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News & Updates from Councillor Allan Elgar

WHAT RESIDENTS NEED TO KNOW

In late November, Infrastructure Ontario publicly released its revised plan for the Midtown Oakville TOC (Transit Oriented Community).

Days later, the Ministry of Infrastructure issued a Provincial priority request for four (4) Minister’s Zoning Orders (MZO) for the Transit-Oriented Community in the Town of Oakville, which was posted on the Environmental Registry with a closing time for comments of January 17. 

It is important for residents to be aware this TOC is a provincial plan - entirely devised, overseen and implemented by Infrastructure Ontario and its own chosen development partner. 

As such, Oakville’s Town Council is not authorized to treat it as a normal development application in terms of accepting or rejecting the proposal as presented. It will not come before Oakville Council for approval or rejection and it cannot be appealed at the Ontario Land Tribunal.

In terms of the MZO, it authorizes the minister to make zoning orders that regulate the use of land in Ontario. These zoning order requests are made or refused at the discretion of the minister and are similar to local zoning by-laws. They can: permit the use of land (for example, manufacturing, housing, health care, long term care uses), prohibit the use of land (for example, to protect an environmentally sensitive feature), regulate location, use, height, size and spacing of buildings and structures

If there is a conflict between a zoning order and a municipal zoning by-law, the zoning order prevails to the extent of the conflict. Under the Planning Act, zoning orders do not have to be consistent with the Provincial Planning Statement, except in the Greenbelt Area. The Planning Act does not provide for a right to appeal the minister’s decision to make a zoning order to the Ontario Land Tribunal.

The latest TOC plan comprises:

• 11 Towers ranging from 45 to 56 storeys positioned on 4.9 hectares of land. (Situated between the South Service Road on the North and East, Cross Avenue on the South and a Westerly point at the edge of what was the original Oak Queen Mall) 

• A total of 6,881 living units - the majority of which will represent studio/1-bedroom units. Just 27% of the units will be 2-bedroom and the lowest amount, at only 7% will have 3 bedrooms. Thus, from almost 7,000 units, only 465 of them are family-oriented units.

• Population of the TOC development: approximately 12,000 people.

How Can Midtown Affect Ward 4?

In considering this question, it is helpful to understand the TOC in context. For instance, the entirety of our Ward 4 occupies about 15 sq. km or 1,500 hectares of land. As of 2021, it had a population of 46,659 people. That gives Ward 4 a population density of 3,110 people per sq. km, or 31 per hectare. (Corrected)

The total Midtown area occupies 103 hectares or about 1 sq km with just 65 hectares or 0.65 sq.km being capable of development. Of those 65 useable hectares, the 11 towers of the TOC will use about 5 of them. That gives the TOC development a density of 240,000 people per sq.km and 2,400 people per hectare.

With such high density, it is easy to see that while the physical structure of the TOC is limited to the GO Station area, its impact has the ability to reach all of Oakville.

Traffic

• Daily commuters who utilize GO services will find themselves entangled in traffic conditions worse than those of present day. Traffic studies indicate gridlock will affect Trafalgar Road, Cornwall Road, Speers Road and other surrounding areas.
• Exits from the QEW could reach 8-minute delays.
• Cars and buses will be frozen in heavy traffic trying to enter and exit the GO Station.
• NO provincial upgrades, new additions or other improvements are being undertaken on the GO Station, parking, express transit services, etc. 

Widespread Community Effects Due to Need For Services

As identified by one of the two consulting firms hired by the Town of Oakville to assess Midtown’s growth and market feasibility, “With 83% of Midtown’s employment based on population-related factors, Midtown will fail to meet its employment goals and will not deliver local services and amenities needed to stimulate growth”. 

The result: Midtown residents will be forced to travel outside of the immediate area on a daily basis for their needs. This ongoing procession will have impacts on already established areas of Oakville that possess the services, food, schools, parks, medical supports and community recreation that Midtown residents will need.

Future Property Tax Increases

New, additional investments from both the Town of Oakville and the Region of Halton will be required to ensure hard and soft infrastructure such as roads, traffic enhancements, increased water/wastewater capacity, parks, trails, recreation centres, etc. are in place to accommodate the substantial growth needs the TOC represents.

Much of this growth is beyond what was considered in the Municipal Comprehensive Review that was undertaken a few years ago meaning the increased level of investment for projects such as these has not been reflected in current financial projections.

FRONT PAGE NEWS IN THE TORONTO STAR

This morning's Toronto Star featured an article on the Oakville Midtown TOC by Investigative Reporter, Sheila Wang.

For those who may not be Toronto Star subscribers, click each of the images below to read the article.

In the coming days, resident groups will be launching campaigns to ensure that community voices are heard loud and clear at Queen’s Park. Please visit their websites for details. Timing is critical and we ask that you remind your friends and neighbours to stand up for Oakville.

As well, the Environmental Registry comment period is open for comments until January 17.

I urge Ward 4 residents to take advantage of this opportunity and make submissions.

As we continue to grow as a community, there may be new arrivals, friends in the neighbourhood or others who aren't currently receiving news letters from Councillor Elgar.

Please forward this issue to those who may be interested and we'll be happy to add them to the list for the next issue.

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Sincerely,

Allan Elgar

Regional and Town Councillor Ward 4 Oakville

416-709-0082

allan.elgar@oakville.ca



ajelgar@gmail.com