DUNDAS TRAFALGAR (NORTH OAKVILLE) planning/da-131206... · Trafalgar Urban Core Area (commercial)...

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PLANNING RATIONALENORThEAsT quADRANT Of TRAfALGAR ROAD AND DuNDAs sTREET EAsTOAKVILLE

Dundas-Trafalgar Inc.

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2.1.5 Future Adjacent Residential CommunityThe structure of the Dundas Trafalgar (North Oakville) residential neigh-bourhood has been coordinated with the layout of the surrounding future neighbourhood streets and land use types, as part of the North Oakville Master Plan. These uses primarily comprise General Urban Area, Sub Urban Area and Neighbourhood Centre Area lands to the east and pre-dominantly Trafalgar Road Urban Core Area lands to the west.Proposed facilities, including the Neighbourhood Park and Elementary School, will straddle the boundary between Dundas Trafalgar (North Oakville) and the proposed neighbourhood to the east.

Fig. 2.1.5 - Proposed Dundas Trafalgar (North Oakville) concept plan.

D U N D A S T R A F A L G A R ( N O R T H O A K V I L L E )

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December 2012Planning Rationale - Northeast Quadrant of Trafalgar Road and Dundas Street East

Job No. 1281Table of ConTenTs

1.0 InTRoDUCTIon 1

2.0 sITe anD sURRoUnDInGs 22.1 Site 22.2 Surroundings 3

3.0 PRoPosal 43.1 Description of the Proposal 43.2 Required Approvals 7

4.0 PolICY anD ReGUlaToRY ConTeXT 84.1 Overview 84.2 Provincial Policy Statement (2005) 84.3 Growth Plan for the Greater Golden Horseshoe 94.4 HaltonRegionOfficialPlan(2006) 104.5 TownofOakvilleOfficialPlan 10

4.5.1 OfficialPlanAmendmentNo.272-NorthOakvilleEastSecondary Plan 10

4.6 ZoningBy-law 124.7EnvironmentalProtectionandServicing 15

5.0 PRe-ConsUlTaTIon MeeTInG 16

6.0 ConClUsIon 18

lIsT of fIGUResFigure 1 Location Map 2Figure 2 Air Photo showing Site location 3Figure 3 Draft Plan 5Figure4 NorthOakvilleMasterPlan 11Figure5 ZoningMap 13

lIsT of aPPenDICesAppendix A Coloured Draft Plan with Densities A1AppendixB PlanningStatisticsSpreadsheet B1

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1.0 InTRoDUCTIon

This Planning Rationale has been prepared in support of a draft plan of subdivision andrezoningapplicationbyDundas-TrafalgarInc.topermitthedevelopmentofanewresidential neighbourhood located in the northeast quadrant of Trafalgar Road and Dundas Street. The plan provides for a range of medium and high density residential units, community retail facilities, parkland, a school block, a woodlot connected to a green channel and an urban stormwater management facility.

This report concludes that the proposed development is consistent with the planning policy framework established in the Provincial Policy Statement, the Growth Plan for theGreaterGoldenHorseshoe,theHaltonRegionOfficialPlanandtheNorthOakvilleEastSecondaryPlan(OfficialPlanAmendmentNo.272).

In termsof landuse, theproposeddraftplan isgenerallyconsistentwith themajorelementsoftheNorthOakvilleMasterPlan.Fromanurbandesignperspective,theproposal provides an interconnected system of green spaces which is accessible to and links the various neighbourhood areas. The design is supportive of creating attractive andsafestreetscapeswithbuildingorientationandappropriateblockconfiguration.

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2.0 sITe anD sURRoUnDInGs

2.1 site

ThesubjectlandsandboundedbyTrafalgarRoadonthewest,DundasStreetonthesouth, and agricultural land to the north and east (see figure 1 - location Map) and have a frontage of approximately 303 metres (994.4ft) along Dundas Street and 940 metres (3,084ft) along Trafalgar Road (the “Site”). A small gas station occupies the corner of Trafalgar Road and Dundas Street.

Figure 1 Location Map

The Site is currently vacant with the exception of a barn, other accessory structures and outside storage associated with a landscaping business accessed off of Trafalgar Road;andaonestoryshedandoutsidestorageoffirewoodatthesouthwestcornerof the site next to the gas station (figure 2 – air Photo showing site location). The Environmental Implementation Report/Functional Servicing Study submitted underseparate cover details the physical characteristics of the Site.

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Figure 2 Air Photo showing Site location

2.2 surroundings

LandsnorthofDundasStreet,includingthesubjectsiteandlandstothewest,northandeast are primarily rural and agricultural with intermittent woodlots and watercourses. ThelandssurroundingtheSitearesimilarlywithintheNorthOakvilleEastSecondaryPlan area. Lands to the west and to the north are designated Trafalgar Urban Core and NaturalHeritageSystemArea.LandstotheeastaredesignatedDundasStreetUrbanCoreArea alongDundasStreet,GeneralUrbanArea,SuburbanArea andNaturalHeritage System Areas.

The lands on the south side of Dundas Street are part of the Uptown Core area and are developed for retail uses with a large grocery store (Longo’s) a Canadian Tire store and smaller retail units in separate blocks. The buildings are set back from the street and surrounded by surface parking.

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3.0 PRoPosal

3.1 Description of the Proposal

The proposed draft plan of subdivision contains a variety of uses including a mix of mediumandhigherdensityresidential,communitycommercial/retail,parksandopenspace (see figure 3 - Draft Plan).

Higher density uses are proposed in proximity to Trafalgar Road. The lands along Trafalgar, currently shown as “Reserve” blocks, are intended to be the highest density developmentwiththeintensityofusestransitioningtowardstheeast.AdjacenttotheReserve blocks are a variety of residential blocks that are anticipated to be in the formofwalkupapartments,stackedtownhouseandback-to-backtownhouses.Lowerdensityformsoftownhousedevelopmentarelocatedadjacenttothepark,schoolandwoodlot.

ThelayoutofthesubdivisionisbasedonfiveNorthOakvilleurbandesignprinciples:

• CreateasustainableNaturalHeritageandOpenSpaceSystem;• Provide Access and Visibility to Open Space;• CreateaSustainableStreetTransportationNetwork;• CreateCompact,WalkableMixed-useDevelopment;and,• Provide a Variety of Housing.

The planning framework is based foremost on a “green” strategy by connecting to theNaturalHeritageSystem(NHS),transformingthechannelintoakeynorth-southlinearconnectionto/fromtheNHS,leveragingtheparkasaneast-westopenspaceconnection between the channel and the school/neighbourhoods to the east andcreating a unique urban space around the Stormwater Management Pond (SWMP). This provides a community plan where everyone is connected to or can easily access the green framework.

The street and block pattern has been designed to integrate within this green framework andrelatetotheNorthOakvilleUrbanDesignandOpenSpaceGuidelines.Themainnorth-southstreethasbeenmodifiedsomewhatfromtheNorthOakvilleMasterPlantoachieve the linkages and connections and provide a compact, walkable environment. Theparkhasalsobeensomewhatmodifiedtocreateanurbansquareandprovideopen space connections. The block and street framework has been designed to accommodate a range and variety of unit types and densities.

TheUrbanDesignBriefbyNAKDesignStrategiesisincludedinthissubmissionunderseparatecover.TheBriefdescribesindetailtheContextualAnalysis,theCommunityDesign Plan, the Built Form, the Architectural Design Criteria and Sustainabilityelements of the subdivision design.

BLOCK 13TRUCA /(COMMERCIAL)0.869ha

BLOCK 15NATURALHERITAGESYSTEM7.856ha

BLOCK 19OPEN SPACE0.128ha


BLOCK 14SCHOOL0.535ha

BLOCK 16PARK 0.501ha

BLOCK 22SWMP3.664ha


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BLOCK 9TRAFALGARUCA1.000ha120u

BLOCK 3TRAFALGAR UCA1.372ha100u

BLOCK 1GENERAL URBAN0.250ha14u







BLOCK 27ROAD WIDENING0.754ha



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BLOCK 18PARK0.058ha

BLOCK 23RESERVE0.011ha

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Figure 3 Draft Plan

aRea Table General Urban Blocks1-2 0.527 ha±Trafalgar Urban Core Area Blocks3-12 12.959Trafalgar Urban Core Area (commercial)

Blocks13 0.869

School Blocks14 0.535NaturalHeritageSystem Blocks15 7.856Park Blocks16-18 0.702Open Space Blocks19-21 2.196SWMP Blocks22 3.664Reserve Blocks23-26 4.316Roads Widening Blocks27 0.754Roads 3.471ToTal 37.849 ha±

RoaDs22m R.O.W. 1,230m 2.72819m R.O.W. 379m 0.743ToTal 1,609m 3.471 ha

UnIT CoUnTTownhouse (TH) 199BacktoBackTownhouse (B2B) 330Stacked Townhouse (STH) 123Walkway up Apartments (WUA) 330Live Work (LW) 15Apartments (Apts) 0Mixed Use @ 197uph (80upa) (MU) 172ToTal 1,169 units

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Development statistics for the Draft Plan of Subdivision are included on Table 1, below and detailed on the Planning Statistics Sheet attached as Appendix A.

Table 1Development statistics

aRea Table General Urban Blocks1-2 0.527 ha±Trafalgar Urban Core Area Blocks3-12 12.959Trafalgar Urban Core Area (commercial) Blocks13 0.869School Blocks14 0.535NaturalHeritageSystem Blocks15 7.856Park Blocks16-18 0.702Open Space Blocks19-21 2.196SWMP Blocks22 3.664Reserve Blocks23-26 4.316Roads Widening Blocks27 0.754Roads 3.471ToTal 37.849 ha±

RoaDs22m R.O.W. 1,230m 2.72819m R.O.W. 379m 0.743ToTal 1,609m 3.471 ha

UnIT CoUnTTownhouse (TH) 199BacktoBackTownhouse (B2B) 330Stacked Townhouse (STH) 123Walkway up Apartments (WUA) 330Live Work (LW) 15Apartments (Apts) 0Mixed Use @ 197uph (80upa) (MU) 172ToTal 1,169 units

Development is intended to proceed in four phases, generally from south to north. The Phase 1 lands include the lands east of Trafalgar Road and south of the southerly east-weststreet.FrontingDundasStreet,mixedusebuildingsandcommercialusebuildings are proposed. This phase will include the stormwater management pond. Phase2includesthelandseastofTrafalgarRoadbetweenthetwoeast-weststreets

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and includes the park and school block. Phase 3 lands are the remaining lands east of Trafalgar Road and include the woodlot feature. The “Reserve” blocks along Trafalgar Roadwillbethefinalphaseofdevelopment.

3.2 Required approvals

In our opinion, the proposed development conforms to the North Oakville EastSecondaryPlanandaccordinglynoOfficialPlanAmendmentisrequired.

TheproposalrequiresanamendmenttotheNorthOakvilleZoningBy-law2009-189,as amended, in order to add stacked townhouses and commercial building to the range of permitted building types uses on the Site and to revise other performance standards as necessary to accommodate the proposal.

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4.0 PolICY anD ReGUlaToRY ConTeXT

4.1 overview

Assetoutbelow,theproposedresidentialmixed-usedevelopmentisconsistentwiththe policies and provisions of the Provincial Policy Statement, the Greater Golden HorseshoeGrowthPlan,theHaltonRegionOfficialPlan,andtheNorthOakvilleEastSecondary Plan all of which support and encourage intensification within built-upurban areas, particularly in areas which have been designated for growth and service allocation.

4.2 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 anddevelopment patterns. To that end, the Policy Statement contains a number of policies thatpromoteintensificationinbuilt-upurbanareas.Intensificationisdefinedtoinclude,among other matters, “the development of vacant and/or underutilized lots withinpreviously developed areas”.

Inparticular, thePolicyStatementsupportsdensitiesandamixof landuseswhichefficientlyuselandandresources,infrastructureandpublicservicefacilities.Policy1.1.3.3 provides that planning authorities shall identify and promote opportunities forredevelopmentand intensification,wherethiscanbeaccommodatedtaking intoaccount 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 1.1.3.6require planning authorities to establish and implement minimum targets for intensification and redevelopment in built-up areas and phasing policies to ensurethose 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 rangeofhousingtypesanddensitiestomeetprojectedrequirementofcurrentandfutureresidentsby,amongothermatter,facilitatingallformsofresidentialintensificationandredevelopmentandpromotingdensities fornewhousingwhichefficientlyuse land,resources, infrastructure and public service facilities and support the use of public transit.

Withrespect to transportationsystems,Policy1.6.5.4promotesa landusepattern,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.

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The proposed development is consistent with the Provincial Policy Statement as outlinedbelow:

• TheproposalwouldmakeefficientuseofaSiteinabuilt-upareawithplannedmunicipal infrastructure and services;

• The proposal provides for an appropriate density in a type and form of housing thatpromotesresidentialintensificationandredevelopment;and

• The proposal provides for a density and a mix of uses that supports public transit and other alternative transportation modes.

4.3 Growth Plan for the Greater Golden Horseshoe

TheGrowthPlan for theGreaterGoldenHorseshoe came into effect on June 16,2006.TheSiteisidentifiedintheGrowthPlanasbeinglocatedwithinthebuilt-up area of Oakville.

Similar to theProvincialPolicyStatement, theGrowthPlansupports intensificationwithinbuilt-upurbanareas,particularlyinproximitytotransit.AsnotedinSection2.1ofthePlan:

“...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,directingasignificantportionofnewgrowth to thebuilt-upareasof thecommunitythroughintensification,reducingdependenceontheautomobilethroughthedevelopmentofmixed-use,transit-supportive,pedestrian-friendlyurbanenvironmentsand 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 beimplementedthroughtheirofficialplansandothersupportingdocuments,whichwill,amongotherthings,encourageintensificationgenerallythroughoutthebuilt-uparea,facilitateandpromoteintensification,andplanforarangeandmixofhousing,takinginto account affordable housing needs.

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Policy4.2.1relatestoidentificationandprotectionofnaturalsystems.Municipalitiesare encouraged to establish urban open space systems within the built-up areas, which may include gardens, courtyards and public parks.

In this regard, thesitehasbeendesignatedasanarea for futureurbanresidentialdevelopmentintheNorthOakvilleEastSecondaryPlan.

4.4 HaltonRegionOfficialPlan(2006)

TheHaltonRegionOfficialPlansetsouttheplanningframeworkfortheRegion.TheRegionalOfficialPlanwasbroughtintoconformitywiththeGreaterGoldenHorseshoeGrowth Plan with ROPA 37 (approved by the Ministry of Municipal Affairs and Housing (MMAH) on November 27, 2009). ROPA 38, “An Amendment to Incorporate theResultsofSustainableHalton,OfficialPlanReviewDirectionsandOtherMatters”isa comprehensive review of the Regional Plan. ROPA 38 was adopted by Regional CouncilonDecember16,2009,and theMMAHissuedadecision forROPA38onNovember24,2011.ThesiteisdesignatedonMap1-RegionalStructureas“UrbanArea” and “Regional Natural Heritage System”. Policy 51 provides that the UrbanArea is where urban services are provided to accommodate concentrations of existing and future development.Areas designated Regional Natural Heritage System areconnected natural areas and open spaces to preserve and enhance the biological diversity and ecological function of Halton. Policy 75 notes that the Urban Area is planned to accommodate population and employment targets for the Region. ROPA 39,“RegionalDevelopmentPhasingto2031”updatesMap5-RegionalPhasingoftheOfficialPlananddesignatesthesitewiththenUrbanAreawithRegionalPhasingto2021.ROPA37,38and39areunderappealattheOntarioMunicipalBoard.

4.5 TownofOakvilleOfficialPlan

The Town of Oakville Official Plan, 2006 Consolidation, is the parent plan for theNorth Oakville East andWest Secondary Plans. The Official Plan designates thelandsboundedbyHighway407,NinthLine,DundasStreetandTremaineRoadas“UrbanSpecialStudyArea”onFigureB,GeneralLandUse.PartC,Section2.3.1oftheOfficialPlan requiresapprovalofsecondaryplansanddetailedstudiesprior todevelopmentinthisarea,whichleadtotheadoptionofOfficialPlanAmendment272,theNorthOakvilleEastSecondaryPlan.

4.5.1 Official Plan Amendment No. 272-North Oakville East Secondary Plan

The Site is located within the Joshua’s Meadow community, which is the easterly communitywithintheNorthOakvilleEastSecondaryPlan(NOESP)(OPA272).

AsshownonFigureNOE1,CommunityStructure,theSiteiswithinUrbanCoreAreas3and4,withasmallareawithinResidentialNeighbourhood4,andincludesaNaturalHeritageComponent.ThemajorityofthesiteisalsowithintheTenMinutePedestrianShed.Inaddition,TrafalgarRoadisdesignatedaMajorArterial/TransitCorridor.

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FigureNOE2,LandUsePlan,designatestheportionoftheSiteoutsideoftheNaturalHeritage System Areas, and east of Trafalgar Road as Trafalgar Urban Core Area. Westofthenorth-southstreet,andsouthoftheNaturalHeritageSystem,thelandsaredesignatedNeighbourhoodArea.

Similarly, the landsareadesignatedNaturalHeritageSystemArea,TrafalgarRoadUrbanCoreAreaandGeneralUrbanAreaon theNorthOakvilleMasterPlan (seefigure 4 - north oakville Master Plan).

1281-20fgDec.14-12N.T.S.

SUBJECTLANDS

Figure 4 NorthOakvilleMasterPlan

Section7.6.4explainsthattheTrafalgarUrbanCoreAreawillprovideforamajorNode– a dense, mixed use development concentration that is pedestrian and transit oriented. A range of uses are permitted including employment, commercial, retail, institutional, medium and high density residential uses and related public uses. Permitted uses shallbeprimarilylocatedinmediumandhighdensityresidential,officeandinstitutionalbuildings. The proposed uses shown on the Draft Plan of Subdivision are permitted in theseareasandtheirorganizationisconsistentwiththeconfigurationofsuchusessetoutinSection7.6.4.6and7.6.4.7fortheCoreAreas3and4,byconcentratinghighdensity residential along Trafalgar Road with medium density uses interior to the site complementingtheadjacenthighdensitydevelopmentandappropriatelytransitioningto other residential neighbourhoods.

Section7.6.4.8setsminimumandmaximumdensityandheightvalues forallCoreAreas.Generally,theminimumFloorSpaceIndex(FSI)is1.0frontingTrafalgarRoadand0.75forotherlandswithinthedesignationandthemaximumdensityisanFSIof5.Inordertoensureanappropriatetransition,theminimumdensityforareasalong

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the eastern and western boundaries which abut residential neighbourhoods many be reducedtoanFSIof0.5.Further,TheTownwillconsiderareductionintheminimumdensityof0.25forretailandserviceusessubjecttomeetingcertaindesignpolicies.

The minimum height for commercial and industrial buildings is 5 metres. For other development, the minimum height is 3 storeys with the exception that along boundaries which abut residential neighbourhoods, the height may be 2 storeys. The maximum height is 15 storeyswith the exception that at the intersection of aMajorArterial/Transit Corridor the height may be a maximum of 20 storeys.

Asstatedinsection7.6.7.2,theGeneralUrbanAreaisintendedtoaccommodatearange of low and medium density residential development. Permitted uses are low and medium density residential uses located in low or medium density residential buildings having a maximum height of 3 storeys and within density ranges of 25 to 75 units per hectare. The proposed townhouse dwelling types are permitted uses and building types in the General Urban Area.

The table below demonstrates how the Draft Plan of Subdivision achieves the density rangessetoutinOPA272:

Table 2 – Density

Density Uph required Uph proposed fsi required fsi proposed

Trafalgar Urban Core

n/a 87.6uph Minimum 1 fronting Trafalgar; .75 other lands; .5 on edge adjacenttoresidential. Maximum 5

.78-.98

General Urban 25 – 75 uph 64.5uph n/a n/a

Attached as Appendix A is the coloured lands use plan with the densities indicated. AlloftheblocksmeettheminimumdensitiesinthePlan.Isitnotedthat,withintheTrafalgar Urban Core, the lowest densities (.78) are currently abut to the “Reserve” blocksalongTrafalgarRoad.Whiletheystillmeettheminimumdensityof.75,theFSIof these blocks will increase once the reserve blocks are developed. The remaining blocksachieveanFSIofbetween.85and.98.

4.6 Zoning by-law

TheNorthOakvilleZoningBy-law(By-law2009-189,asamended)zonesthesiteED-ExistingDevelopmentandED-4,asshownonmap8(5)(seefigure 5 - Zoning Map).

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Figure 5 ZoningMap

InordertoimplementOPA272andpermitdevelopmentofthedraftplanofsubdivision,anamendment to theNorthOakvilleZoningBy-law is required.Theproposal is torezone the lands fromExistingDevelopment (ED)ZoneandExistingDevelopmentPerformance(ED-4)Zone4to:

• ExistingDevelopment(ED)Zone,• TrafalgarUrbanCorePerformance (TUC-11-H6)Zone11subject toaHolding

Symbol;• TrafalgarUrbanCorePerformance (TUC-12-H7)Zone12subject toaHolding

Symbol;• GeneralUrban(GU-X-H8)ZonesubjecttoaHoldingSymbol;• StormwaterManagementFacility(SMF)Zone;and,• NaturalHeritageSystem(NHS)Zone.

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Thetablebelowidentifiestheproposedzonesfortheblocksshownonthedraftplanofsubdivision:

Table 3 – Proposed Zones

Proposed Zone blocks ED 24,25,26,27,TUC-11-H6 3,4,5,7,8,9,10,11,12,14,16,17,18TUC-12-H7 6,13,28GU-X-H8 1, 2, 23SMF 22NHS 15, 19, 20, 21

ThelandszonedEDaregenerallyabuttingTrafalgarRoad.Theselandsareanticipatedto be developed as part of a future development application and are therefore retaining theirexistingzoningpermissionunderby-law2009-189,asamended.

The intention is that lands subject to a zone symbol followed by a dash and theletter “H”, shall beusedonly for thoseuses currently permittedunder theExistingDevelopmentZoneregulations.

Followingtheremovalofthe“H”symbol,thelandszonedTUC-11willbesubjecttothefollowingregulations:

• UsesandbuildingstypespermittedintheGUZoneshallalsobepermitted,andtheregulationsoftheGUZoneshallbeapplicabletothoseuses and buildings;

• a stacked townhouseshallalsobeapermittedbuildingtypesubjecttotheregu-lationsintheGUZoneapplicabletoatownhouse dwelling back-to-back, with a minimum flankage setback shall of 1.5 metres; and,

ThelandszonedTUC-12willbesubjecttotheregulationsoftheTUCZone,however,notwithstandingthoseprovisions,thefollowingshallalsoapply:

• a commercial building is permitted with a minimum floor space index of 0.5, and an overall height of 5 metres.

The lands zoned TUC-11, TUC-13, andGUwill be subject to general regulationswhich clarify how to measure lot frontage and setbacks, for example in the case of a triangular lot or a lot with a daylighting triangle.

The remainder of the lands are proposed to be zoned SMF to restrict the use of such landsforstormwatermanagementpurposes,and/orzonedNHSwheresuchlandsare to be reserved generally for open space, wildlife conservation, trails, and permitted infrastructure such as roads and utilities.

AcopyoftheproposeddraftBy-lawAmendmentisenclosedherewiththisapplication.

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4.7 environmental Protection and servicing

In support of this development proposal an Environmental Implementation Report(EIR) and Functional Servicing Study (FSS) was prepared by a multi-disciplinarystudyteaminaccordancewiththerequirementsoftheTownofOakville’sOfficialPlanAmendment272andEIRTermsofReferenceforNorthOakville.TheEIRcharacterizesthe natural heritage features and functions within the study area to determine and address the potential impacts of the proposed development application, including servicingrequirementsontheNaturalHeritageSystem.Includedinthereportaswellis a proposed trail system plan.

TheEIR/FSS study teammetwith theTown ofOakville and conservation staff onDecember 17, 2012 to review the boundaries of the study areas, the limit of development andtheapproachtotherelocationofStreamReachMOC-2amongstothermatters,which was considered in the preparation of the study.

The proposed development will be serviced my municipal water and municipal waste services. As a result, there will be no impact on the local groundwater or surface water quantity and quality. Any existing wells and septic systems will be decommissioned or removed during the development process. The proposed stormwater management pondprovideswaterqualitycontrol,erosioncontrolandfloorcontrolintheeventofa2to100yearstormandregionalstormtoexistingpeakflowrates.Furthermore,gradingtechniques and soil thickness will be employed to minimize development impacts on the water balance.

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5.0 PRe-ConsUlTaTIon MeeTInG

With regard to the Town of Oakville requirements for submitting complete applications, apre-consultationmeetingwasheldonNovember21,2012withtheTownofOakvilletodiscusstheapplicationandsubmissionrequirements.TheTownofOakvilleconfirmedthesubmissionrequirementsthroughthepre-consultationformchecklist.

This report and the materials being submitted concurrently in support of this application are listed below including the number of copies of each which satisfy the requirements for a complete application.

Table 4 – submission Requirements

submission Requirement # of Copies author and Document

Plans&Drawings

Aerial Photograph 35 BousfieldsInc.

Survey/LegalPlan 35KRCMAR20R-15060,April23,2003;HR-892159,November26,2010

DraftPlanofSubdivisionand/orDraft Plan of Condominium 35

BousfieldsInc.,DraftPlanofProposed Subdivision, Dec. 14, 2012

Pedestrian Circulation Plan 35

NAKDesignStrategies,DundasTrafalgar(NorthOakville)Pedesdrian Circulation Plan, Dec. 19, 2012

Demarcation of limits of natural features(i.e.topofbankand/ornatural hazards)

35Bird&HaleLtd.,StoneybrookConsultingInc.,&Urbantech,Core10-NHS-4

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submission Requirement # of Copies author and Document

Reports&Studies

Completed Application Form 6 BousfieldsInc.PlanningJustificationReport/Letter 10 BousfieldsInc.

DraftZoningBy-lawAmendment 10 BousfieldsInc.

UrbanDesignBrief 6NAKDesignStrategies,DundasTrafalgar(NorthOakville)UrbanDesignBrief,Dec.19,2012

Tree Vegetation Study and Tree Protection Plan 6

KuntzForestryConsultingInc.,TreeInventor&PreservationPlan,Dec. 14, 2012

TransportationImpactAnalysis&Transit Facilities Plan 8 GHD, Dec. 2012

Archaeological Assessment 6 AmikConsultingLimited,Nov.23,2012

CapitalImpactAssessment 6 BousfieldsInc.

NoiseandVibrationStudy 6 SSWilson,NoiseandVibrationStudy, Dec. 17, 2012

EnvironmentalSiteAssessment(Phase 1) 6 Soil-MatEngineers&Consultants

Ltd., Dec. 23, 2011

NorthOakville

EnvironmentalImplementationReport/FunctionalServicingStudy (includes Stormwater Management Study)

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StonybrookConsultingInc.,Bird&Hale Ltd., Urbantech Consulting, DaidSchaefferEngineeringLimited, Geomorphic Solutions, R.J.Burnside&AssociatesLtd.

Map and Accompanying Tables Showing Densities and Designations

35 Contained in Planning Rationale preparedbyBousfieldsInc.

NOUFSMPCanopyCoverPlanand Calculation 3

NAKDesignStrategies,DundasTrafalgar(NorthOakville)TreeCanopy Coverage Analysis, Dec. 19, 2012

Planning Statistics Spreadsheet 10 Contained in Planning Rationale preparedbyBousfieldsInc.

Sustainability Checklist 10 Minto

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6.0 ConClUsIon

The proposed zoning by-law amendment and draft plan of subdivision submittedonbehalf ofDundas-Trafalgar Inc.will enable thedevelopment of the sitewith anappropriate mix of residential, commercial, open spaces, and natural heritage uses which will be well served by transit, infrastructure and community services. The organization of the site and proposed uses will be compatible with surrounding uses andhelptoachievethedevelopmentvisionfor theNorthOakvillecommunity. Theproposal is consistent with numerous policy directions supporting development in designatedurbanareas, intensification,developmentofcompletecommunitiesandconservation of natural areas.

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BLOCK 13TRUCA /(COMMERCIAL)0.869ha

BLOCK 15NATURALHERITAGESYSTEM7.856ha



BLOCK 14SCHOOL0.535ha

BLOCK 16PARK 0.501ha

BLOCK 22SWMP3.664ha


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BLOCK 1GENERAL URBAN0.250ha14u







BLOCK 27ROAD WIDENING0.754ha



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AL

NATURALHERITAGESYSTEMFUTUREDEVELOPMENT

FUTU

RED

EVEL

OPM

ENT

FUTU

RED

EVEL

OPM

ENT

EXIST

INGC

OMMER

CIAL&R

ESIDEN

TIAL

EXISTINGGAS STATION

EXISTINGCOMMERCIALEXISTINGCOMMERCIAL

EXISTINGCOMMUNICATIONS

TOWER

F.S.I.=0.89

F.S.I.=0.88

F.S.I.=0.78

F.S.I.=0.98

F.S.I.=0.98

F.S.I.=0.87

F.S.I.=0.91

F.S.I.=0.85

F.S.I.=0.78

b1


aPPenDIX b

PlANNING STATISTICS SPrEAdSHEET

12/20/12 1 1281-19dp Dec14-12 Planning Statistics Spreadsheet Blank.xls

Date Received: File No.

Application Name: Planner:

Application Address: Neighbourhood:

Legal Description:

Lots BlocksGENERAL URBANDetached Dwellings with ≤9.75m of frontage 0 d

Detached Dwellings with >9.75m of frontage 0Semidetached Dwellings 0 d

Row, Townhouse (Multiple Attached) Dwellings 34 2 0.527 64.52 68Subtotal 34 0 2 0.527 64.52 68

SUB-URBAN AREADetached Dwellings with ≤9.75m of frontageDetached Dwellings with >9.75m of frontage 0Semidetached Dwellings

Subtotal 0 0 0 0 0NEIGHBOURHOOD CENTRERow, Townhouse (Multiple Attached) Dwellings 0 TBDApartments Residential (less than 2 bedrooms)Apartments Residential (2 bedrooms or more)RetailOfficeOther (Specify)

Subtotal 0 0 0 0 0 0URBAN CORE AND/OR EMPLOYMENTRow, Townhouse (Multiple Attached) Dwellings 1135 10 12.959 87.58 1768 TBDApartments ResidentialRetail 1 0.869 TBD TBDOfficeEmploymentOther (Specify) Semi-detached 0

Subtotal 1135 0 11 13.828 87.58 1768 0

OTHER USESCommunity ParkNeighbourhood Park 3 0.702Village SquareUrban SquareNatural Heritage System 1 7.856Institutional (Specify) 1 0.535Road Allowances 1 4.225Stormwater Management Pond 1 3.664Other (Specify) Reserve/Open Space 7 6.512

Subtotal 0 0 14 23.494 0.00 0 0

TOTAL 1169 0 27 37.849 86.68 1836 0

Dundas - Trafalgar Inc.

Dundas - Trafalgar Inc.

BOUSFIELDS

TUC #4 RES #4

Floor Space m2

PART LOT 12, CON. 1, NDS

Residential Density (Units per Hectare)

Parking Provided (total #

of spaces)PROPOSED USES

No. of Residential

Units

Area in Hectares

No. of Lots/Blocks (as labeled on plan)

DUNDAS TRAFALGAR (NORTH OAKVILLE) planning/da-131206... · Trafalgar Urban Core Area (commercial)...

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