Oakville’s Planning and Development Council focused on major zoning reforms for low-density residential areas under the Livable Oakville plan, alongside decisions on a 139-unit subdivision and a town-wide housing policy update (OPA78). Discussion on the zoning overhaul drew on “423 responses from homeowners through the various surveys,” with delegates and councillors pressing staff on how new standards would work in practice—particularly sideyard setbacks, height measurement, and the on-the-ground impacts of grading and tree loss during redevelopment.

Topics Discussed

Residential Zoning Bylaw Overhaul

Council reviewed proposed changes to low-density residential zoning that would consolidate existing zones and introduce new standards for setbacks, height, floor area calculations, and stormwater provisions.

Staff framed the work as the product of long-running consultation, citing “423 responses from homeowners through the various surveys that were produced in this project,” and said the recommendation was intended to be “responsive to that decade of feedback that’s been collected from the broadest range of stakeholders.”

Delegates challenged whether the package actually simplifies rules or applies them consistently. Resident Joshua Gardner said, “While I believe that this task was well-intentioned, I do believe it missed the mark significant on both simplification and in applying equitable practices.” He argued the “zero overlay restrictions” are not necessary, pointing to a neighbourhood example: “Pine Grove in Maplehurst has been void of the zero overlay restrictions and yet is absolutely thriving.”

Councillors also drilled into practical implications of the proposed sideyard standards. One councillor questioned whether the minimum sideyard would be 1.2 metres and whether the “50% of the sideyard needs now to be soft” would apply on both sides, adding that “the practicality of somebody being able to get down their sideyard with a wheelbarrow… doesn’t seem to work.” Another speaker described existing conditions: “I have a house and it has a 1.2 meter sideyard with a fence all up and down the side.”

Height measurement and interpretation issues were also raised, with one speaker noting that “there’s obviously a significant difference depending on what part of Oakville you’re in… how it is particularly measured,” reflecting long-standing disputes over how standards are applied.

Argo Lions Valley Subdivision Approval (Item 8.1)

Council approved a 10.47-hectare development at 1303 Dundas Street West for 139 residential units, including detached homes and townhouses, along with natural heritage lands to be transferred to the town. Staff described the proposal as bringing “a mix of housing to this neighborhood, an extension of the road network, and new recreational trails to the area.”

The approval included special provisions in Bylaw 2026-046 and identified future development blocks that would return through later applications. Staff noted those blocks permit a range of uses and heights, with “a minimum of three stories and a maximum of eight… with a maximum of 12 stories permitted adjacent to storm water management ponds.”

Housing Policy Framework (OPA78)

Council adopted Official Plan Amendment 78, updating housing policies for lands between Dundas Street and Highway 407. Staff emphasized the amendment is policy-focused rather than a direct approval of new projects: “The official plan amendment itself does not propose new development, nor does it change land use designations or permissions… [but] provide[s] a basis to ensure future development can better address housing as a key consideration.”

OPA78 includes targets informed by growth and housing needs work, though staff cautioned they “do not necessarily reflect current market demands or conditions.” Staff also referenced targets for housing forms: “We do have targets for multiple attached and high-density housing… 65% to the year 2031 and 75% after.”

Resident Martin Ratikov questioned whether the policies deliver on multigenerational housing in practice: “I heard housing options. I heard multigenerational living. However, none of this is really apparent in the housing policy OPA.” Staff responded that Oakville is “in short supply of rental,” describing the policy direction as “an opportunity to provide for affordable rental opportunities.”

Development Application Referral (File Z.1316.12)

Council referred a mixed-use application at 306 Line and 21 Dundas Street West back to staff until June 2026. Applicant representative Andrew Henford objected to the deferral, arguing the retail component could proceed independently: “The application before you is largely permitted as of right… shoppers could proceed with a site plan application tomorrow… [for] the single-story retail building.”

Tree Protection and Grading Concerns

Councillor Rome raised grading and tree-protection issues tied to redevelopment impacts on neighbours. She described a prior site where grading created an artificial elevation before height was calculated: the site “was graded 9 ft from the road to the back… and then the heights went up on top of that,” leaving residents feeling the buildings were effectively taller than expected.

Motions

Passed: - Adoption of Heritage Oakville Advisory Committee minutes (March 24) - Approval of seasonal commercial patios resumption (Item 5.1) - Approval of Argo Lions Valley subdivision and Bylaw 2026-046 (Item 8.1) - Approval of Ward 6 development with commercial elements (Item 8.2) - Adoption of Official Plan Amendment 78 (OPA78) - Authorization for closed session to receive legal advice (solicitor-client privilege) - Various bylaw readings and passages

Deferred: - Bylaw 2026-50 (specific content not detailed in transcript)

Referred: - Z.1316.12 (306 Line and 21 Dundas Street West) — referred to staff until June 2026 - Ward 7 application (Item 8.3) — referred for further discussion with delegations scheduled

Attendees

• Mayor (not named in transcript)
• Deputy Mayor (not named in transcript)
• Councillor Hasdeal
• Councillor Omira
• Councillor McNess
• Councillor Rome
• Councillor Chisum
• Councillor Nanda
• Councillor Shia
• Councillor Adams
• Councillor Lchenna
• Councillor Chisom

Staff Present: - Katherine Buckerfield, Senior Planner and Project Coordinator - Joe Nethery, Nethery Planning (consultant) - Brad (staff member, full name not provided)

Public Delegates: - Joshua Gardner - Martin Ratikov - Andrew Henford (MHPC Planning, for Shoppers Realty Inc.)