Planning Justification Report
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PLANNING JUSTIFICATION REPORT 393 DUNDAS STREET WEST TOWN OF OAKVILLE PLANNING JUSTIFICATION REPORT Local Official Plan Amendment & Zoning By-Law Amendment Proposed High Density Residential Development 393 Dundas LP (Distrikt Developments) 393 Dundas Street West Town of Oakville August 2018 Prepared for: Prepared by: 393 Dundas LP (Distrikt Developments) Korsiak Urban Planning CONTENTS 1.0 INTRODUCTION ........................................................................................................... 3 1.1 PURPOSE OF THE REPORT ...................................................................................... 3 1.2 SITE DESCRIPTION AND CONTEXT ............................................................................ 4 2.0 PROPOSED DEVELOPMENT .......................................................................................... 5 3.0 POLICY FRAMEWORK .................................................................................................. 6 3.1 PROVINCIAL POLICY STATEMENT ............................................................................. 6 3.2 GROWTH PLAN FOR THE GREATER GOLDEN HORSESHOE (2017) .............................. 8 3.3 2041 REGIONAL TRANSPORTATION PLAN ............................................................... 11 3.4 REGION OF HALTON OFFICIAL PLAN ....................................................................... 12 3.5 TOWN OF OAKVILLE OFFICIAL PLAN – LIVABLE OAKVILLE ........................................ 16 3.6 TOWN OF OAKVILLE OFFICIAL PLAN – NORTH OAKVILLE EAST SECONDARY PLAN ..... 17 3.7 TOWN OF OAKVILLE OFFICIAL PLAN AMENDMENT NO. 321 ...................................... 23 3.8 NORTH OAKVILLE BONUSING ................................................................................. 24 4.0 PUBLIC INFORMATION MEETING ................................................................................ 26 5.0 PROPOSED OFFICIAL PLAN AMENDMENT ................................................................... 28 6.0 ZONING ................................................................................................................... 28 7.0 CONFORMITY TO PLANNING POLICY........................................................................... 28 8.0 PLANNING OPINION .................................................................................................. 29 1 LIST OF FIGURES Figure 1: Context Photo Figure 2: Preliminary Draft Plan of Subdivision Figure 3: Conceptual Site Plan Figure 4: North Oakville Master Plan LIST OF APPENDICES Appendix I: Figure 15 – In Development Rapid Transit Projects Appendix II: Map 4 – In Development Rapid Transit Projects Appendix III: Map 6 – Complete 2041 Frequent Rapid Transit Network Appendix IV: Table 2 – Intensification and Density Targets Appendix V: Map 1 – Regional Structure Appendix VI: Map 3 – Functional Plan of Major Transportation Facilities Appendix VII: Table 3 – Function of Major Transportation Facilities Appendix VII: Schedule A1 – Urban Structure Appendix IX: Draft Official Plan Amendment Appendix X: Draft Amending Zoning By-law 2 1.0 INTRODUCTION Korsiak Urban Planning has been retained by 393 Dundas LP (Distrikt Developments) to prepare this Planning Justification Report in support of Local Official Plan (LOPA) and Zoning By-law Amendment (ZBA) applications required to permit the proposed high density mixed-use development of lands located on the north side of Dundas Street West, between Neyagawa Blvd. & George Savage Blvd. (Figure 1 – Context Photo). 393 Dundas LP has retained the assistance of additional specialized consultants. The following plans and reports have been prepared separately in support of the proposed LOPA/ZBA applications: • Density Plan − Korsiak Urban Planning • Pedestrian Circulation Plan − Korsiak Urban Planning • Preliminary Composite Draft Plan of − Korsiak Urban Planning Subdivision • Conceptual Site Plan & Architectural − Kirkor Architects & Planners Drawings • Urban Design Brief − Kirkor Architects & Planners • Environmental Implementation Report / − Trafalgar Engineering Functional Servicing Studies • Traffic Impact Study − GHD • Transportation Functional Design Study & − GHD Transit Facilities Plan • Noise Feasibility Study − HGC Engineering • Stage 1 & 2 Archaeological Assessment − A.M. Archaeological Associates • Phase 1 Environmental Site Assessment − Terrapex Environmental Ltd. • Preliminary Intrusive Investigation Report − Terrapex Environmental Ltd. • Arborist Report − Adesso Design Inc. 1.1 PURPOSE OF THE REPORT The purpose of this Planning Justification Report is to outline the nature of the proposed Local Official Plan and Zoning By-law Amendments to evaluate the proposal in the context of the policies of the Provincial Policy Statement, the Growth Plan for the Greater Golden Horseshoe, the Regional Transportation Plan, the Region of Halton Official Plan and the Town of Oakville Official Plan(s). 3 1.2 SITE DESCRIPTION AND CONTEXT As shown in Figure 1 – Context Photo, the site is located on the north side of Dundas Street West, between Neyagawa Blvd. and George Savage Blvd. The Dynasi Family Restaurant had previously occupied the property but has ceased operation and is in the process of being demolished. The site has an area of 1.64 ha, with approximately 120 m of frontage along Dundas Street West. Dundas Street (Regional Road No. 5) is a major arterial Regional Road with a 50 m right of way that is intended to have 6 travel lanes and future bus rapid transit service. The subject lands are bounded by Dundas Street West to the south, vacant future residential uses to the east and 407 Dundas Street West to the north and west. 407 Dundas Street West is also owned by Distrikt Developments and has received zoning approval (By-law Number 2018-107) for the development, discussed below. Shannon’s Creek runs along the eastern border of the property. Shannon’s Creek channel has been pre-constructed to the east bank along part of the property will eventually be connected through to the existing culvert under Dundas Street. East of the Shannon’s Creek corridor is 367 Dundas Street West which contains a single residential dwelling and vacant site plan approved lands to be developed with condominium townhouses. Low density residential uses are located on the south side of Dundas Street and are buffered from the road by a landscaped berm. The site is well served with commercial and recreational uses, schools and transit. Existing retail, personal service and office uses are located at the intersection of Dundas Street West and Neyagawa Boulevard. Recreational uses are located at the Sixteen Mile Creek facility found on the west side of Neyagawa, north of Dundas Street and future trails are planned for the Natural Heritage System north of Dundas. Oodenawi Public School is situated along Sixteen Mile Drive within walking distance of the site with more schools in the surrounding area. The subject site is served directly by the 5 – Dundas bus route, which departs/terminates at Dundas & Walkers 407 GO Carpool and Oakville GO Station while intersecting many other of Oakville’s routes, making public transit a feasible option for both local and regional commuters. 4 As discussed above, Distrikt Developments also owns the abutting property to the west, 407 Dundas Street West. It is the intention of Distrikt Developments to amend the existing Draft Plan of Subdivision (24T-17007/1319) for 407 Dundas St W (‘407’) in the future to include the subject lands. By way of background, applications for Draft Plan of Subdivision, Official Plan Amendment and Zoning By-law Amendment (24T-17007/1319, OPA 1319.06 & Z.1319.06) were submitted for 407 in December of 2017. Council approved the Official Plan Amendment and Zoning By-law Amendment applications on August 7, 2018 and adopted By-law 2018-111, an amendment to the North Oakville East Secondary Plan, and By- law 2018-107, an amendment to Zoning By-law 2009-189. Through the review process, staff comments indicated that the originally proposed 17 m ROW extension of Trailside Drive was not appropriate for the proposed development. Through consultation with staff, it had been determined that a 19 m ROW is more appropriate adjacent the proposed apartment buildings. As such, the Draft Plan of Subdivision and conceptual Site Plan were revised to include a 19 m ROW from Dundas Street West to the site access. Trailside Drive then begins to taper to 17 m north of the site access. In order to maintain the 407 apartment building footprint, it was agreed that the additional width to achieve the required 19 m ROW could be taken from the east side of Trailside Drive (in what is now 393 Dundas St W). Staff advised they were amenable to this strategy. The Region has returned our application fee for 24T-17007/1319 stating it is premature to review and comment in the absence of servicing allocation. They have, however, provided comments on the OPA & ZBA applications. To that end, we have preliminarily amended 24T-17007/1319 (Figure 2 – Preliminary Draft Plan of Subdivision) to include 393 Dundas St W and request it be held in abeyance until such a time that the Region’s 2019 Allocation program is online. This will consolidate the process of clearing of conditions. 2.0 PROPOSED DEVELOPMENT As illustrated in Figure 3-Conceptual Site Plan, the development proposes a new access road on the planned extension of Trailside Drive, being built at 407 Dundas Street West. Proposed building types include apartments and stacked townhouses. The apartment building has frontage