Oakville Council Addresses Development Charges, Housing Affordability, and Employment Lands

Oakville council handled three main planning matters: it declined to participate in the Canada Ontario Development Charges Reduction Program, held a public meeting on a proposed 12-storey rental building at 3043 Sixth Line, and deferred town-initiated employment lands official plan amendments for more consultation. Council also approved amendments to a residential zoning bylaw affecting low-density neighbourhoods south of Dundas Street and north of Highway 407.

Topics Discussed

DEVELOPMENT CHARGES PROGRAM

Council voted to receive and file a report on the Canada Ontario Development Charges Reduction Program rather than participate. Councillor Allan Elgar said Oakville has already absorbed major revenue losses from provincial policy changes, listing $22.3 million tied to Development Charges Act subsidy requirements, $14 million from Bill 108 and $21 million from parkland dedication changes, for a total of $57.7 million. He added, "Even the AMO and CHC state that they estimate only 1 to 5% of the project will become viable with a 50 to 60% reduction in DC's."

3043 SIXTH LINE DEVELOPMENT PROPOSAL

Council held the statutory public meeting for an official plan amendment and zoning bylaw amendment application at 3043 Sixth Line. The proposal would permit a 12-storey rental building with 165 units on a 0.33-hectare site now occupied by a detached house.

The applicant's planner, Paul Demchek, said, "I will note that the client has been working with the region of Halton to secure up to 90 of the 165 units as both affordable and deeply affordable housing units." A presentation to council said that would include "up to 50 … deeply affordable housing units" and another 40 units that are generally affordable.

Councillor Ray Chisholm questioned why the proposal had grown taller than what residents saw earlier, saying, "I remember the public information meeting happened last year… residents raised many concern about the height. So I remember that time is eight stories. So now would you tell me what's the reason and what's going on you now is apply for 12."

PARKING, TRAFFIC AND AFFORDABILITY QUESTIONS AT 3043 SIXTH LINE

Council's discussion of the Sixth Line application focused on parking supply, site access and how any affordable units would be secured. The proposal includes 128 vehicle parking spaces and 208 bicycle spaces for 165 units.

Councillor Jonathan McNeice asked staff to report back on how affordability commitments would be locked in, saying, "How do we ensure that that is actually what happens and gets registered on title as opposed to us approving it … conceptually and something changes and then become market rate."

No decision was made on the application at this meeting; council only held the required public hearing.

EMPLOYMENT LANDS OFFICIAL PLAN AMENDMENTS

Council debated town-initiated official plan amendments tied to provincial changes affecting employment lands. Staff said the town is projected to add about 74,000 jobs and face an employment land deficit of 209 hectares before 2031. Staff also explained that, under provincial changes, "a request to remove lands from the employment area can now be initiated outside of a municipal comprehensive review."

The proposed amendments would introduce "core employment" and "diversified employment" designations and apply separation rules between major facilities and residential areas. Staff told council that "major facilities or class 3 facilities are restricted within 300 meters of residential land use designations."

Several delegations argued the draft policies needed more work. Ruth Victor said, "We support the fundamental objective of employment within the town and meeting your job targets. We support the creation of housing and residential opportunities here." But she warned that the proposed mapping and permissions created conflicts where employment lands directly abut areas that would otherwise allow housing. Another delegate, Denise Baker, said she wanted "to talk about why these changes to employment area protections occurred," while Miss Baker also argued, "that is going to create a big policy gap for you."

Landowner Kumlji Tony Sandu said, "For many years since 2009, I have understood that the planning vision for the North Oakville… was to encourage employment generating development and economic growth," but added that he still did not understand what uses the town ultimately wanted on his property. Elden Theodore, speaking for another owner, said a proposed core employment designation could remove a recently secured automotive use and leave the site with permissions that "frankly… don't make any sense."

Council deferred the item for further consultation with staff and affected landowners, with a report back requested by mid-August.

LOW-DENSITY RESIDENTIAL ZONING AMENDMENTS

Council approved town-initiated amendments to Zoning Bylaw 2014-014 for low-density residential lands south of Dundas Street and north of Highway 407. Senior planner Katherine Buckerfield said the review applied to "the residential low zones where detached and semi-detached houses are permitted."

Staff said the amendments consolidate zones, revise side-yard and driveway setbacks, update garage rules, add soft-landscaping requirements and change how height and residential floor area are measured. Planning consultant Joe Nether explained the height change this way: "Height is currently being measured from established grade… at the center point of the front lot line," adding that this matters because it is "a point that is in the municipality's control."

Council also discussed floor area ratio changes. Councillor Grant asked whether what appeared to be "fairly significant increases" were mainly due to including garages in the calculation, and staff said that was the case.

Motions

• Canada Ontario Development Charges Reduction Program — Received and filed.
• Official Plan Amendment and Zoning Change Application, 3043 Sixth Line — Public meeting held; no decision made.
• Town-initiated Official Plan Amendments related to employment lands — Deferred for further consultation and a report back by mid-August.
• Town-initiated amendments to Zoning Bylaw 2014-014 / Bylaw 2026-88 — Approved.
• Bylaws 82, 88 and 96 — Read and passed.

Attendees

Councillors and mayor identified in the meeting materials: - Mayor Rob Burton - Councillor Allan Elgar - Councillor Ray Chisholm - Councillor Jonathan McNeice - Councillor Cathy Duddeck - Councillor Marc Grant - Councillor Dave Gittings

The provided notes did not clearly confirm a complete attendance list.