The following text may have been generated by Optical Character Recognition, with varying degrees of accuracy. Reader beware!

www.oakvillebeaver.com The Oakville Beaver, Friday April 13, 2007 - 7 Intensification threatens character and infrastructure By Kim Arnott SPECIAL TO THE BEAVER Oakville's planning staff is suggesting that intensification should be strongly discouraged across most of the town for the next several years. Intensification ­ the new buzzword in land use planning circles ­ basically means housing more people than we have in the past on the same amount of land. For neighbourhoods, intensification often means replacing a few single-family homes with a row of townhomes that house many more residents. Or it might mean replacing a row of townhomes with an apartment tower. The intent is to increase the population of the community without the urban sprawl of recent decades that has chewed up large swaths of land, created high servicing costs for municipalities and encouraged reliance on personal automobiles. Recent provincial policies have highlighted intensification as "the means to achieving sustainable development," and directed municipalities to develop ways to encourage more dense development within built-up areas. Oakville planners are in the midst of a number of studies to determine the right locations across the town for intensification, but in the meantime, are being faced with a growing number of development applications proposing to increase density in existing communities. "Some of the applications are for lands well suited for intensification, but other proposals may not be compatible with the existing community and the town's future direction," explains a report from the Town's planning staff. That report, received by town council on Wednesday night, is suggesting the town adopt a series of "interim growth management policies" that would see intensification proposals accepted for only a few locations across Oakville until comprehensive intensification policies are developed. Under the proposed policies, intensification would be allowed in Palermo Village and the Midtown and Uptown Cores. The Uptown Core (between Trafalgar Road and Sixth Line, north of Glenashton Drive and south of Dundas Street) and Palermo Village are already identified in town plans as locations suitable for concentrations of high-density residential and mixed-use development. The Midtown Core, surrounding the GO station, has been designated an urban growth centre in the recent provincial Growth Plan, Places to Grow. The Midtown Core is expected to reach a density of 200 residents and jobs per hectare by 2031. In comparison, typical residential neighbourhoods south of the QEW have only about 20 people and jobs per hectare. In neighbourhoods north of the QEW, density is about 25 people and jobs per hectare, while future development north of Dundas Street is expected to feature densities of about 40-45 people and jobs per hectare. Aside from the three primary locations, intensification could occur in Bronte Village, Kerr Street and Old Oakville, provided it is compatible with surrounding development. Intensification applications for elsewhere in town would be rejected under the proposed policies. The staff report notes, "Some residential intensification for the lands south of Dundas Street is inevitable and desirable," but adds that strong policies are needed within the town's Official Plan to designate where it should occur. "Staff is concerned about the impacts of growth pressures on community character and existing hard and soft infrastructure in the town," adds the report. Residents are being asked to comment on the proposed policies at a public meeting scheduled for May 2. The issue is expected to be considered by town council on June 11. Coppley Custom and Made to Measure Event On Now Distinctive men's dress and sportswear from many of the world's finest collections including: Paul & Shark * Signum * Allen-Edmonds Klauss Boehler * Robert Talbott Ermenegildo Zegna * Canali * Cole Haan Samuelsohn * Arnold Brant New Spring `07 merchandise arriving daily! Service Selection Style Monday to Wednesday and Saturday 9 am to 6 pm Thursday and Friday 9 am to 8 pm · Sunday 12 pm to 4 pm 183 Lakeshore Road East · Downtown Oakville · 905-845-8911 www.garveysmenswear.com · Free parking at rear of store Canada's $ in Mopar Accessories* Choice or choose up to Get A Great New Vehicle At A Great Price... Then Choose One Of Three Bonus Offers: 1500 up to $ 1000 in Free Gas** THE LOCKWOOD REWARDS CARD INCLUDED WITH EVERY PURCHASE $ in a Bonus Cash Rebate 750 RVAL DRIVE I QEW or choose up to The Choice is Yours! See Lockwood Chrysler for details. Financing Provided By WYECROFT RD. 175 Wyecroft Road, Oakville 905.845.6653 www.lockwoodchrysler.com Lease price is plus P.S.T. & G.S.T. First payment plus freight, license, admin fee, registration fee plus P.P.S.A. and taxes are due at delivery. Freight for Caravan is $1300. Leases are based upon the term specified, 20,400 km per year $0.15 per kilometer extra. Prices inculde all factory to dealer incentives. RR ST. AFALGAR R