May 1, 2018 Town of Oakville

Planning Services Department

1225 Trafalgar Road

Oakville, ON L6H 0H3

Attention: Mark Simeoni, MCIP, RPP

Director, Planning Services

Re: Planning Justification Brief Application for Draft Plan of Vacant Land Condominium Matam Holdings Inc. (Mattamy Homes) 1388 Dundas Street West Town of Oakville Related File Nos.: Z.1424.07, Z.1424.08 & 24CDM-07012

Dear Mr. Simeoni,

Korsiak Urban Planning has been retained by Matam Holding Inc. (Mattamy Homes) to prepare this

Planning Justification Brief in support of a Draft Plan of Condominium application required to allow for

the construction of single detached dwellings units at 1388 Dundas Street West, Oakville (the ‘subject

lands’).

Purpose of the Brief

The purpose of this Planning Justification Brief is to outline the nature of the proposed Draft Plan of

Condominium and to evaluate the proposal in the context of the policies in the Provincial Policy

Statement, the Growth Plan for the Greater Golden Horseshoe, the Region of Halton Official Plan and the

Town of Oakville Official Plan.

By way of background, Draft Plan of Condominium (24CDM-07012) and Zoning By-law Amendment

(Z.1424.07) applications were approved by Council on June 11, 2012, permitting 16 single detached

dwellings units on a private condominium road. An associated Holding symbol was placed on the subject

lands, allowing a temporary sales trailer and model homes on the site. Subsequently, four (4) model

homes have been built on site (Units 1- 4) per Phase 1 of the development.

As Draft Approval was only valid for 3 years, applications for renewal of draft approval conditions were

submitted for two 1-year extensions in 2015 and 2016. As a third extension of Draft Approval was not

submitted prior to August 2, 2017, Draft Approval lapsed on that date. As such, a new application for

Draft Plan of Vacant Land Condominium is required.

The subject lands are currently zoned H21-RL6 sp:317 per Zoning By-law 2014-014 which permits the

proposed single detached dwellings. As such, an amendment to the Zoning By-law is not required.

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Site Description & Context

As shown on Figure 1 – Aerial Photo, the subject site is bound by Dundas Street West to the north,

Proudfoot Trail to the east, Scotch Pine Drive to the south and a tributary of the Sixteen Mile Creek to the

east. The subject property is relatively flat and does not have any significant vegetation. Generally

irregular in shape, the property has an approximate area of 1.22 ha, with approximate frontages of 72 m

along Dundas Street West, 100 m along Proudfoot Trail and 37 m on Scotch Pine Drive.

Currently, the Mattamy sales office and associated parking are located within the northwest portion of

the site. The southwestern portion of the site is currently occupied by four (4) model homes fronting onto

Proudfoot Trail. The remainder of the site is vacant. Vehicular access to the existing sales office and

model homes is provided off Dundas St. W (right in, right out) and Proudfoot Trail.

The subject lands are generally located in an area consisting of low and medium density residential uses.

The lands on the north side of Dundas St. W are vacant agricultural lands designated for employment

purposes in the North Oakville West Secondary Plan. Immediately to the east is a Sixteen Mile Creek

tributary. To the west is Proudfoot Trail and existing townhouses. South of the subject lands is a

residential subdivision consisting of single detached dwellings.

There is an existing Oakville Transit bus bay and sheltered ‘stop’ along the property’s Dundas Street West

frontage.

Proposed Development

The subject lands are currently zoned H21-RL6 sp:317 as per Zoning By-law 2014-014 which permit the

proposed single detached dwellings. As such, an amendment to the Zoning By-law is not required. The

existing Holding Provision on the site permits the existing temporary sales office and model homes.

As illustrated in Figure 2- Draft Plan of Condominium, the proposed development features 16 single

detached dwelling units on a private condominium road. The balance of the plan includes three buffer

blocks and a road widening block, to be dedicated to the Town and Region, respectively. Access to the

proposed development is provided from Scotch Pine Drive via Proudfoot Trail. Proposed land use stats

are provided below in Table 1.

Table 1 - Land Use Schedule

Land Use Units / Blocks Area (ha) Units

Detached Residential 1 – 16 0.82 16

Common Elements 17 0.18 -

Buffers 18 – 20 0.21 -

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Roads Widening 21 0.01 -

Totals 21 1.22 16

Lots 1 – 10 are proposed as model homes for lands north of Dundas Street within the New Communities

of Oakville. The first four (4) lots (Lots 1 – 4) have already been constructed and reflect models for lands

located midway between Sixth Line and Neyagawa Boulevard. The next six (6) lots (Lots 5 – 10) reflect

models for future developments within the New Communities of Oakville. As these are model homes for

sales proposes only, private occupancy will not occur until such a time as the sales centre is demolished

and registration of the Vacant Land Condominium occurs. The last six (6) lots (Lots 11 – 16) are not model

homes. The units will be built as permanent homes as part of the final phase of development.

Policy Framework

Provincial Policy Statement

The Provincial Policy Statement (PPS) contains policies relating to the management and direction of land

uses to achieve efficient development and land use patterns.

Section 1.1.1 states:

“Healthy, livable and safe communities are sustained by:

a) Promoting efficient development and land use patterns which sustain the financial

well-being of the Province and municipalities over the long term; and

b) accommodating an appropriate range and mix of residential (including second units,

affordable housing and housing for older persons), employment (including industrial

and commercial), institutional (including places of worship, cemeteries and long-term

care homes), recreation, park and open space, and other uses to meet long-term

needs; and

Policies in the ‘Settlement Areas’ section state:

1.1.3.1 Settlement areas shall be the focus of growth and development, and their vitality and

regeneration shall be promoted.

1.1.3.2 Land use patterns within settlement areas shall be based on:

a) densities and a mix of land uses which:

1. efficiently use land and resources;

2. are appropriate for, and efficiently use, the infrastructure and public service

facilities which are planned or available, and avoid the need for their unjustified

and/or uneconomical expansion;

4. support active transportation;

5. are transit-supportive, where transit is planned, exists or may be developed;

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The proposed development conforms with the Provincial policies as set out in the Provincial Policy

Statement by providing growth within the settlement area that makes efficient use of land and

infrastructure and is supportive of public and active transportation.

Growth Plan for the Greater Golden Horseshoe (2017)

The Growth Plan for the Greater Golden Horseshoe (2017) provides the Province with a framework for

building stronger, prosperous communities by better managing growth. The subject site is located within

the ‘Settlement Area’.

General relevant policies include:

1.2.1 Guiding Principles

• Support the achievement of complete communities that are designed to support healthy and

active living and meet people’s needs for daily living throughout an entire lifetime.

• Support a range and mix of housing options, including second units and affordable housing,

to serve all sizes, incomes, and ages of households.

• Improve the integration of land use planning with planning and investment in infrastructure

and public service facilities, including integrated service delivery through community hubs,

by all levels of government

• Protect and enhance natural heritage, hydrologic, and landform systems, features, and

functions.

2.2.1 Managing Growth

2. Forecasted growth to the horizon of this Plan will be allocated based on the following:

a) the vast majority of growth will be directed to settlement areas that:

i. have a delineated boundary;

ii. have existing or planned municipal water and wastewater systems; and

iii. can support the achievement of complete communities.

b) within settlement areas, growth will be focused in:

iii. locations with existing or planned transit, with a priority on higher order transit where

it exists or is planned; and

iv. areas with existing or planned public service facilities.

4. Applying the policies of this Plan will support the achievement of complete communities

that:

a) feature a diverse mix of land uses, including residential and employment uses, and

convenient access to local stores, services, and public service facilities;

c) provide a diverse range and mix of housing options, including second units and

affordable housing, to accommodate people at all stages of life, and to accommodate

the needs of all household sizes and incomes;

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2.2.2 Delineated Built-up Areas

1. By the year 2031, and for each year thereafter, a minimum of 60 per cent of all residential

development occurring annually within each upper- or single-tier municipality will be within

the delineated built-up area.

2. By the time the next municipal comprehensive review is approved and in effect, and each

year until 2031, a minimum of 50 per cent of all residential development occurring annually

within each upper- or single-tier municipality will be within the delineated built-up area.

3. Until the next municipal comprehensive review is approved and in effect, the annual

minimum intensification target contained in the applicable upper- or single-tier official plan

that is approved and in effect as of July 1, 2017 will continue to apply.

Per Section 2.2.2, the Provincial directive moving forward states that by 2031, a minimum of 60% of all development occurring annually must be within the delineated built-up area (delineated built boundary). The proposed development conforms to the aforementioned policies of the Growth Plan for the Greater

Golden Horseshoe by intensifying underutilized ‘settlement area’ lands within the built boundary. The

subject lands will be served by municipal water and wastewater systems and are served by transit.

Region of Halton Official Plan

The Region of Halton Official Plan gives clear direction as to how physical development should take place

in Halton to meet the current and future needs of its people. Per Map 1 (Figure 3), the subject lands are

designated ‘Urban Area’ and are within the existing ‘Built Boundary’. Map 3 (Figure 4) designates Dundas

Street West as a ‘Higher Order Transit Corridor’.

Relevant Regional Official Plan policies include:

72) The objectives of the Urban Area are:

1. To accommodate growth in accordance with the Regions desire to improve and maintain

regional unity, retain local community identity, create healthy communities, promote

economic prosperity, maintain a high quality, sustainable natural environment, and preserve

certain landscapes permanently;

2. 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;

3. To provide a range of identifiable, inter connected and complete communities of various

sizes, types and characters, which afford maximum choices for residence, work and leisure;

4. To ensure that growth takes place commensurately, both within and outside the Built

Boundary;

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7. To plan and invest 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

and active transportation; and

9. To facilitate and promote intensification and increased densities.

84) The goal for housing is to supply the people of Halton with an adequate mix and variety of housing

to satisfy differing physical, social and economic needs;

85) The Objectives for housing are:

4. To make more efficient use of existing developed lands, housing stock and available services

to increase the supply of housing while maintaining the physical character of existing

neighborhoods;

The proposed development conforms to the aforementioned policies of the Halton Regional Official Plan

as it intensifies underutilized lands within the built boundary, utilizing existing urban services. The

proposed development is supportive of public and active transportation, contributing to creation of

healthy communities.

Livable Oakville - Town of Oakville Official Plan

The Livable Oakville Plan (2009 Town of Oakville Official Plan) applies to all lands within the Town except

the North Oakville East and West Secondary Plans (north of Dundas Street). The subject lands are

designated ‘Medium Density Residential Exception (27.3.6)’ and ‘Low Density Residential’ according to

Schedule H – West Land Use (Figure 5).

Relevant residential policies include:

11 Residential

The following objectives shall apply to all Residential Areas:

a) Maintain, protect and enhance the character of existing residential areas

b) Encourage an appropriate mix of housing types, densities, design and tenure throughout the

Town

11.1.9

Development within all stable residential communities shall be evaluated using the following

criteria to maintain and protect the existing neighbourhood character:

a) The built form of development, including scale, height, massing, architectural character and

materials, is to be compatible with the surrounding neighborhood

b) Development should be compatible with the setbacks, orientation and separation distances

within the surrounding neighborhood

d) Where applicable, the proposed lotting pattern of development shall be compatible with the

predominant lotting pattern of the surrounding neighborhood

j) Development should maintain access to amenities including neighborhood commercial

facilities, community facilities including schools, parks and community centers, and existing

and/or future public transit services

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k) The transportation system should adequately accommodate anticipated traffic volumes

l) Utilities shall be adequate level of service for new and existing developments

11.2 Low Density Residential 11.2.1 Permitted Uses The Low Density Residential land use designation may permit a range of low density housing types including detached dwellings, semi-detached dwellings and duplexes. 11.2.2 A density of up to 29 dwelling units per site hectare may be permitted in areas designated Residential Low Density.

11.3 Medium Density Residential

11.3.1 Permitted Uses The Medium Density Residential land use designation may permit a range of medium density housing types including multiple-attached dwelling units, apartments, retirement homes and long-term care homes. Existing detached and semi-detached dwellings are permitted. 11.3.2 The density range is to be between 30 to 50 dwelling units per site hectare.

Part E – Exceptions

West Exceptions – Schedule H 27.3.6 On the lands designated Medium Density Residential on the east side of Proudfoot Trail south of Dundas Street West, a density between 13 and 57 units per site hectare may be permitted. Low density residential uses may also be permitted on the lands in accordance with section 11.2. The lands may also be used for a temporary model home sales office and for model homes.

Per above, the proposed single detached units are permitted in both the ‘Low Density Residential’ and

‘Medium Density Residential Exception (27.3.6)’ designations. Additionally, the proposal achieves a

combined density of 19.5 units per site area which is consistent with the prescribed density ranges of the

Low Density Residential (up to 29 dwellings per site hectare) and ‘Medium Density Residential Exception

27.3.3’ (between 13 and 57 units per site hectare). Thus, the proposed development is consistent with

the prescribed land use and density permissions of the Livable Oakville Official Plan. Furthermore, the

proposed development is consistent with, and does not offend, the character of the existing surrounding

residential uses.

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Planning Opinion

The proposed Draft Plan of Condominium is justified and represents good planning for the following

reasons:

1. The proposal conforms to the Provincial Policy Statement, Growth Plan for the Greater Golden

Horseshoe, Halton Region Official Plan and the Livable Oakville Plan (Official Plan).

2. The proposed single detached dwellings are permitted in the Town’s Zoning By-law (2014-014);

3. The proposed development makes efficient use of existing hard and soft services; and

4. The subject lands are well served by public transit, providing local and regional connections.

Respectfully submitted,

KORSIAK URBAN PLANNING

_____________________

Jacob Kaven, MES, RPP

Figure 1 Aerial Photo

SUBJECTLANDS

CLEN

AYR

GATE

LOW DENSITYRESIDENTIAL

LOW DENSITYRESIDENTIAL

NEW

CAST

LE

CRES

CENT

PRO

UD

FOO

T

DUNDAS STREET WEST

SCOTCH P

INE

TRAIL

LOW DENSITYRESIDENTIAL

MEDIUMDENSITY

RESIDENTIAL

206-277 Lakeshore Road EastOakville, Ontario L6J 1H9

T: 905-257-0227info@korsiak.com

April 27, 2018 Scale 1:1500

AERIAL PHOTO1388 DUNDAS STREET WEST

Image Source: Google Earth, 10/9/2016

S:\Korsiak & Company\MATTAMY\South Oakville\Oakville Sales Office (Matam East)\Pre-con 2018\Aerial Photo\Aerial Photo_1388 Dundas St_2018 Apr 27.dwg

Figure 2 Draft Plan of Condominium

Figure 3 Regional Structure

1388 DUNDASSTREET WEST

Figure 4 Functional Plan of Major Transportation Facilities

1388 DUNDAS

STREET WEST

Figure 5 Livable Oakville West Land Use Plan

1388 DUNDASSTREET WEST