Mr. Peter Cheatley
Director, Planning Services
Town of Oakville
PO Box 310, 1225 Trafalgar Road
Oakville, Ontario
L6J 5A6
DELIVERED BY HAND April 10, 2003
Dear Peter:
At the conclusion of our meeting last Friday, April 4th you suggested that we take some time to consider the latest Daniel’s concept for redevelopment of the Sharkey’s site.
We determined that the most effective way to do this would be to ask our various Charette representatives for input, particularly since they had an understanding of the site and through the workshop had already begun to think about creative options for its “potential” redevelopment.
On Tuesday, April 8th we held a meeting to review this material with the 16 Resident Association representatives and the 2 Heritage Oakville representatives who attended the Town Charette. With the exception of Chris Stoate, who was away on vacation – everyone was able to attend and contribute their ideas.
Based on our review, we have unanimously concluded that the two concepts put forward by the Daniels Group are not appropriate and do not reflect “your paramount criterion” – how will the public interest of the citizens of Oakville best be achieved.
The entire group reached unanimous consensus that if redevelopment of the site at Lakeshore and Forsythe takes place, it must comply with the intent and direction of our Official Plan. As a result, we spent considerable time on April 8th building on the learning from the Charette and have developed the attached submission, which outlines an overall context and guiding principles.
Don Pangman Jane Hawkrigg
West Harbour Residents’ Association Oakville Lakeside Residents’ Association
Ken Forbes Sue Maxwell
West River Residents’ Association Trafalgar Chartwell Residents’ Association
c.c.
Mayor Ann Mulvale
Ward 2 Councillors – Linda Hardacre, Fred Oliver
Ward 3 Councillors – Keith Bird, Tedd Smith
Redeveloping the
Site at Lakeshore & Forsythe
Submission on
Behalf of Four Residents’ Associations
April 10, 2003
Overall Context:
Ø Our Downtown Oakville core is a unique and special place that all residents in Oakville are proud of. It reinforces Oakville’s long standing commitment to preserve its historical and village atmosphere
Ø Through its Official Plan and zoning framework, our Town Council has taken a number of protective steps over the last twenty plus years to ensure that no more “high-rise towers” would be built in the downtown core and that infill development would compliment the low-rise scale and character of the area. Recent examples approved by Town Council support this “context” for development.
o Town Square mixed use development*
o Residential Development along north side of Church Street*
o Mixed use development currently underway on the southeast corner of Kerr and Lakeshore
* It is interesting to note, that both of the asterisked developments have won urban design awards for their sensitivity and appropriateness for infill
Ø We believe that any proposed redevelopment of the site at Lakeshore and Forsythe must conform to this direction. It is our understanding that the provisions within the Official Plan, specific to this site support this direction.
Ø We believe that the Downtown core already represents an example of the Smart Growth principles that the Province and the Region have begun to identify and that applying them on a site by site basis is inappropriate
Ø We do not believe that the economic interests of individual landowners or developers should override the planning vision and framework that has been long established for the Downtown core. In fact, we would prefer no change to the current use if the redevelopment does not comply with our Official Plan
Ø We believe that a decision relative to potential redevelopment of this site will set a precedent for future infill development within the downtown core and as such, if redevelopment is proposed here it must be consistent with the planning framework that has enabled appropriate infill development over the last several years, while maintaining our Downtown core’s unique and special character
Lakeshore & Forsythe Site Context & Principles:
1. Ownership
Ø The site at Lakeshore & Forsythe represents two separately owned properties.
o # 3 Lakeshore Road is publicly owned through the Region/Town and with the exception of a pump house, has no building structures on it
o #111 Forsythe is privately owned and has the Sharkey’s restaurant and bar
Ø We don’t believe that the Town/Region should agree to sell any of its landholdings unless there is an agreement that its use will conform with Official Plan and Halton Conservation policies
2. Visible Prominence
Ø This site is on the northeast corner of Lakeshore Road and Forsythe Street and is very visible within the Downtown Core. We believe that this “visible prominence”:
o Reinforces the need for a redevelopment scale and mass that complements the planning vision for the downtown core – a vision which has consistently supported low rise development that complies with the C3R zoning that is found all along Lakeshore Road from Allan Street through to Kerr Street
o Supports a land use, which is more, mixed in nature than residential. We believe that commercial and retail use supports the “public interaction” which has made our downtown successful. Residential use is “private” and as such should not be the only or primary use
3. Halton Conservation
Ø This site is on the banks of Sixteen Mile Creek. Halton Conservation has specific policies that prevent building within the established floodplain.
o It is our understanding that the size of property at #111 Forsythe outside of the floodplain is 1742.3 square metres
o It is our understanding that the size of the property at #3 Lakeshore outside of the floodplain is 522 square metres
o It would appear from overhead shots that the size of the Granary site outside of the floodplain is 2.5 times larger than the property outside the floodplain on the Lakeshore/Forsythe site
Ø Halton Conservation also has specific policies that restrict construction within an identified number of metres of the stable top of slope. It is our understanding that this policy would be relevant to the #3 Lakeshore Road address where no current structure exists
Ø Halton Conservation also has policies regarding vegetation. There are a number of significant trees along the bank, particularly at the north end of the site that these policies would suggest should be conserved
4. Site to Develop
Ø Outside floodplain
Ø Consideration needs to be given to top of bank issue for #3 Lakeshore Road
5. Land Uses on
Site
Ø True Mixed Use – more emphasis on public use than private use
o Ground floor retail
(Storefront concept on Lakeshore & around corner on to Forsythe)
o Commercial/office/professional
o Boutique Hotel
o Restaurant
(Perhaps even below ground with terrace towards north end as long as it doesn’t intrude on floodplain or create fill issues)
o Some Residential
6. Overall Form,
Distribution of Mass, Height
Ø Low profile building structure that complements valley site
Ø Consistent with C3R in Downtown Core
o 4 Storey Height
o Pedestrian scale at street levels
o Setback from Lakeshore Road (perhaps in keeping with residential setback requirements in C3R – to ensure pedestrian safety on this very busy road and corner; to enable access to water’s edge and to have room for tree plantings to soften corner)
o Given current public ownership of #3 Lakeshore Road, we believe that this type of setback provision could be a requirement of sale
o Setback from north end of property to protect vegetation, trees and enable pedestrian access from Forsythe to water’s edge
7. Approximate
Gross Floor Area
Ø Consistent with C3R - 4x
o Developable site above floodplain (on 111 Forsythe at .17423 hectares plus #3 Lakeshore Road at .0522 hectares)
o Translates into approximately 95,000 square feet
8. Architectural
Elements
Ø Design, texture and materials that complement proximity to our Harbour and the heritage character of our Downtown core
9. Waterfront
Ø Pedestrian access on south and north ends to a naturalized waterfront – more park-like to tie in with other trail systems