Council Advances Zoning Reforms - Planning & Development Council meeting, April 20, 2026

Oakville council held a planning-focused meeting addressing major changes to residential zoning regulations and housing policy. The centerpiece was a comprehensive zoning bylaw review affecting low-density residential areas south of Dundas Street, including proposed new rules for sideyards, soft landscaping, driveway setbacks, and how building height is measured. Council also considered OPA78, a town-wide housing policy amendment, and several development applications including a 139-unit subdivision at 1303 Dundas Street West.

Topics Discussed

RESIDENTIAL ZONING BYLAW OVERHAUL

Council held a statutory public meeting on sweeping changes to residential zoning that will affect how homeowners can build and modify properties. The most significant changes include new interior sideyard requirements tied to lot width, a mandate that 50% of sideyard width must be soft landscaping for stormwater management, and standardized height measurements based on roof type (flat roofs limited to 8 metres, traditional sloped roofs to 10–12 metres). The review proposes consolidating 11 low-density residential zones into fewer categories and introduces a new 2.6-metre setback requirement for driveways to support stormwater infiltration.

Resident Joshua Gardner said that while the work was “well-intentioned,” it “missed the mark significant on both simplification and in applying equitable practices.” He also warned that under the proposed framework, “neighbors would who could tolerate a severed lot next door might unknowingly be signing up for increased lot coverage and reduced interior sideyards of their new neighbors.”

Councillors pressed staff on how the minimum sideyard and soft-landscaping requirements would work in practice. Councillor Hazdale asked, “Is the minimum yard setback 1.2 meters?” and followed up by questioning whether the 50% soft-landscaping requirement applies “on both sideyards,” adding that “the practicality of somebody being able to get down their sideyard with a wheelbarrow… doesn’t seem to work.” Another speaker raised a related implementation issue, saying they interpreted the rules to mean “I may have to make my house smaller… to ensure my heat pump and my air conditioner do not step into the minimum 1.2 sideyard setback.”

Councillor McNees also questioned whether soft landscaping in narrow sideyards would function as intended, noting that with limited light and airflow “it just ends up becoming mud.” Staff indicated the bylaw work would return to council on a short timeline, with one presenter describing the intent as being “responsive to that decade of feedback that’s been collected from the broadest range of stakeholders.”

HOUSING POLICY AMENDMENT (OPA78)

Council considered OPA78, an update to housing policies in the Livable Oakville Plan that sets housing targets to 2036 and commits the town to future work on “gentle density”/“missing middle” approaches in established neighbourhoods. Staff emphasized that “the official plan amendment itself does not propose new development, nor does it change land use designations or permissions across the town,” but said it provides a policy basis for future decision-making.

The targets discussed included 65% multiple attached and high-density housing by 2031, rising to 75% after 2031—targets staff said are “adopted from the regional official plan.” Staff also stressed the targets are not binding: “The targets themselves are aspirational. So no, it does not bind us to achieving that,” adding that the policies are intended to “push the needle” and give the town leverage in discussions with developers.

Resident Martin Ratikov said he heard “housing options” and “multigenerational living,” but argued “none of this is really apparent in the housing policy.” He also pointed to limits on how additional units can function in practice, saying, “I can build the units. However, that’s it. I can create a monstrous house and that’s the end of it.”

LIONS VALLEY SUBDIVISION APPROVAL

Council approved a zoning bylaw amendment and draft plan of subdivision for 1303 Dundas Street West, a 10.47-hectare development that will include 139 residential units (35 detached homes and 97 townhouses, plus 7 additional townhouses). The plan includes a natural heritage system along 16 Mile Creek to be conveyed to the town, a stormwater management pond, and an extension of Harrison Trail south to Dundas Street West. Two future development blocks designated as Dundas Urban Core will require future rezoning for mixed-use buildings in the 3–12 storey range.

DEVELOPMENT CONCERNS AND DEFERRALS

Council deferred a development application at 306 Line and 21 Dundas Street West (Item 8.3) back to staff with a return date of June 2026. Developer representative Andrew Hannerford objected to the delay, telling council, “The application before you tonight is largely to consider the residential component of our application,” and arguing that the base zoning already permits retail: “Shoppers could proceed with a site plan application tomorrow if they saw it if they wanted to.” He added, “we do believe that we would like our application to be heard on its merits and we don’t believe that the deferral is appropriate.”

Council also discussed how grading can affect perceived building height. One councillor described a past example where a site “was graded 9 ft from the road to the back,” meaning residents who previously saw “a level play” ended up looking at development that effectively had “a 9-ft head start” before height was calculated.

SEASONAL PATIOS APPROVED

Council approved the resumption of seasonal commercial patios. Mayor Burton said, “We’ll all look forward to the resumption of patio season. Now, if only it wasn’t four degrees outside right now.”

Motions

Passed: - Adoption of Heritage Oakville Advisory Committee minutes (March 24 meeting) including heritage permits - Approval of zoning bylaw amendment and draft plan of subdivision for 1303 Dundas Street West (Lions Valley) — 139 residential units - Adoption of OPA78 (Official Plan Amendment 78) — housing policy update - Resumption of seasonal commercial patios - Receipt of confidential legal memo dated April 20 under solicitor-client privilege - Five bylaws (numbers not provided in transcript)

Deferred: - Development application at 306 Line and 21 Dundas Street West (Item 8.3, File Z.1316.12) — return date June 2026 - Bylaw 2026-50 — deferred to a future meeting

Rejected: - None specifically noted

Attendees

The transcript does not provide a complete attendance list. Councillors and officials mentioned by name include: - Mayor Burton - Councillor Omira - Councillor Hazdale - Councillor McNees - Councillor Chisum - Councillor Nanda - Councillor Shia - Councillor Adams - Councillor Hallett Deal (noted in relation to objections to previous meeting minutes)

Staff and presenters mentioned include Katherine Buckerfield (Senior Planner/Project Coordinator), Joe Nethery (planning consultant), and Brad Sunderland (housing staff).