use of space and services, promotes live-work relationships and fosters a strong and competitive economy.”

The Regional Plan further requires that approvals for all new development within the Urban Area be on the basis of connections to Oakville’s municipal water and wastewater systems. The proposed development conforms to the new Region of Halton Official Plan.

H. North Oakville East Secondary Plan (NOESP)

The North Oakville East Secondary Plan (NOESP) as approved by the Ontario Municipal Board (OMB) on January 11, 2008, and provides the detailed planning framework for the future development of the lands located north of Dundas Street and south of Highway #407. The NOESP encourages a design that is compact, pedestrian-oriented, and includes a broad range of housing. The NOESP also establishes a natural heritage and open space system throughout North Oakville that is integral to the fabric of the neighbourhoods.

The Secondary Plan includes a number of development objectives to guide future development. These include the following: “7.2.3.1.c) To identify, protect and preserve natural heritage features within the natural heritage component of the natural heritage and open space system and ensure that their use respects their functional role as natural areas within the ecosystem; 7.2.3.2.g) To provide for a variety of residential densities and unit types throughout the planning area, responding to the varied needs of the future population…; 7.2.3.4.b) To integrate important views and vistas of the natural heritage and open space system within community design; 7.2.3.5.b) To establish an efficient and linked, safe pedestrian movement system (cycleways and walkways) along with an appropriate distribution of land uses so that residents do not need to rely on the automobile to meet the recreational, shopping and commuter needs of daily life”. The development proposal supports the above noted development objectives as it recognizes and preserves natural heritage features while integrating views, vistas, and a trail systems. A range of densities and housing types will also be provided. The proposed residential uses are easily accessible to the planned transit facilities and are within walking distance of schools, parks and local commercial uses.

As shown on the approved Land Use Plan, the subject lands are designated “Natural Heritage System Area”, “Neighbourhood Area”, and “Dundas Urban Core”. The “Natural Heritage System” designation is situated along the east side of Sixth Line. The EIR submitted in support of the development application specifically addresses the technical and functional issues related to the natural heritage system.

Fig. 2.2 - Land Use Plan

The “Neighbourhood Area” designation permits a mix of uses based on a number of different categories including “General Urban” and “Neighbourhood Centre”, which are both applicable to the development of the subject lands. The “General Urban” category is intended to accommodate low and medium density residential uses while the “Neighbourhood Centre” category is intended to accommodate a range of medium density residential uses including live/work units.

The “Dundas Urban Core” designation permits a range of office, commercial, institutional and medium and high density residential uses with the highest densities situated at major intersections. While the minimum density target for the overall community is 30 uph (12.1 upa), the proposed development proposes an overall density of 31.5 uph (12.8 upa). Specifically the subdivision plan proposes a net density of 30 uph for the ‘General Urban’ category (25-75 uph range), a net density of 44 uph for the “Neighbourhood Centre” category (35-150 uph range) and a net density of 25 uph for the “Dundas Urban Core” category (25-75 UPH range). It is important to note that the Dundas Urban Core block on the draft subdivision plan is only 0.25 ha (0.62 acres) in size.

In summary, the proposed development conforms to the policies in the approved North Oakville East Secondary Plan.

I. Development Proposal

The development proposal, as illustrated on the attached draft plan of subdivision consists of the following residential uses: Proposed Land Use Blocks Units

General Urban Area (Singles/Semis/Townhouses) - 30 uph 38 436 Neighbourhood Centre Area (Townhouses) - 44 uph 7 88 Dundas Urban Core Area - 25 uph 1 6

Total Number of Dwellings 530

The development will also include the following: -1.82 ha (4.50 acre) Neighbourhood Park; -1.59 ha (3.93 acre) Elementary School; -5.35 ha (13.22 acre) Natural Heritage System; -2.15 ha (5.31 acre) Stormwater Management Pond; -0.85 ha (2.10 acre) Environmental Buffers.

Since it is not possible to accurately predict the market conditions and housing choices that will exist when this development application receives formal draft plan approval from the Town of Oakville, the draft subdivision plan consists of blocks that permit detached dwellings, semi-detached dwellings and street townhouses consistent with the General Urban (GU) Zone Regulations in Zoning By-law 2009-189, as amended. Prior to the preparation of the First Engineering Submission the proposed Final M- Plan will clearly indicate the lot types and unit mix. It is also very important to note that the size and configuration of the overall Neighbourhood Park/Elementary School Campus is based on meetings and detailed discussions between Sixth Line Corporation and their neighbour to the east being Mattamy Homes. In this regard, both Landowners agree to the proposed Park/School configuration.

J. Existing Zoning

The North Oakville Zoning By-law (By-law 2009-189), approved on November 23, 2009 provides zone categories and regulations for the North Oakville lands to implement the North Oakville Secondary Plans. The subject lands are currently zoned Existing Development (ED) Zone. The ED Zone only permits fish, wildlife and conservation management uses as well as uses, building and structures that legally existed before Zoning By-law 2009-189 came into full force and effect.

Since the Existing Development (ED) Zone does not permit the proposed uses an amendment to the Zoning By-law is required to allow development in accordance with the proposed draft plan of subdivision.

K. Proposed Zoning

The various zoning categories required to implement the proposed draft plan of subdivision are illustrated on the attached draft Zoning Schedule. Zoning performance standards have been specified in the draft Zoning By-law submitted with the formal development application.

L. Supporting Technical Reports

The following technical reports have also been submitted to the Town of Oakville in support of the proposed development applications: Environmental Implementation Report & Functional Servicing Study as prepared by Urbantech Consulting; Phase 1 Environmental Site Assessment as prepared by Golder Associates dated July 2011;

Phase 2 Environmental Site Assessment as prepared by Golders Associates dated August 2011;

Transportation Impact Study as prepared by URS Canada Inc; Transit Facilities Plan as prepared by URS Canada Inc; Urban Design Brief as prepared by NAK-STLA Design Strategies; Arborist Report and Tree Inventory and Preservation Plan as prepared The Tree Specialist Inc and by Terraplan Landscape Architects; Noise Impact Feasibility Study as prepared by J.E. Coulter Associates Limited;

Heritage Impact Study as prepared by Golder Associates; 2011 Stage 1-2 Archaeological Assessment as prepared by D.R. Poulson & Associates Inc.

M. Planning Summary

The proposed draft subdivision plan and companion zoning by-law amendment application is acceptable from a planning perspective and should be approved for the following reasons: 1. The proposed development is consistent with, and supports the

development polices within the Provincial Policy Statement and Places to Grow legislation;

2. The proposed development conforms to the approved Region of Halton

Official Plans;

3. The proposed development conforms to the approved Town of Oakville Official Plan being the North Oakville East Secondary Plan;

4. The interconnected modified grid road pattern provides an efficient and

safe pedestrian movement system;

5. The Natural Heritage System has been protected by providing appropriate buffers and setbacks;

6. The proposed development is similar in nature to other residential

developments approved in the North Oakville Area;

7. Based upon a review of the technical background reports, the site can sufficiently accommodate the proposed development without any adverse impact.

In summary, and for the reasons stated above, the draft subdivision plan and companion zoning by-law amendment application to permit the proposed development is appropriate, desirable and represents good planning.

Respectfully Submitted,

Rob Freeman, MCIP, RPP