PLANNING JUSTIFICATION REPORT

PLANNING JUSTIFICATION REPORT 2295/2307 KHALSA GATE OAKVILLE, ONTARIO Prepared For: December, 2014 Prepared By: 338 Lakeshore Road East, P.O. Box 52147, Oakville, ON L6J 7N5 c: 905-467-4250 o: 905-825-3582 f: 905-825-9124 e: davidfaye.associates@gmail.com

TABLE OF CONTENTS 1.0 Introduction... 1 2.0 Background... 1 3.0 Site Location and Surroundings... 2 4.0 Proposed Development Application... 3 4.1 Official Plan Amendment 3 4.2 Zoning By-Law Amendment 3 4.3 Development Density 4 4.4 Draft Plan of Subdivision 4 5.0 Technical Studies... 5 5.1 Functional Servicing Report 5 5.2 Tree Inventory and Preservation Plan 5 5.3 Phase 1 Environmental Site Assessment 5 5.4 Noise and Vibration Study 6 5.5 Traffic Impact Study 6 5.6 Archaeological Assessment 7 5.7 Urban Design Brief 7 5.8 Streetscape Plan 7 6.0 Land Use Planning Policies... 8 6.1 Provincial Policy Statement (2014) 8 6.2 Growth Plan for the Greater Golden Horseshoe (2006) 9 6.3 Region of Halton ROPA No. 38 10 6.4 Livable Oakville Plan 10 7.0 Planning Summary and Opinion... 12 Fig.1 Fig.2 Fig.3 Fig.4 Fig.5 Site Location and Surrounding Land Uses Preliminary Concept Plan Schedule 'H' West Land Use Draft Plan of Subdivision ROPA 38 Map 1 Regional Structure Appendix 1 Draft Official Plan Amendment Appendix 2 Draft Zoning By-law Amendment Appendix 3 Character Impact Analysis

Planning Justification Report, 2295 / 2307 Khalsa Gate, Oakville, Ontario PLANNING JUSTIFICATION REPORT 1.0 INTRODUCTION David Faye & Associates Inc. was retained by Stateview Homes (Ivory Oak Estates) Inc. ( Stateview ) the owner of 2295 and 2307 Khalsa Gate to prepare a Planning Justification Report to address the proposed redevelopment of these residential properties, along with a portion of the existing Khalsa Gate road allowance situated in front of 2295 and 2307 Khalsa Gate, which has been deemed surplus to Town of Oakville needs, and is being acquired by Stateview. The redevelopment of the combined residential properties and surplus road allowance ( subject lands ) will initially require an official plan amendment, zoning by-law amendment, and draft plan of subdivision approvals. The need for a Planning Justification Report was identified by Town of Oakville staff at a pre-consultation meeting held on October 8, 2014. Stateview has retained a team of professional consultants to provide technical support for the planning application as follows: Skira & Associates Ltd. N.J. Sinclair / Welwyn Consulting Soil-Mat Engineers & Consultants Ltd. LEA Consulting Ltd. HGC Engineering Archaeological Assessments Ltd. John G. Williams Limited, Architect David Faye & Associates Inc. Functional Servicing Report Tree Vegetation Study and Preservation Plan Phase 1 Environmental Site Assessment Traffic Impact Study Noise and Vibration Study Stage 1/2 Archaeological Assessment Urban Design Brief / Streetscape Plan Planning Justification Report, Draft OPA, Draft Zoning By-law 2.0 BACKGROUND The subject lands comprise 2 rural residential properties on private services and surplus Khalsa Gate right-of-way located on the east side of Khalsa Gate (formerly Bronte Road) south of the TransCanada Pipeline corridor within the West Oak Trails Community. Stateview is requesting municipal approval to redevelop the subject lands with medium density residential uses compatible with existing and proposed development in the surrounding neighbourhood. David Faye & Associates Inc. December, 2014 1

Planning Justification Report, 2295 / 2307 Khalsa Gate, Oakville, Ontario 3.0 SITE LOCATION AND SURROUNDINGS The 2295 and 2307 Khalsa Gate properties are located on the east side of Khalsa Gate (Figure 1). The subject lands are legally described as Part of Lot 30, Concession 1, South of Dundas Street. At 2295 Khalsa Gate, there is an existing split-level residential building with attached garage on a lot 2,076.61 square metres in area. The building is now vacant and scheduled for demolition. It was most recently utilized as an architectural design office. At 2307 Khalsa Gate, there is an existing single storey residential building with detached garage on a lot 2,179.21 square metres in area. The building is now vacant and scheduled for demolition. It was most recently used as a medical office. The buildings at 2295 and 2307 Khalsa Gate will both be demolished to permit the proposed residential redevelopment to proceed. To the north of the subject lands is an existing single detached residence abutting the TransCanada Pipeline corridor/town of Oakville linear open space system. North of the TCPL corridor are proposed mixed use redevelopments within the Palermo Village Secondary Plan Area. To the immediate east and south of the subject lands is a recent common element condominium development of three-storey townhouses accessed from Baronwood Drive within the West Oak Trails Secondary Plan Area. This new development does not have a road connection to Khalsa Gate. Further to the east and south is a mixture of low and medium density residential uses and a neighbourhood commercial site serving the surrounding residential community. To the west of the subject lands is Khalsa Gate road allowance (formerly Bronte Road) which was transferred to the Town of Oakville by the Region of Halton subsequent to the construction of the Bronte Road by-pass west of the historic Palermo settlement area. Stateview has a binding agreement of Purchase and Sale with the Town of Oakville to acquire a portion of the Khalsa Gate right-of-way surplus to municipal needs. These additional lands have been incorporated into the redevelopment concept for 2295 and 2307 Khalsa Gate. On the west side of Khalsa Gate extending to the new Bronte Road realignment are lands designated Urban Centre within the Palermo Village Secondary Plan Area. In summary, the surrounding area to the east and south of the subject lands is predominantly residential with a mixture of low and medium density residential uses constructed or planned. To the west of the subject lands and further north beyond the TransCanada Pipeline corridor is the Palermo Village Community with more intensive mixed use redevelopment planned and/or under construction. David Faye & Associates Inc. December, 2014 2

Planning Justification Report, 2295 / 2307 Khalsa Gate, Oakville, Ontario 4.0 PROPOSED DEVELOPMENT APPLICATION The combined area of the properties at 2295 and 2307 Khalsa Gate is 0.426 hectares (1.05 acres). The surplus road allowance comprises 0.088 hectares (0.22 acres). Combined, these parcels total 0.514 hectares (1.27 acres) and have 90.11 metres of frontage on Khalsa Gate. The depth of the subject lands varies from 56.37 metres along the southerly boundary to 55.33 metres along the northerly boundary. The development concept features 22 3-storey townhouses on a private common element condominium road which connects to Khalsa Gate at the north and south ends of the site (Figure 2). The use of a private road to provide service to the 22 townhouse units is consistent with other townhouse developments in the surrounding neighbourhood. The site design proposes 10 terrace townhouses in 2 buildings fronting toward Khalsa Gate with driveway access to the rear of the units off the internal common element condominium road. These units will have rear terrace private amenity areas. Twelve townhouses in 2 buildings are proposed to front on the internal condominium road with rear yard amenity areas abutting the rear yards of the existing townhouses to the east. Each townhouse unit will have a two-car garage and double driveway providing 4 car parking spaces per unit. The common element condominium road will be 7.5 metres in width with a 1.5 metre sidewalk on one side of the road. This internal crescent road is designed with a 13.0 metre centre line radius consistent with Region of Halton guidelines for municipal waste and recycling materials pickup. Waste and recycling vehicles will be able to pick up in a continuous forward direction without the need to reverse direction. 4.1 Official Plan Amendment The Applicant proposes to amend the existing Oakville Official Plan designation on the subject lands from Low Density Residential to Medium Density Residential to permit twenty-two freehold 3-storey townhouse dwelling units on a common element condominium road (Figure 3). A draft official plan amendment is contained in Appendix 1. 4.2 Zoning By-law The subject property is currently zoned Agricultural (A) on Schedule 91(19) of existing Zoning By-law 1984-63 and Existing Development (ED) on Schedule 91(19) of Council-adopted Zoning By-law 2014-014. The owners propose to rezone the subject property to Multiple Attached Dwellings R8 Zone with Special Provisions under By-law 1984-63 and David Faye & Associates Inc. December, 2014 3

Planning Justification Report, 2295 / 2307 Khalsa Gate, Oakville, Ontario Residential Medium RM1 Zone with Special Provisions under Council-adopted By-law 2014-014. The R8 zoning category will permit 10 3-storey terrace townhouse units with a minimum frontages of 6.15 metres (20.1 feet) and a minimum lot area of 140.0 square metres per unit on Block 2 to front toward Khalsa Gate with required private vehicular parking at the rear of the units accessed from the internal common element condominium road. The R8 zoning category will permit 12 3-storey townhouse units with a minimum frontage of 7.05 metres (23.1feet) and a minimum lot area of 160.0 square metres on Block 1 to front onto the internal common element condominium road with required private vehicular parking at the front of the units. The Residential Medium RM1 zoning category with special provisions will permit 22 3-storey townhouses on a private road with minimum frontage of 6.15 metres and minimum area per unit of 135 square metres for 10 units on Block 2 and minimum frontage of 7.05 metres and minimum lot area of 135 square metres for 12 units on Block 1. A draft zoning by-law is enclosed in Appendix 2. 4.3 Development Density The Livable Oakville Plan permits a density range of 30-50 dwelling units per site hectare for lands designated Medium Density Residential. The proposed development density for the subject property is 42.8 units per site hectare which is within the density range permitted by the Livable Oakville plan. 4.4 Draft Plan of Subdivision The Applicant proposes to submit a draft plan of subdivision (Figure 4) encompassing 2 Blocks for the development of the 22 townhouses and 1 Block for the future common element condominium road. Registration of the plan of subdivision will facilitate the future creation of the Potls for construction of the townhouse units through a municipal by-law exempting the subject lands from the part-lot control provisions of the Planning Act. The private internal common element condominium road will feature a 7.5 metre wide pavement and a 1.5 metre wide sidewalk on one side of the internal road. David Faye & Associates Inc. December, 2014 4

Planning Justification Report, 2295 / 2307 Khalsa Gate, Oakville, Ontario 5.0 TECHNICAL STUDIES 5.1 Functional Servicing Report Skira & Associates Ltd. has prepared a Functional Servicing Report to address storm drainage, water services, and wastewater services. The plan of subdivision will be serviced by piped municipal water and wastewater services. The site s internal sanitary sewer and watermain will connect to the existing sanitary sewer and watermain on Khalsa Gate abutting the site. Stormwater runoff will be directed to catch basins connecting to a storm sewer on the internal subdivision road. A stormseptor located near the junction of the internal condominium road and Khalsa Gate will provide the level of water quality treatment required by the Town of Oakville Development Engineering Department. The surplus Khalsa Gate right-of-way to be acquired by Stateview from the Town of Oakville contains underground and above-ground infrastructure owned by Oakville Hydro, Bell Canada, Cogeco Cable, Union Gas, and the Region of Halton. Stateview will enter into agreements with each of these agencies to relocate their respective infrastructure into the ultimate Khalsa Gate right-of-way to each agency s satisfaction T h e Functional Servicing Report confirms that the water, wastewater, and stormwater management systems designed for the 22 townhouse units can accommodate the new servicing demand. 5.2 Tree Inventory and Preservation Study N.J. Sinclair and Welwyn Consulting collaborated on a Tree Inventory and Preservation Plan Report for the subject lands. A total of 41 trees were inventoried on and within 6 metres of the subject lands. Trees impacted by grading, site servicing, and site planning requirements have been recommended for removal. Other trees have been recommended for preservation with the applicable tree preservation zones identified in the report. 5.3 Phase 1 Environmental Site Assessment Soil-Mat Engineers & Consultants Ltd. ( Soil-Mat ) completed a Phase 1 Environmental Site Assessment for the subject lands. The report did not identify any environmental issues on the subject lands, or in the general vicinity of the subject lands, which would have an adverse environmental impact on the site. Soil-Mat advises that additional environmental investigations are not warranted. David Faye & Associates Inc. December, 2014 5

Planning Justification Report, 2295 / 2307 Khalsa Gate, Oakville, Ontario 5.4 Noise Feasibility Study HGC Engineering prepared a Noise Feasibility Study for the proposed townhouse development. Sound level predictions indicate that the future road traffic sound levels will exceed MOE guidelines at the plane of the living/dining room windows during the daytime and at the plane of the bedroom windows during the night time at the dwelling units with exposure to Khalsa Gate and Bronte Road. Recommendations include: 1. Forced air ventilation systems with ductwork sized for the future installation of central air conditioning by the occupants of dwellings 1-4 inclusive and 10-22 inclusive; 2. Building construction meeting the minimum requirements of the Ontario Building Code to provide sufficient acoustical insulation; 3. Warning clauses for dwellings 1-4 inclusive and 10-22 inclusive, to inform future occupants of the noise impacts and to address sound level excesses. 5.5 Traffic Impact Study LEA Consulting Ltd. completed a Traffic Impact Study for the proposed townhouse development which includes: 1. Technical memorandum outlining the site-generated trips 2. Site circulation assessment 3. Sightline assessment 4. Functional design review 5. Visitor parking review LEA Consulting concluded that: The proposed site-generated traffic will have minimal impact on the adjacent road network during the weekday a.m. and p.m. peak hours; Site lines along Khalsa Gate are adequate to support the new access locations; Geometric review of the internal roadway shows that the design satisfies the Town s standards and also the Region of Halton s standard for garbage and recycling pickup; On-site parking of 4 spaces per unit provides sufficient opportunities for visitor parking. David Faye & Associates Inc. December, 2014 6

Planning Justification Report, 2295 / 2307 Khalsa Gate, Oakville, Ontario 5.6 Archaeological Assessment Archaeological Assessments Ltd. was retained to complete a Stage 1-2 Archaeological Assessment of the 2295 and 2307 Khalsa Gate properties. Areas of obvious disturbance occupied by the existing houses, garages, outbuildings, gravel driveways, and parking areas, which no longer have any archaeological potential, were not shovel test pitted. All other sections of the 2 properties, representing approximately 70% of the total area of the lots, were shovel test pitted at 5 metre intervals, and excavated soils were put through a screening process. The assessment documents that there are no significant archaeological resources present on the site, and redevelopment of the properties will not impact any archaeological resources. Archaeological Assessments concludes that further archaeological study of 2295 and 2307 Khalsa Gate is not required. 5.7 Urban Design Brief John G. Williams Limited, Architect was retained to complete an Urban Design Brief for 2295 and 2307 Khalsa Gate. The Urban Design Brief has been prepared in accordance with the requirement of the Town of Oakville s Terms of Reference for an Urban Design Brief (March 2010). The purpose of this Urban Design Brief is to: Analyze the site s physical and policy context within the local area and illustrate how the proposed development will be integrated with its surroundings Provide design principles to guide how the site and new built form will be developed Ensure the proposed development complies with the relevant urban design policies and objectives as outlined in the Livable Oakville Plan and the Old Bronte Road / Khalsa Gate Streetscape Plan. T h e Urban Design Brief assesses the concept design principles and concept plan, sustainability, and the public realm, and concludes that the proposed urban design strategies for the site will ensure a 22-unit condominium townhouse redevelopment that is appropriate for the subject lands and compatible to its physical context within the Town of Oakville. 5.8 Streetscape Plan John G. Williams Limited, Architect was retained to prepare a Streetscape Plan to accompany the Stateview planning application. David Faye & Associates Inc. December, 2014 7

Planning Justification Report, 2295 / 2307 Khalsa Gate, Oakville, Ontario The Streetscape Plan examines the subject land s location and site context, the proposed concept plan, the proposed built-form (private realm) and the Khalsa Gate right-of-way (public realm). The study concludes that the proposed development concept urban design strategies for the subject lands will ensure that the portion of the Khalsa Gate streetscape that abuts the subject lands will reflect the local context, promote a more pedestrian-oriented environment that is safe, attractive, and accessible, and provide cohesion between the public and private realms. The proposed development will appropriately interface with Khalsa Gate and become a logical and appropriate component of a complete street, as envisioned by the Old Bronte/ Khalsa Gate Streetscape Plan. 6.0 LAND USE PLANNING POLICY CONTEXT The proposed redevelopment of 2295 and 2307 Khalsa Gate combined with a portion of the surplus Khalsa Gate, road allowance to be acquired from the Town of Oakville, will add 22 3-storey townhouse units to the municipal housing stock. To accomplish this will require initially an official plan amendment, zoning by-law amendment, and draft plan of subdivision. Later in the planning approvals process, site plan approval, a draft plan of condominium, and a part-lot control exemption by-law will be required. A number of provincial. regional, and local planning documents provide policy direction regarding the proposed redevelopment application. 6.1 Provincial Policy Statement (2014) The Provincial Policy Statement (PPS) 2014 was issued under Section 3 of the Planning Act and came into effect on April 30, 2014. It provides policy direction on matters of provincial interest related to land use planning and development. The following PPS policies are relevant to the subject application: promoting efficient development and land use patterns which sustain the financial well-being of the Province and municipalities over the long term (1.1.1a); providing that settlement areas shall be the focus of growth (1.1.3.1); directing that planning authorities identify and promote opportunities for intensification and redevelopment where this can be accommodated taking into account existing building stock or areas and the availability of suitable infrastructure and public service facilities (1.1.3.3); David Faye & Associates Inc. December, 2014 8

Planning Justification Report, 2295 / 2307 Khalsa Gate, Oakville, Ontario promoting appropriate development standards which facilitate intensification, redevelopment, and compact form while maintaining appropriate levels of public health and safety (1.1.3.4); directing that planning authorities provide for an appropriate range of housing types and densities to meet projected requirements of current and future residents (1.4.3) by promoting densities for new housing which efficiently use land, resources, infrastructure, and public service facilities, and support the use of alternative transportation modes and public transit in areas where it exists or is to be developed (1.4.3d). Comment: The subject site is within the urban area and full municipal services are available. This redevelopment proposal provides for appropriate intensification at a density and housing form appropriate for the area. Active transportation opportunities are readily available in the neighbourhood. The TransCanada Pipeline open space corridor is 50 metres from the subject lands and provides pedestrian and cycling alternatives with connections to neighbourhood parks, schools, open space/valleylands, medical services, and shopping areas readily accessible to the future townhouse residents. Public transit service is currently available along Bronte Road, at Pine Glen Road and Khalsa Gate, and at West Oak Trails Boulevard and Bronte Road. All locations are within 400 metres walking distance of the subject property. The redevelopment proposal makes efficient use of land, resources, and infrastructure as required by the PPS. In our opinion, this redevelopment proposal is consistent with the Provincial Policy Statement 2014. 6.2 Growth Plan for the Greater Golden Horseshoe (2006) The Growth Plan for the Greater Golden Horseshoe was prepared by the Province of Ontario pursuant to the Places to Grow Act and came into effect on June 16, 2006. The Growth Plan emphasis is on building compact, vibrant, and complete communities with a range of housing, while at the same time optimizing the use of existing and new infrastructure. Intensification is particularly encouraged within the built boundary where public transit and public service facilities are available. Comment: The subject lands are within the built boundary. The proposed redevelopment provides intensification of underutilized lands and makes efficient use of existing infrastructure. It provides a medium density housing form consistent with the housing form in the surrounding neighbourhood. It is supportive of public transit use along Bronte Road and within the West Oak Trails and Palermo Communities, and provides nearby active transportation alternatives. David Faye & Associates Inc. December, 2014 9

Planning Justification Report, 2295 / 2307 Khalsa Gate, Oakville, Ontario In our opinion, this redevelopment proposal is consistent with the policies of the Growth Plan for the Greater Golden Horseshoe. 6.3 Region of Halton ROPA No. 38 ROPA No. 38 was adopted by Region of Halton Council in December, 2009. It was approved with modifications by the Minister of Municipal Affairs and Housing and appealed to the Ontario Municipal Board. As of writing, certain matters remain before the OMB, but much of ROPA 38, as amended, has been approved by the Board, as outlined in the Halton Region Official Plan February 18, 2014 Interim Office Consolidation. Map 1 Regional Structure designates the subject lands Urban Area (Figure 5). The Regional policy regime is supportive of appropriate intensification: Sec 72(2) Sec 72(9) Sec 86(11) Sec 172(10) 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 ; To facilitate and promote intensification and increased densities; Permit 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; To promote land use patterns and densities that foster strong live-work relationships and can be easily and effectively served by public transit and active transportation. Comment: The subject redevelopment is a compact urban form supportive of transit usage and active transportation alternatives. It makes efficient use of space and services compatible with the character of the existing neighbourhood. In our opinion, it is consistent with OMB-approved policies of ROPA No. 38. 6.4 Livable Oakville Plan Oakville Council adopted the Livable Oakville Plan in June, 2009. approved by the Ontario Municipal Board in May, 2011. It was The Livable Oakville Plan directs growth and intensification to identified Growth Areas and the Midtown Urban Growth Centre, but recognizes that some growth and change may occur within established neighbourhoods provided the character David Faye & Associates Inc. December, 2014 10

Planning Justification Report, 2295 / 2307 Khalsa Gate, Oakville, Ontario of the areas is preserved and the overall urban structure of the Town is upheld. Infill redevelopment opportunities can be considered within the context of the official plan (Section 4.3). The subject lands are designated Low Density Residential on Schedule H West Land Use (Figure 3). It is located directly opposite lands designated in the Palermo Village Secondary Plan for Urban Centre uses. Stateview proposes to amend the existing Low Density Residential designation on the subject lands to Medium Density Residential. Comment: The proposed OPA will allow for the introduction of an appropriate residential land use compatible with the existing medium density uses already constructed to the east and south of the subject lands and the more intensive urban centre uses proposed to the west and north of the subject lands. Medium density use on the subject lands will provide an appropriate extension of the existing medium density uses to the east and south of the subject property. The 22-unit townhouse redevelopment proposed on the subject lands is similar in building form, building height, freehold tenure on a private condominium road, and development density with the abutting medium density residential uses. In addition, there is no vehicular connection between the subject lands and the abutting medium and low density residential neighbourhood, which ensures there will not be any traffic impacts from the proposed redevelopment on the adjacent neighbourhood. Section 11.1.9 provides a list of criteria to evaluate development within stable residential communities to maintain and protect the existing neighbourhood character. In our opinion, this 22-unit townhouse redevelopment is consistent with the applicable criteria of Section 11.1.9 and will have no negative impact on the surrounding residential neighbourhood. Refer to the Character Impact Analysis in Appendix 3. The redevelopment application is consistent with a recommendation by Planning Staff in Report PD-003-11 presented at the January 24, 2011 P&D/Council meeting that 2295, 2307, and 2317 Khalsa Gate be redesignated to Medium Density Residential from the existing Low Density Residential designation by a Town-initiated amendment or an application by the property owners. David Faye & Associates Inc. December, 2014 11

Planning Justification Report, 2295 / 2307 Khalsa Gate, Oakville, Ontario Private Road versus Municipal Right-of-way Part D, Section 11.1.5 of Livable Oakville discourages residential development on a private road in favour of a municipal right-of-way. Stateview is proposing a private condominium road to service the proposed redevelopment for several reasons: due to the small size of the land parcel, a full municipal right-of-way is not practical and would not permit the proposed 22 unit redevelopment opportunity. this 22 unit townhouse project is of a scale that can be appropriately serviced with full municipal services by a private common element condominium road ROW. the private road will meet the Town and Region standards for a common element condominium road, including the Region s standard for waste and recycling pick up. the abutting townhouse project to the east and south of the Stateview site was approved by the Town of Oakville on a private condominium road and presents a comfortable fit in the surrounding neighbourhood. This Stateview project on a similarly sized private road will also be an appropriate fit in the neighbourhood. For the above reasons, we submit that the choice of a private road to service the proposed redevelopment is entirely appropriate in this location. 7.0 PLANNING POLICY SUMMARY The proposed official plan amendment, zoning by-law amendment, and draft plan of subdivision will implement appropriate redevelopment, and should be approved for the following reasons: a. The proposed redevelopment is consistent with policies in the Provincial Policy Statement, the Growth Plan for the Greater Golden Horseshoe, Council-adopted and OMB partially-approved ROPA No. 38, and the Livable Oakville Plan. b. The proposed redevelopment of medium density housing is consistent with the existing massing, building form, building height, and density of development in the surrounding residential neighbourhood. c. The use of a private common element condominium road is consistent with other similar medium density developments within the surrounding neighbourhood, and will be built to the existing condominium road standard of both the Town of Oakville and Region of Halton sufficient to accommodate appropriately the 22 new residential units. David Faye & Associates Inc. December, 2014 12

Planning Justification Report, 2295 / 2307 Khalsa Gate, Oakville, Ontario d. The private condominium road will connect to Khalsa Gate, and will not direct traffic through the adjacent established residential neighbourhood. e. A Functional Servicing Report confirms that there are no servicing issues with the redevelopment proposal. f. The infrastructure currently within the surplus Khalsa Gate right-of-way being acquired by Stateview Homes will be relocated to the satisfaction of the respective agencies by Stateview Homes. g. The 22 new residential dwellings will provide the opportunity for greater support of the existing and future public transit service. h. The 22 new residential dwellings will provide the opportunity for increased economic support of existing neighbourhood commercial uses and future commercial activities in Palermo Village. i. The proposed redevelopment will have no adverse impact on the surrounding established residential neighbourhood. j. The proposed redevelopment represents good planning and should be approved. Respectfully submitted, David Faye & Associates Inc. David Faye, MCIP, RPP David Faye & Associates Inc. December, 2014 13

BALC. BALC. PART 1 BALC. REVERSE REVERSE BALC. BALC. REVERSE BALC. REVERSE BALC. REVERSE N45 24'40"W BALC. REVERSE REVERSE BALC. REVERSE BALC. REVERSE BALC. PART 5 TE EXIST. PRIVACY FENCE REVERSE N45 36' 50" W PART 2 56.37 NCE N37 08' 40 "E PART 6 90.11 EDGE OF GRAVEL OU EXISTING 3 STOREY TOWNHOUSES BALC. REVERSE FIRE ROUTE 92.96 EDGE OF GRAVEL ONE RETA EXIST. ST IVACY FE EXIST. PR PART 3 PART 4 EDGE OF GRAVEL EDGE OF ASPHALT EDGE OF PAVEMENT 5142.29 M2 4544.44 m2 1073.40 1073.4 m2 1198.8 m2 1198.8 m2 PER BLOCK m2 5257 SQ. FT. 5257 SQ. FT. 48916 SQ. FT. 11554 SQ. FT. 11554 SQ. FT. 12904 SQ. FT. 12904 SQ. FT. PER BLOCK SQ. FT. 22 UNITS (3 STOREY UNITS) 488.4 m2 4635 SQ. FT. 4635 SQ. FT. PER UNIT SITE STATISTICS - 2295, 2307 KHALSA GATE (OAKVILLE) TOTAL SITE AREA TOTAL UNITS (MAX U.P.H. 0.5142HA/22= 42.78) 488.4 m2 BUILDING AREAS (G.F.A): BLOCK 1 (EXCL. BALCONY) 430.7 m2 BUILDING COVERAGE: TH-1E (1 UNIT) TH-1EG (1 UNIT) TH-1 (4 UNITS) 202.7 m2 202.7 m2 198.4 m2 TH-1E (1 UNIT) TH-1EG (1 UNIT) TH-1 (4 UNITS) 202.7 m2 202.7 m2 198.4 m2 TH-2E (1 UNIT) TH-2C (1 UNIT) TH-2 (3 UNITS) 217.0 m2 220.4 m2 212.0 m2 TH-2E (1 UNIT) TH-2C (1 UNIT) TH-2 (3 UNITS) 217.0 m2 220.4 m2 212.0 m2 TOTAL BUILDING AREA (G.F.A) BLOCK 4 - TOTAL AREA BLOCK 4 (TERRACE 3 STOREY TOWNS) BLOCK 3 - TOTAL AREA BLOCK 3 (TERRACE 3 STOREY TOWNS) BLOCK 2 - TOTAL AREA BLOCK 2 (STANDARD 3 STOREY TOWNS) BLOCK 1 - TOTAL AREA BLOCK 1 (STANDARD 3 STOREY TOWNS) BLOCK 2 (EXCL. BALCONY) 430.7 m2 TOTAL BUILDING COVERAGE 48 SPACES PROVIDED 20 SPACES 24 SPACES REQUIRED 19785 SQ. FT. BLOCK 3 (EXCL. TERRACE) 1838.1 m2 BLOCK 4 (EXCL. TERRACE) PARKING 40 SPACES BUILDING COVERAGE TOTAL SITE AREA 1838.1 M2 / 5142.29 m2 = 35.74% BLOCK 1 & 2 (12 UNITS WITH 2 SPACE IN GARAGE AND 2 SPACE IN DRIVEWAY) 6 SPACES 44 SPACES * 88 SPACES VISITORS PARKING (0.25 PER UNIT) TOTAL BLOCK 3 & 4 (10 UNITS WITH 2 SPACES IN GARAGE AND 2 SPACES IN DRIVEWAY) * VISITOR PARKING TO BE ACCOMMODATED ON PRIVATE DRIVEWAY AMENITY SPACE PROVIDED (STANDARD) 3 STOREY TOWNS: 42.65 M2 (459 SQ.FT.) PER UNIT (REAR YARD) AMENITY SPACE PROVIDED (TERRACE) 3 STOREY TOWNS: 18.77 M2 (202 SQ.FT.) PER UNIT (TERRACE) NOTE:. EDGE OF ASPHALT ER FIR L INING WAL EDGE OF GRAVEL AD RO W 55.33 AD CENTRELINE OF ASPHALT m.0 12 R= TE ON BR RO E DL ID RM W. ET RE ST AS ND DU EDGE OF PAVEMENT EDGE OF GRAVEL.00 "E N37 07' 35 SECTIONS C & D BLOCKS 4 & 5 R12 9.29 N55 35 '10"E GARBAGE PICK-UP MUNICIPAL DOOR TO DOOR GARBAGE COLLECTION PE UP ( 8 '-1 " ) ( 1 0 '-1 " ) ( 1 0 '-1 " ) PRELIMINARY FIGURE 2 FIRE ROUTE

W NEYAGAWA BLVD. NEYAGAWA BOULEVARD NEYAGAWA BOULEVARD NORTH SERVICE MORDEN ROAD RD. W. TOWNE BLVD. UPPER MIDDLE ROAD Sixteen DORVAL DRIVE DUNDAS STREET WEST Mile RIVER RIVER OAKS WEST OXFORD AVENUE SPEERS ROAD Creek G LEN B LVD. BOULEVARD E AST KERR STREET X X SIXTH LINE X X * SIXTH LINE SIXTH LINE McCRANEY NORTH SERVICE ROAD EAST QUEEN MARY DRIVE X X SIXTH LINE Sixteen SCHEDULE H WEST LAND USE North West X X West 407 North South West LEIGHLAND GLENASH TON CROSS AVENUE Mile RIVER OAKS BLVD. Creek DUNDAS STREET EAST STREET TRAFALGAR ROAD DR IVE North East REYNOLDS STREET EAS T AVENUE Central OA K PA RK EAST D RIVE South East MAPLE AVENUE CORNWALL MacDONALD S:\DEPARTME\PLANNING\GIS DATA DEVELOPMENT\OFFICIAL PLAN\OP2008\ LIVABLE OAKVILLE MXD...SCHEDULE H.mxd TRAFALGAR ROAD East SCHEDULE AREA BOUNDARY LOW DENSITY RESIDENTIAL MEDIUM DENSITY RESIDENTIAL HIGH DENSITY RESIDENTIAL NEIGHBOURHOOD COMMERCIAL COMMUNITY COMMERCIAL CORE COMMERCIAL OFFICE EMPLOYMENT BUSINESS COMMERCIAL NATURAL AREA PARKWAY BELT PARKS AND OPEN SPACE PRIVATE OPEN SPACE UTILITY RAILWAY Refer to Part E, Growth Area Policies ** Refer to Part E, Special Policy Areas. BUILT BOUNDARY GROWTH AREA* GREENBELT** Refer to Part E, Exceptions ± 1:26,000 September 10, 2014 TRAFALGAR ROAD RO A D POSTRIDGE Cit TREMAINE ROAD REGIONAL ROAD 25 Si xteen Mile Creek DUNDAS STREET WEST... DUNDAS STREET WEST. PINE GLEN ROAD PINE GLEN ROAD PROUDFOOT TRAIL. COLONEL POSTMASTER DRIVE FOURTH LINE BURLOAK DRIVE GREAT LA urlington City of Burlington BURLOAK DRIVE Bronte Creek ILLIAM PARKWAY UPPER MIDDLE RD. W. BRONTE ROAD.... BRONTE ROAD WESTOAK GRAND OAK TRAIL BLVD. Q.E.W. Q.E.W. Bronte Cree BRONTE ROAD NORTH SPEERS ROAD BRIDGE ROAD TRAILS SERVICE WYECROFT ROAD ROAD REEVES G A TE WEST HERITAGE W A Y POST MA STER THIRD LINE DRIVE KINGS C OL LE G E MERCHANTS DR. GATE THIRD LINE ABBEYWOOD D R IVE. WEST O AK SANDPIPER ROAD TRAILS BLVD. UPPER MIDDLE ROAD WEST PILGRIMS ROAD WAY SPEERS ROAD SOUTH FOURTH LINE THIRD LINE GLEN ABBEY G T. BRIDGE PILGRIMS WAY GATE MONASTERY NOTTINGHILL S ERVICE WEST ROAD LINE DR... DORVAL DRIVE Si xt e e n Mile Creek OLD LANE A B BEY WYECROFT ROAD PINEGROVE ROAD DORVAL DRIVE.

APPENDIX 1 Draft Official Plan Amendment

DRAFT Town of Oakville Official Plan Amendment No. XXX Part 1, Constitutional Statement Part 1 and Part 2 do not constitute operable parts of this amendment. Part 3 The Amendment is part of this amendment. Part 2, The Preamble 1. Purpose The purpose of the amendment is to change the land use designation for lands known municipally as 2295 and 2307 Khalsa Gate and a portion of the Khalsa Gate right-of-way from Low Density Residential to Medium Density Residential. 2. Location The amendment applies to 0.514 hectares of land in Part of Lot 30, Concession 1, SDS known municipally as 2295 and 2307 Khalsa Gate plus adjacent surplus Khalsa Gate right-of-way. 3. Basis The amendment will permit the redevelopment of the site for 22 townhouse dwelling units consistent with the density range for Medium Density Residential uses in the Livable Oakville Plan. The site comprises two former residential properties on rural services plus surplus Khalsa Gate right-of-way within a neighbourhood with new development on full municipal services. The Provincial Policy Statement 2014 and the Growth Plan for the Greater Golden Horseshoe encourage redevelopment and intensification of under-utilized lands to make more efficient use of existing infrastructure. The amendment will introduce a compact housing form compatible with existing development in West Oak Trails Community and future redevelopment within nearby Palermo Village. The site is within walking distance of existing public transit and nearby active transportation opportunities, schools, parks, neighbourhood shopping, and employment, in particular the new Oakville Hospital opening in late 2015.

The amendment complies with Livable Oakville policies for redevelopment in stable residential neighbourhoods, and will maintain the existing character of the surrounding neighbourhood. Technical studies dealing with traffic, servicing, acoustic impacts, urban design and streetscape provide support for the proposed change in residential density and housing form. To summarize, the amendment is consistent with the Provincial Policy Statement, complies with the Growth Plan, the Region of Halton Official Plan, and the Livable Oakville Plan, and represents good planning. Part 3, The Amendment The Official Plan is amended as follows: Mapping Schedule H, West Land Use is amended as shown on Schedule A to this amendment to permit Medium Density Residential use on the subject site.

SCHEDULE A

APPENDIX 2 Draft Zoning By-Law Amendment

By-Law Number 2015-xx DRAFT THE CORPORATION OF THE TOWN OF OAKVILLE BY-LAW NUMBER 2015-xxx A by-law to amend the Town of Oakville Zoning By-law 1984-63, as amended, and the Town of Oakville Zoning By-law 2014-014, as amended, to permit the use of lands described as Part of Lot 30, Concession 1 SDS and Part of the Road Allowance between Lots 30 and 31, Concession 1 SDS Stateview Homes, (Ivory Oak Estates) Inc., File No.: Z.xxxx.xx COUNCIL ENACTS AS FOLLOWS: 1. Map 91(19) of By-law 1984-63, as amended, is further amended by rezoning the lands as depicted on Schedule A to this By-law. 2. Section 89, Special Provisions for Particular Parcels of Land, of By-law 1984-63, as amended, is further amended by adding a new Subsection as follows: Special Provision (xxx) Applies to / Location By-law Number Stateview Homes (Ivory Oak Estates) Inc. 2295 and 2307 Khalsa Gate (Part of Lot 30, Concession 1, SDS and Part of the Road Allowance between Lots 30 and 31, Concession 1 SDS) (2015-xxx) The lands subject to Special Provision xxx may be used for the uses permitted in the general provisions of By-law 1984-63, as amended, subject to the applicable regulations therefore, except where in conflict with the following uses and regulations, in which case the following shall prevail: a) Only Permitted Uses i) All R8 uses except single detached dwellings, semi-detached dwellings, maisonettes and apartment buildings. 1

By-Law Number 2015-xx b) Zone Standards for All Lands The following regulations apply to all lands identified as subject to this Special Provision: i) ii) iii) iv) v) vi) c) The common elements condominium parcels created in conjunction with the proposed multiple attached dwelling units, including roadways, walkways, and common element areas, be deemed to comply with Section 9(3) of the ByLaw. For the purposes of establishing compliance with the zoning regulations for the land zoned R8, common element roadways shall be considered as public streets for zoning purposes only. Maximum number of multiple attached dwellings 22 Maximum site coverage excluding balconies 36% Maximum building height 3 storeys Notwithstanding Section 30(1)(d), each dwelling unit shall have 4 parking spaces which shall include the minimum visitor parking per unit. Additional Zone Standards for Block 1 Lands The following additional regulations apply to lands identified as Block 1 in Figure xxx.xx: ix) Minimum lot area 160.0 square metres per unit Minimum lot frontage 7.05 metres per unit Minimum front yard 4.5 metres Minimum rear yard 6.0 metres Minimum side yard 1.2 metres Minimum separation distance between buildings 2.4 metres Porch projections - Porches, open or covered by a roof, located on the same level as the main floor level of the dwelling unit or lower, with or without a foundation, including the access stairs connecting the porch to the ground, may project into the required yard 2.20 metres from the property line, except that access stairs connecting to a porch may project an additional 0.6 metre. Bay windows with foundations may project into the required yard to a maximum of 0.6 metre Balconies may project up to 2.0 metres into a rear yard d) Additional Zone Standards for Block 2 Lands i) ii) iii) iv) v) vi) vii) viii) The following additional regulations apply to lands identified as Block 2 in Figure xxx.x: i) Minimum lot area 140.0 square metres per unit 2

By-Law Number 2015-xx ii) iii) iv) v) vi) vii) x) xi) Minimum lot frontage 6.15 metres per unit Minimum front yard 3.0 metres Minimum rear yard 6.0 metres Minimum side yard 1.2 metres except for a minimum 2.5 meters on a flankage lot Minimum separation distance between buildings 2.4 metres Porch projection Porches, open or covered by a roof, located on the same level as the main floor level of the dwelling unit or lower, with or without a foundation, including the access stairs connecting the porch to the ground, may project into the required yard a maximum of 1.0 metre. Bay windows with foundations may project into the required yard to a maximum of 0.6 metre Balconies may project up to 3.0 metres into a rear yard Figure xxx.x 3. Map 19(19) of By-law 2014-014, as amended, is further amended by rezoning the lands as depicted on Schedule B to this By-law. 3

By-Law Number 2015-xx 4. Part 15, Special Provisions, of By-law 2014-014, as amended, is further amended by adding a new Section xx.xxx as follows: xxx Map 19(19) Stateview Homes (Ivory Oak Estates) Inc. 2295 and 2307 Khalsa Gate (Part of Lot 30, Concession 1, SDS and Part of the Road Allowance between Lots 30 and 31, Concession 1 SDS) Parent Zones: RM1 (2015-xxx) 15.xxx.1 Zone Regulations for All Blocks The following regulations apply to all lands identified as subject to this Special Provision. a) Maximum number of dwellings 22 b) Maximum building height c) Notwithstanding Section 5.2.1, each townhouse dwelling shall have 4 parking spaces which shall include the minimum visitor parking per unit. 3 storeys 15.xxx.2 Zone Regulations for Block 1 The following additional regulations apply to lands identified as Block 1 on Figure 15.xxx.x: a) Minimum flankage yard b) Maximum allowable projection for a porch with or without foundations and access stairs into a front yard c) Maximum allowable projection for an uncovered platform into a rear yard 2.5 m Up to 2.0 metres from the property line 2.0 m 15.xxx.3 Zone Regulations for Block 2 The following additional regulations apply to lands identified as Block 2 on Figure 15.xxx.x: a) Minimum lot frontage b) Minimum front yard c) Maximum allowable projection for a porch with or without foundations and access stairs connecting a porch to the ground may project into a front yard 6.15 m per unit 3.0 m up to 1.0 m 4

By-Law Number 2015-xx d) Minimum flankage yard 2.5 m e) Minimum landscaping coverage N/A f) Maximum height N/A 15.xxx.4 Special Site Figures Figure 15.xxx.x 5. This by-law comes into force in accordance with section 34 of the Planning Act, R.S.O. 1990, c. P.13, as amended. PASSED this th day of, 2015 MAYOR CLERK 5

By-Law Number 2015-xx SCHEDULE 'A' To By-law 2015-xxx 6

By-Law Number 2015-xx SCHEDULE 'B' To By-law 2015-xxx 7

APPENDIX 3 Character Impact Analysis

Stateview Homes (Ivory Oak Estates) Inc. Redevelopment Consistency with Section 11.1.9 of the Livable Oakville Plan The criteria outlined in Section 11.1.9 of Livable Oakville are listed below along with our comments in regard to the proposed 22-unit common element condominium redevelopment. 11.1.9a Comment: The built form of development, including scale, height, massing, architectural character, and materials is to be compatible with the surrounding neighbourhood. The 22 new townhouse units will be brick and stone dwellings 3-storeys in height similar in architectural character, height, and massing to existing townhouse developments in the adjacent neighbourhood. 11.1.9b Comment: Development should be compatible with the setbacks, orientation, and separation distances within the surrounding neighbourhood. The zoning category and regulations of the proposed townhouse development are similar to the zoning of other nearby townhouse projects. 11.1.9c Comment: Where a development represents a transition between different land use designations or housing forms, a gradation in building height shall be used to achieve a transition in height from adjacent development. The proposed medium density development is not a transition between different land use designations or housing forms, but an extension of the prevailing 3-storey townhouse form and density abutting to the east and south of the subject site. 11.1.9d Comment: The proposed lotting pattern of development shall be compatible with the predominant lotting pattern of the surrounding neighbourhood. The lotting pattern in the surrounding neighbourhood consists of detached and semi-detached dwellings fronting on municipal roads and townhouse dwellings located on both municipal roads and private common element condominium roads. The proposed 22-unit common element condominium redevelopment continues the prevailing neighbourhood development pattern. 11.1.9e Roads and/or municipal infrastructure shall be adequate to provide water and wastewater service, waste management services, and fire protection.

Comment: Of the 22 new townhouse units, 10 units will front towards a municipal road, Khalsa Gate, and 12 units will front on a private internal condominium road. All 22 townhouse units will be serviced by municipal water and wastewater services, storm sewers, waste and recycling pickup, and fire protection. 11.1.9f Comment: Surface parking shall be minimized on site. The 22 new townhouse units will each have 4 parking spaces available for use by the townhouse occupants and their visitors. Two spaces will be available side-by-side in an attached double car garage and 2 spaces will be available side-by-side on a private driveway. 11.1.9g Comment: A proposal to extend the public street network shall ensure appropriate connectivity, traffic circulation, and extension of the street grid network designed for pedestrian and cyclist access. The redevelopment will not extend the public street network, but will introduce a private condominium road connecting to Khalsa Gate in two locations, which will ensure appropriate connectivity, traffic circulation, and opportunities for pedestrians and cyclists. 1.1.9h Comment: Impacts on the adjacent properties shall be minimized in relation to grading, drainage, location of service areas, access and circulation, privacy, and microclimatic conditions such as shadowing. Grading and drainage designs for the 22 new townhouses will be reviewed and approved by the Town of Oakville. Access and circulation will be to and from Khalsa Gate with no connections to adjacent local residential roads. The proposed 3-storey townhouses will be similar in height and massing to adjacent 3-storey townhouse forms and will not contribute to undue shadowing. 11.1.9i Comment: The preservation and integration of heritage buildings, structures, and uses within a Heritage Conservation District shall be achieved. The redevelopment site does not have any heritage buildings and is not within a Heritage Conservation District. 11.1.9j Development should maintain access to amenities including neighbourhood commercial facilities, community facilities including schools, parks, and community centres, and existing and/or future public transit services.

Comment: The proposed redevelopment is located in proximity to existing and proposed neighbourhood commercial facilities on West Oak Trails Boulevard and Khalsa Gate/Old Bronte Road, nearby elementary and secondary schools and parks, the TransCanada Pipeline linear park system, existing transit services, and the new Oakville hospital. 11.1.9k Comment: The transportation system should adequately accommodate anticipated traffic volumes. The addition of 22 residential housing units can be easily accommodated on Khalsa Gate and the community collector and arterial road system as outlined in the traffic report by LEA Consulting submitted with the development application. 11.1.9l Comment: Utilities shall be adequate to provide an appropriate level of service for new and existing residents. The 22 new townhouses will be serviced by utilities via the internal private condominium road which connects to Khalsa Gate. The updated Functional Servicing Report prepared by Skira & Associates Ltd. confirms that servicing capacity for water, wastewater, and stormwater management is available for the 22 new dwelling units. SUMMARY This character impact analysis demonstrates that the proposed 22-unit townhouse development will maintain and protect the existing character of the surrounding neighbourhood.