PLANNING RATIONALE - Oakville

PLANNING RATIONALE
Nautical Boulevard &
GReat Lakes Boulevard
MAY 2011
Nautical Lakes Investment Inc.

Planning Rationale - Nautical Boulevard & Great Lakes Boulevard
May 2011
Job No. 1120
Table of Contents
1.0 INTRODUCTION 1
2.0 SITE AND SURROUNDINGS 2
2.1 Site 2
2.2 Surroundings 2
2.3 The Transportation Network 5
3.0 PROPOSAL 6
3.1 Description of the Proposal 6
3.2 Required Approvals 7
4.0 POLICY AND REGULATORY CONTEXT 8
4.1 Provincial Policy Statement (2005) 8
4.2 Growth Plan for the Greater Golden Horseshoe 9
4.3 Halton Region Official Plan (2006) 9
4.3.1 Land Use 10
4.3.2 Intensification 10
4.3.3 Housing 11
4.4 History of Official Plan Designation 12
4.4.1 Former Town of Oakville Official Plan 12
4.5 New Oakville Official Plan (Livable Oakville) 14
4.5.1 Urban Structure 14
4.5.2 Land Use Designation 15
4.5.3 Development Criteria 17
4.6 Existing Zoning 17
5.0 ANALYSIS 19
5.1 Land Use 19
5.2 Intensification 19
5.3 Urban Design 20
5.4 Transportation 21
5.5 Functional Servicing Report 21
6.0 CONCLUSION 22
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Planning Rationale - Nautical Boulevard & Great Lakes Boulevard
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List of Figures
Figure 1 Air Photo 3
Figure 2 Site Plan 6
Figure 3 Conceptual West Elevation 7
Figure 4 Halton Region Official Plan - Map 1, Regional Structure 10
Figure 5 Town of Oakville Official Plan, Figure B - General Land Use 12
Figure 6 Bronte Community West of Third Line, Figure I2 - Land Use 13
Figure 7 Livable Oakville Schedule A1, Urban Structure Map 15
Figure 8 Livable Oakville Schedule F, South West Land Use 16
Figure 9 Town of Oakville’s Comprehensive Zoning By-law 1984-063 18
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Planning Rationale - Nautical Boulevard & Great Lakes Boulevard
May 2011
1.0 INTRODUCTION
This Planning Rationale has been prepared in support of an application by Nautical
Lakes Investments Inc. to amend the Official Plan and Zoning By-law to permit a
residential development for a 0.82 hectare vacant site located at the northeast corner
of Nautical Boulevard and Great Lakes Boulevard in the Town of Oakville.
The rezoning and Official Plan amendment would permit the development of 40 freehold
townhouse units. In total the development would provide 6,540 m 2 of residential area.
This report concludes that the proposed development is consistent with the planning
policy framework established in the Provincial Policy Statement, the Growth Plan
for the Greater Golden Horseshoe, the Halton Region Official Plan and the Oakville
Official Plan. In particular, the proposal is consistent with the new emphasis on
intensification set out in recent amendments to the Halton Region Official Plan and in
the new Oakville Official Plan (Livable Oakville).
In terms of land use, the site is within a neighbourhood consisting of single detached
houses interspersed with townhouse units. From an urban form and design perspective,
the design of the proposed development would be complementary to the surrounding
residential neighbourhood. The design and siting of the townhouse units would form
an appropriate relationship with the street and with adjacent land uses.
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Planning Rationale - Nautical Boulevard & Great Lakes Boulevard
May 2011
2.0 SITE AND SURROUNDINGS
2.1 Site
The site is located at the northeast corner of Great Lakes Boulevard and Nautical
Boulevard in the Bronte Community neighbourhood of Oakville. The site is irregularly
shaped, with 106.97 metres (350.62 feet) of curvilinear frontage along the north side
of Nautical Boulevard and 49.61 metres of frontage on the east side of Great Lakes
Boulevard. The site is generally flat and has a total area of 0.82 hectares (2.03 acres).
The site, which is currently vacant, is shown as Block 1161 of the plan of subdivision
for an existing development, Lakeshore Woods, and is labeled as a church.
Subject site facing east from Great Lakes Boulevard
Subject site looking north from Nautical Boulevard along
the eastern boundary of the site
2.2 Surroundings
The site is located within the Bronte Community in the southwest quadrant of the Town
of Oakville. The site is located at the interface of the Burloak Employment District to
the north of Rebecca Street and the existing residential neighbourhoods to the south
and west of the site (see Figure 1).
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Planning Rationale - Nautical Boulevard & Great Lakes Boulevard
May 2011
Figure 1 Air Photo
SUBJECT
SITE
To the immediate north of the site, at the southeast corner of Great Lakes Boulevard
and Rebecca Street, is a single storey neighbourhood commercial plaza, which is
occupied by a variety of commercial and retail uses including restaurants, a food store,
a hair salon, a daycare and medical offices.
Commercial Plaza
Further north, on the northwest corner of Great Lakes Boulevard and Rebecca Street
is a Shell gas station. The lands to the west of the gas station have approvals in place
for 7,600 square metres of convenience retail and commercial retail uses.
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Planning Rationale - Nautical Boulevard & Great Lakes Boulevard
May 2011
To the immediate east of the site is
the Burloak Water Purification Plant.
Vehicular access to the plant is provided
from the south side of Rebecca Street,
with the rear yard of the property extending
south to Nautical Boulevard. An open
landscaped area is located between the
rear of the plant and Nautical Boulevard
with a portion flanking the subject site to
the east.
Water Purification Facility facing north from Nautical
Boulevard
To the west of the site is an existing residential development known as “Lakeshore
Woods”, which extends westerly from Nautical Boulevard to Burloak Drive. The
community is comprised of what appears to be an equal mix of recently built townhouse
dwellings and 2-3 storey detached dwellings. A linear park feature, approximately 30
metres in width, flanks the neighbourhood to the east along the west side of Nautical
Boulevard.
Typical Townhouse units in Lakeshore Woods
Community
Park Feature
To the south of the site is an existing residential neighbourhood comprised of detached
homes.
Looking east along Nautical Avenue
Looking south from the subject site - typical detached
home
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Planning Rationale - Nautical Boulevard & Great Lakes Boulevard
May 2011
2.3 The Transportation Network
The site is well located with respect to the existing road network. Great Lakes Boulevard
is designated a Major Collector in the Official Plan, while Rebecca Boulevard to the
north is designated as a Minor Arterial road. Burloak Drive to the west of the subject site
is designated as a Minor Arterial road and serves as the municipal boundary between
the Town of Oakville and the City of Burlington. West of Burloak Drive, Rebecca Street
continues as New Street terminating at Brant Street. Burloak Drive provides easy
access to the QEW, approximately 2 kms to the north of the subject site.
The site is well-served by bus routes. Oakville Transit Bus Route 32 (Burloak North)
runs west from Hopedale Mall (at Third Line) along Rebecca Street and continues
north along Burloak Drive to Wyecroft Road (RioCan Centre Oakville). A bus stop
and shelter serving this route is located on the north side of Rebecca Street at Great
Lakes Boulevard. Oakville Transit Bus Route 31 (Bridge-Great Lakes) travels to and
from Bronte GO Station and makes a stop at Great Lakes Boulevard and Rebecca
Street. Burlington Transit Route 10 runs from the Burlington GO Station east along
New Street and south along Burloak Drive, eventually connecting with the Appleby
GO Station. Burlington Transit Route 4 extends south from Appleby GO Station, east
along New Street, curving around Great Lakes Boulevard, and continues north on
Burloak to RioCan Centre. Bus stops and shelters are located on both the north and
south sides of New Street at Burloak Drive.
Great Lakes Boulevard includes bicycle lanes in both the north and southbound lanes.
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Planning Rationale - Nautical Boulevard & Great Lakes Boulevard
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3.0 PROPOSAL
3.1 Description of the Proposal
The proposed townhouse development consists of 40 residential units in six blocks.
Access would be provided from a new crescent shaped private road with two vehicular
access points from the north side of Nautical Boulevard (see Figure 2). Ten parking
spaces for visitors will also be provided along the northern portion of the private road.
The development will have a total gross floor area (GFA) of approximately 7,260
square metres with an overall density of 0.89 FSI or 48.86 units per hectare.
Figure 2 Site Plan
The units will be 2½ to 3 storeys in height with garages facing the proposed new private
road. As shown in the accompanying Urban Design Brief, the proposed townhouse
units will have a traditional design with brick and stone masonry treatments.
As shown in Figure 3, units flanking Great Lakes Boulevard also address the public
street. The units adjacent to Nautical Boulevard have been oriented to address the
street, with front doors located at the side of the units.
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Planning Rationale - Nautical Boulevard & Great Lakes Boulevard
May 2011
Figure 3 Conceptual
West
Elevation
The units have also been sited towards the southern portion of the lot to ensure a
positive street relationship with the Nautical Boulevard. The units along the northern
portion of the site have also been sited towards the southern portion of their respective
lots to create a greater separation from the commercial plaza to the north. In addition,
no rear yards are proposed abutting the adjacent commercial plaza.
3.2 Required Approvals
The proposal requires an amendment to the Livable Oakville Official Plan to redesignate
the site from Neighbourhood Commercial to Medium Density Residential.
The proposal requires an amendment to Oakville Zoning By-law 1984-063, in order to
permit the proposed use and to revise other performance standards as necessary to
accommodate the proposal.
An application for Site Plan approval and registration of the draft plan of subdivision
will follow.
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Planning Rationale - Nautical Boulevard & Great Lakes Boulevard
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4.0 POLICY AND REGULATORY CONTEXT
4.1 Provincial Policy Statement (2005)
The Provincial Policy Statement came into effect as of March 1, 2005.
The proposal is consistent with the policy direction expressed in the 2005 Provincial
Policy Statement to build strong communities by promoting efficient land use and
development patterns. To that end, the Policy Statement contains a number of policies
that promote intensification in built-up urban areas. Intensification is defined to include,
among other matters, “the development of vacant and/or underutilized lots within
previously developed areas”.
In particular, the Policy Statement supports densities and a mix of land uses which
efficiently use land and resources, infrastructure and public service facilities. Policy
1.1.3.3 provides that planning authorities shall identify and promote opportunities
for redevelopment and intensification, where this can be accommodated taking into
account existing building stock or areas and the availability of existing or planned
infrastructure and public service facilities. In addition, Policies 1.1.3.5 and 1.1.3.6
require planning authorities to establish and implement minimum targets for
intensification and redevelopment in built-up areas and phasing policies to ensure
those targets are achieved prior to, or concurrent with, the outward expansion of the
urban area.
With respect to housing, Policy 1.4.3 requires provision to be made for an appropriate
range of housing types and densities to meet projected requirement of current and future
residents by, among other matter, facilitating all forms of residential intensification and
redevelopment and promoting densities for new housing which efficiently use land,
resources, infrastructure and public service facilities and support the use of public
transit.
With respect to transportation systems, Policy 1.6.5.4 promotes a land use pattern,
density and mix of uses that minimizes the length and number of vehicle trips and
supports the development of viable choices and plans for public transit and other
alternative transportation modes.
The proposed development is consistent with the Provincial Policy Statement as
outlined below:
• The proposal would make efficient use of a site in a built-up area well served by
municipal infrastructure;
• The proposal provides for an appropriate density in a type and form of housing
that promotes residential intensification and redevelopment; and
• The proposal provides for a density and a mix of uses that supports public transit
and other alternative transportation modes.
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Planning Rationale - Nautical Boulevard & Great Lakes Boulevard
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4.2 Growth Plan for the Greater Golden Horseshoe
The Growth Plan for the Greater Golden Horseshoe came into effect on June 16, 2006.
Similar to the Provincial Policy Statement, the Growth Plan supports intensification
within built-up urban areas, particularly in proximity to transit. As noted in Section 2.1
of the Plan:
“...Better use of land and infrastructure can be made by directing growth to existing
urban areas. This Plan envisages increasing intensification of the existing built-up
area, with a focus on urban growth centres, intensification corridors, major transit
station areas, brownfield sites and greyfields. Concentrating new development
in these areas also provides a focus for transit and infrastructure investments to
support future growth.”
The Plan seeks to accommodate population and employment growth by, among other
measures, directing a significant portion of new growth to the built-up areas of the
community through intensification, reducing dependence on the automobile through the
development of mixed-use, transit-supportive, pedestrian-friendly urban environments
and encouraging cities and towns to develop complete communities with a diverse mix
of land uses, a range and mix of employment and housing types, high quality public
open spaces and easy access to local stores and services (Section 2.2.2).
Policy 2.2.3(1) requires that, by 2015 and for each following year, a minimum of 40
percent of all residential development occurring annually within each municipality is to
be provided within the built-up area.
Policy 2.2.3(6) requires municipalities to develop an intensification strategy, to be
implemented through their official plans and other supporting documents, which will,
among other things, encourage intensification generally throughout the built-up area,
facilitate and promote intensification, and plan for a range and mix of housing, taking
into account affordable housing needs.
4.3 Halton Region Official Plan (2006)
The Halton Region Official Plan sets out the planning framework for the Region. The
Region has recently undertaken the Sustainable Halton planning exercise, which has
resulted in two major Regional Official Plan Amendments. ROPA 37 was approved by
the Ministry of Municipal Affairs and Housing (MMAH) on November 27, 2009, and
brought the Regional Plan into conformity with the Greater Golden Horseshoe Growth
Plan. ROPA 37 is in force and effect with the exception of subsections 38(a), 38(b)
and 38(f)(11)(d) which have been appealed to the Ontario Municipal Board. ROPA 38,
“An Amendment to Incorporate the Results of Sustainable Halton, Official Plan Review
Directions and Other Matters” is a comprehensive review of the Regional Plan. ROPA
38 was adopted by Regional Council on December 16, 2009, but has not yet received
full approval from MMAH and is therefore not yet in force.
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Planning Rationale - Nautical Boulevard & Great Lakes Boulevard
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4.3.1 Land Use
The subject site is designated Urban Area in the Halton Region Official Plan (see
Figure 4). Policy 74 states that future growth within the Region will be directed to the
six defined Urban Areas, of which Oakville is one. The range of permitted uses within
Urban Areas will be in accordance with local Official Plans.
Figure 4 Halton Region Official Plan - Map 1,
Regional Structure
SITE
*
4.3.2 Intensification
Taken together, ROPA 37 and ROPA 38 represent a significantly renewed emphasis
on contextually appropriate intensification in the Region.
ROPA 37 establishes new population targets for the local municipalities of Halton. As
set out in Table 1, Oakville is to accommodate a population of 255,000 by 2031, which
represents an increase of 83,000 over the 2006 population.
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In addition, a new section 38(F) has been added to the Regional Plan, which sets out
the approved intensification strategy:
38F. It is the policy of the Region to:
a) directing a significant portion of new growth to the built-up areas of the
community through intensification;
b) focusing intensification in intensification areas;
c) reducing dependence on the automobile through the development of mixed
use, transit-supportive, pedestrian-friendly communities in designated
greenfield areas;
d) reducing dependence on the automobile through the development of
mixed-use, transit-supportive, pedestrian-friendly urban environments;
e) providing convenient access to intra-municipal, inter-municipal and interregional
transit;
f) ensuring the availability of sufficient land for employment to accommodate
forecasted growth to support the Halton’s economic competitiveness;
g) planning and investing for a balance of jobs and housing in communities
across the Region to reduce the need for long distance commuting and to
increase the modal share for transit, walking and cycling;
h) encouraging the Local Municipalities to develop as complete communities
with a diverse mix of land uses, a arrange and mix of employment and
housing types, high quality public open space and easy access to local
stores and services;
i) directing development to settlement areas;
j) directing major growth to settlement areas that offer municipal water
and wastewater systems and limiting growth in settlement areas that are
serviced by other forms of water and wastewater services;
k) prohibiting the establishment of new settlement areas; and
l) considering the expansion of new settlement areas in accordance with
Section 38F(11) of this Plan.
ROPA 38 proposes mechanisms to ensure that intensification targets are being met by
the Local Municipalities and the Region as a whole. These include the preparation of
an Annual Intensification Monitoring Report beginning in 2016 (Policy 77(2.2)).
4.3.3 Housing
With respect to housing, the Regional Official Plan contains the following policies:
• 86(9): Require Local Official Plans to ensure, by appropriate density and housing
mixes the provision of a full range of housing types.
• 86(11): Permit, in accordance with Table 2, intensification of land use for
residential purposes such as infill redevelopment, and conversion of existing
structures provided that the physical character of existing neighbourhoods can
be maintained.
• 86(21): Require Local Official Plans and Secondary Plans to provide an
appropriate mix of housing by type and affordability in each geographic area.
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4.4 History of Official Plan Designation
Livable Oakville is the in force Official Plan, however it is important to understand the
history of the commercial designation.
*
SITE
Figure 5 Town of Oakville Official Plan, Figure B - General Land Use
4.4.1 Former Town of Oakville Official Plan
Under the former Town of Oakville Official Plan, the site was designated Urban
Residential on Figure B, General Land Use (see Figure 5) and subject to the policies
contained in Part E of the Official Plan relating to the Bronte Community.
The site was designated “Neighbourhood Commercial Centre” on Figure I2, Land Use
(see Figure 6) of the Bronte Community West of Third Line Plan.
The north and eastern portions of the site were within a “nuisance buffer” as shown on
Figure I2. Policy 1.2.1(h) provides that the buffer does not reflect any environmental
hazard, but is considered to be an appropriate setback from the Petro-Canada Refinery
for residential development and other sensitive land uses in order to minimize nuisance
concerns, particularly those related to odour. To that end, the policy provides that no
new residential development are to be permitted within the buffer until such time as
the refinery ceases operation and the necessary amendments are made to delete the
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Planning Rationale - Nautical Boulevard & Great Lakes Boulevard
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SITE
*
Figure 6 Bronte Community West of Third Line, Figure I2 - Land Use
buffer from this Plan. It is noted that the refinery has since ceased operation and that
the buffer has not been carried forward in the Livable Oakville Official Plan.
In accordance with Policy 1.2.1(h), the majority of the lands within the buffer were
designated for non-residential uses in the former Town of Oakville Official Plan Bronte
Community Plan. The water treatment facility to the immediate east of the site is
also included within the buffer and designated “Community Facility/Institutional”. The
residential community to the immediate south of the site is designated “Residential
Low Density”, while the residential community to the west of Great Lakes Boulevard
is designated “Residential Medium Density”. The buffer separating Great Lakes
Boulevard from the residential community to the west is designated “Natural Area”.
Policy 1.2.1(a)(vi) of the Bronte Community Plan provides that a Neighbourhood
Commercial Area will be permitted south of Rebecca Street east of Burloak Drive.
Uses permitted in this area include a full range of retail and other commercial uses, and
office uses which will serve the adjacent residential area. The policy goes on to note
that the development in the Neighbourhood Commercial designation shall be carefully
designed, particularly with respect to landscaping to integrate with the surrounding
residential and institutional development and to reflect its position as a major entrance
to the neighbourhood in the Bronte West District.
It should be noted that the site had previously been redesignated to Place of Worship/
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Daycare in 2001. Policy 1.2.1d) provides that a vacant site designated for a school,
place of worship or day care centre, may also be used for other community scale
institutional uses, and for low density residential uses. The site was subsequently
redesignated Neighbourhood Commercial Centre in 2005 after the site had remained
vacant for four years under the Place of Worship/Daycare designation.
Part D, Land Use Policies, contains policies for Urban Residential areas. This
designation permits a range of residential, institutional, and open space uses. Section
1.2 provides that appropriate density ranges (dwelling units per hectare) may be
established in Community Plans however actual densities on a site-by-site basis will
be determined in the Zoning By-law. Criteria for the consideration of development
applications for Medium Density Housing is provided in section 1.3 including:
• proximity to natural amenities such as major areas of open space, valleys, and
parks;
• proximity to public transit and pedestrian pathways;
• proximity to arterial and collector roads so as to provide controlled access to
such roads and minimize traffic infiltration of low density housing areas;
General policies are provided in Part D, section 1.5 with respect to design considerations
where Medium and High Density Housing abuts developments of a lower density.
These are discussed in section 5.3 of this report.
4.5 New Oakville Official Plan (Livable Oakville)
Oakville’s new Official Plan, Livable Oakville, was adopted by Oakville Council on
June 22, 2009, and was approved with modifications by Halton Region on November
30, 2009. The Ontario Municipal Board approved the new Livable Oakville Official Plan
on May 16, 2011.
4.5.1 Urban Structure
Section 4.3 of the Plan notes that lands outside of the Growth Areas, defined in the
Plan are predominantly stable residential communities which consist of established
neighbourhoods. The Plan recognizes that some growth and change may occur in
these areas but the intent is to clearly define the limits to such intensification to ensure
the character of these areas is preserved and the overall urban structure of the town
is upheld. Section 4.3 goes on to note that intensification opportunities outside of the
Growth Areas, such as infill, redevelopment, and greyfield and brownfield sites, may
be considered and protected for long-term investment, where it conforms with the
policies of this Plan.
The site is identified as Residential Areas on Schedule A1, Urban Structure Map (see
Figure 7). Section 11 of the Plan contains general policy directions for Residential
Areas, which provide for a range of housing types, forms and densities. Compact
urban form and an increased variety of housing alternatives is one of the objectives for
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SITE
*
Figure 7 Livable Oakville Schedule A1, Urban Structure Map
all Residential Areas, however intensification within stable residential communities will
be limited and should maintain and protect the existing character of those communities.
4.5.2 Land Use Designation
The site is designated Neighbourhood Commercial on Schedule F, South West
Land Use (see Figure 8). It is important to note that the nuisance buffer, which had
prohibited residential uses in the former Official Plan, has not been included in the
Livable Oakville Official Plan.
The Neighbourhood Commercial designation is one of four commercial land use
designations in the new Official Plan. Section 13 states:
While this Plan sets out the form and function in a hierarchical format, the
application of the policies is intended to be general and the primary goal of the
commercial policies is to ensure that an adequate range and variety of goods
and services is available to the Town’s residents.
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SITE
Planning Rationale - Nautical Boulevard & Great Lakes Boulevard
May 2011
T
egnd:
SUBJECT
SITE
Figure 8 Livable Oakville Schedule F, South West Land Use
Legnd:
Section 13.5 contains policies which deal specifically with the Neighbourhood
Commercial designation. The introduction to Section 13.5 states:
Neighbourhood Commercial areas are intended to provide for a range of retail
and service commercial uses primarily to service local convenience needs of the
adjacent neighbourhoods. Neighbourhood Commercial areas are to be located
on collector roads or at the intersection of a collector road and an arterial road
with accessibility to the local neighbourhood.
Other relevant policies in Section 13.5 include:
• Residential uses above ground floor retail and service commercial uses may
also be permitted.
• Neighbourhood Commercial areas shall not exceed a maximum of approximately
2,500 square metres of floor area in retail and service commercial uses.
• Development shall consist of a small grouping of retail and service commercial
uses in one or more buildings.
The proposal is to redesignate the subject lands to Medium Density Residential.
Section 11.3.1 provides that this land use designation permits a range of medium
density housing types including multiple-attached dwelling units, stacked townhouses,
and apartments. Section 11.3.2 further notes that the density range in this designation
is between 30 to 50 dwelling units per site hectare.
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4.5.3 Development Criteria
As noted in section 11.1.5 development of Residential Areas is permitted through
plans of condominium on private roads provided all required services are appropriately
accommodated. Other criteria for the evaluation of residential development is listed in
section 11.1.9 of the Plan including:
• The built form, including scale, height, massing, architectural character and
materials, is to be compatible with the surrounding neighbourhood.
• Consistent setbacks, orientation and separation distances within the surrounding
neighbourhood.
• The proposed lotting pattern shall be compatible with the predominant lotting
pattern of the surrounding neighbourhood.
• Roads and/or municipal infrastructure shall be adequate to provide water and
wastewater service, waste management services and fire protection,
• Impacts on the adjacent properties shall be minimized in relation to grading,
drainage, location of service area and circulation, privacy, views, and microclimatic
conditions such as shadowing.
Development in Residential Areas shall also comply with policies relating to urban
design and sustainability set out in Part C. These are discussed in more detail in the
accompanying urban design brief.
4.6 Existing Zoning
The site, along with the commercial plaza to the north, is currently zoned Neighbourhood
Commercial (C1) in the Town of Oakville’s Comprehensive Zoning By-law 1984-063,
as amended. The C1 zone permits a wide range of local retail uses in addition to
commercial office uses above the first floor (see Figure 9).
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SITE
Figure 9 Town of Oakville’s Comprehensive Zoning By-law 1984-063
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5.0 ANALYSIS
5.1 Land Use
The proposed redesignation and rezoning of the site to permit medium density
residential use is consistent with the policy framework established in the Official Plan.
The historic designation of the site for non-residential was in large part a reflection of
the one kilometer Nuisance Buffer from the Petro-Canada Refinery. In fact, prior to
the current Neighbouhood Commercial Centre designation, the site was designated
Place of Worship/Daycare. Policy 1.2.1 e) of the former Oakville Official Plan provided
that vacant sites designated for place of worship or day care centres may be used
for low density residential purposes without amendment to the former Official Plan.
Policy 1.2.1(h) of the former Bronte Community Plan provided that no new residential
development was to be permitted within the buffer until such time as the refinery
ceased operation and the necessary amendments were made to delete the buffer from
the Plan. Commercial uses were seen as a logical alternative to Place of Worship/
Daycare given the residential restriction. As noted, the Official Plan no longer contains
a buffer area restricting consideration of residential uses on this site.
As noted in Section 4.5 of this report, Policy 1.2.1(a)(vi) of the former Bronte Community
Plan provided that a Neighbourhood Commercial Centre would be permitted for the
lands south of Rebecca Street, east of Burloak Drive to serve the adjacent residential
areas and reflect its position as a major entrance to the neighbourhood.
The existing commercial plaza located north of the site satisfies the intent of the policy
to locate commercial uses serving the adjacent residential areas. The introduction of a
medium density townhouse development would be complementary to the commercial
plaza and the intent to mark the location as an entrance to the community.
The proposed housing form would be compatible with the existing residential
neighbourhood to the south and west which contains a mix of townhouse and single
detached dwellings.
The surrounding residential community is well served by existing and approved retail
uses. In addition to the commercial plaza at the Rebecca Street and Great Lakes
Boulevard intersection, a commercial development has been recently approved at the
northeast corner of Rebecca Street and Burloak Drive and will provide up to 7,600
square metres of convenience retail and commercial service uses.
5.2 Intensification
Residential intensification on the subject site is consistent with the policy directions
articulated in the Provincial Policy Statement, the Growth Plan for the Greater Golden
Horseshoe, the Halton Region Official Plan and the Livable Oakville Official Plan, all
of which support intensification on sites located within built-up areas which are wellserved
by existing municipal infrastructure.
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The site is currently vacant and therefore underutilized. Intensification of the subject
site is desirable to complete the build-out of the community south of Rebecca Street
and to establish the lands as an entrance to the neighbourhood in conjunction with
the commercial plaza to the north. In that regard, it is noted that, while the commercial
plaza to the north has been developed in accordance with the Neighbourhood
Commercial designation, the subject site has yet to develop for the designated and
zoned commercial uses.
The new Livable Oakville Official Plan requires that the Town of Oakville accommodate
a population of 255,000 by 2031. The Plan further provides that the required population
growth is to occur primarily within the Growth Areas defined by the Plan. In this regard,
the Plan notes that lands outside of Growth Areas are predominantly stable residential
communities which consist of established neighbourhoods. Therefore, while the Plan
recognizes that some growth and change may occur in these areas, the intent is to
clearly define the limits of such intensification in order to ensure the character of these
areas is preserved. To the extent that the proposed development would develop
a vacant site with a residential use that is compatible with the existing residential
neighbourhood surrounding the site, the proposal represents an appropriate form of
intensification outside of the Growth Areas.
5.3 Urban Design
The former Town of Oakville Official Plan, Part D contains site design considerations
where medium or high density housing abuts development of a lower density. In terms
of the subject proposal, the lower density housing is located across the street to the
south and is not therefore directly abutting the site. The scale of the development, a 3
metres setback provided to the south, privacy screening, and landscaping nevertheless
are efforts to maintain the amenity of the lower density area.
The Livable Oakville Official Plan includes a number of policies encouraging good
urban design in new development. These are discussed in detail in the accompanying
Urban Design Brief prepared by Bousfields Inc.
The urban design goals of the proposal are summarized below:
• Compatibility with the existing community;
• Supporting attractive and safe streetscapes with walkable blocks;
• Variation of façade articulation and details; and
• Placement of principle building entrances facing the street.
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Planning Rationale - Nautical Boulevard & Great Lakes Boulevard
May 2011
5.4 Transportation
A Traffic Impact Study has been prepared by BA Group.
The Study concludes that the proposed residential development can be reasonably
accommodated on the future road network. The key findings of the Study are as
follows:
• The proposed development will generate approximately 25 and 30 two-way trips
during the morning and afternoon peak hours, respectively.
• At the unsignalized intersection of Great Lakes Boulevard and Nautical Boulevard/
Creek Path Avenue, good traffic operations will be maintained under all future
conditions.
• The two site access driveways will operate acceptably under all future conditions.
There will be no adverse effects on driveway operations due to westbound
queuing along Nautical Boulevard.
• Traffic generated by the proposed residential development will result in 55 to
70 fewer trips during peak periods compared an as-of-right commercial use
scenario.
5.5 Functional Servicing Report
A Functional Servicing Report has been prepared by Schaeffers Consulting Engineers.
The Report concludes that water supply servicing is available via an existing 300mm
watermain along Nautical Boulevard, with no anticipated capacity constraints. Sanitary
servicing is proposed to be accommodated via an existing 200mm concrete sewer
along Nautical Boulevard, immediately adjacent the subject site. Capacity constraints
are not anticipated.
Stormwater management is proposed via conveyance infrastructure to the existing
network. Water quality control will be provided by an existing SWM pond (Pond B). No
capacity constraints are expected in the receiving network.
In summary, the report finds that sufficient infrastructure capacity exists to adequately
service the site.
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Planning Rationale - Nautical Boulevard & Great Lakes Boulevard
May 2011
6.0 CONCLUSION
The proposed development of the site for townhouse units will appropriately intensify
a vacant site that is well served by transit, infrastructure and community facilities.
The form is compatible with surrounding uses and the development will complete the
neighbourhood.
The historic restriction on residential uses on the site was the result of an external
condition, which no longer exists. The previous designation of Places of Worship/
Daycare would have permitted residential uses had the buffer been removed. The
current designation of Neighbourhood Commercial was the “default” designation given
that there was no demand for the institutional designation and the buffer was in place
restricting as of right residential use. The nuisance buffer has been removed from the
in-force Official Plan and as such it is appropriate to consider residential use.
The proposal is consistent with numerous policy directions supporting development
within existing built-up urban areas, particularly in locations, which are served by
municipal infrastructure.
In particular, the proposal is consistent with the new emphasis on intensification set
out in recent amendments to the Halton Region Official Plan, and in policies of the new
Oakville Official Plan.
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