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18s - The Oakville Beaver, Friday March 12, 2004 Landowners submit their north Oakville plan By Angela Blackburn OAKVIULE BEAVER STAFF A group of seven landowners -- who own most of the land in north Oakville east of Sixteen Mile Creek -- have presented their own development plan to the Town of Oakville. It's a point from which to continue talk ing after the Town unveiled its draft North Oakville Secondary Plan (NOSP) for north Oakville last month, reviewed it again at last night's Planning and Development Council meeting and now heads into more public consultation before approving a growth plan for the north this June. Oakville lawyer Lyn Townsend Renaud is the spokesperson for what used to be called the North Oakville Management Inc. (NOMI) and is now call ing itself North Oakville Landowners. It represents Belmont Properties Inc., Bressa Developments Inc., Danigire Holding Inc., Eno Investments Inc., Green Ginger Developments Inc., Osmington Inc., and Star Oak Developments Limited. "The Town said it was looking for com ments to be submitted by March 31. We've been working in anticipation of the Town producing its plan and this is our comment or submission," said Townsend Renaud. 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A portion of those lands were to be transferred to the Town, but the change in provincial government has seen nothing happen on the land deal -- including a 50-acre new hospital site -- while the gov ernment now embarks on a study of a potential 905-area permanent greenbelt. The Bronte Road and Hwy. 407 corridors had been earmarked for employment lands - an equation that could have to be re-jigged if the Town doesn't secure the provincially-owned land. East of the creek, the landownhave brought their own plan forward. `There are subtle differences between the two plans and there are differences that are perhaps of a more sizeable nature," admitted Townsend Renaud. `There are two principles that are paramount to both the Town and the landowners," said Townsend Renaud, adding, both have respected those principles, though differing approaches are evident. First and foremost is the requirement for the environment to come first. "We have set aside 37 per cent of the land for what we call green uses," said Townsend Renaud. While the Town plan has put forward 34 per cent green space, Townsend Renaud admitted the Town plan considers schools and parks separately from, and in addi tion to, green spaces while the* landowners' plan puts community parks and neighbourhood schools right next to natural features to get the effect of wider corridors. The Town has also set aside several farms that would have to be purchased to complete its open space plan. The landowners have preserved all existing natural features while the Town plan aims to create new features, said Townsend Renaud, adding the landowners' plan `wouldn't hit the taxpayers' pocketbook to buy land not otherwise protected by legislation." The Town plan preserves natu ral heritage system that includes woodlots, wetlands, meadows and linkages and calls for some of the land needed to achieve it, and currentiy in private ownership, to be purchased. Town planning director Peter Cheatley suggested the Town likely need new financial and legislative tools from other levels of government to allow the system to be implemented. That means the landowners' plan has more land to work with, so density is much lower than on the Town plan. That, in turn, has the largest bearing on density in all areas of the plan. "Our density is less. It's what we heard. We heard Oakville saying that people weren't wild about becoming like downtown Toronto or Mississauga, so that's what we've reflected in our plan." · Lyn Townsend Renaud spokesperson for North Oakville Landowners Inc. Transit is the second high prior ity and Townsend Renaud said, "We think our plan is a better tran sit plan. Clearly we need to have dialogue on this." "We have the same grid net work (of roads), but we've done a few things differently," said Townsend Renaud. Whereas the Town plan will build a Trafalgar Road corridor up to 67-metres wide (wider than University Avenue near Queen Street near Toronto's city hall) with a variety of lanes for differing types of traffic, the landowners prefer a corridor half that width with parallel streets running out side the corridor to carry larger volumes of traffic. That would leave the corridor more pedestrian-friendly, with a feel more like downtown Oakville, said Townsend Renaud. Again, the Town's plan is to have the Trafalgar corridor more dense than the landowners envi sion, yet the Town incorporates more green space around that cor ridor which, Townsend Renaud said doesn't necessarily support the transit philosophy. Transit-friendly neighbour hoods and urban corridors are evi dent, though the Town plan focus es more on the urban corridors of Bronte Road, Dundas Street and Neyagawa Boulevard. The landowners' plan also calls for urban cores and village squares in every neighbourhood just as Miami-based planner Andres Duany outlined in his planning charrette last fall on new Urbanism. One area does differ though, admitted Townsend Renaud. That's the upper west comer of Bumhamthorpe Road, which the landowners would prefer to see estate residential. Townsend Renaud said it's more in keeping with the current land uses and a built form that does currently exist in other areas of Oakville. "We were concerned about the density being too high, we were concerned that the Town's plan is higher density while our plan would deliver more modest densi ty," said Townsend Renaud. It's quite a difference. Townsend Renaud said the landowners' plan would be approximately 70 per cent low density and 10 per cent high densi ty while the Town's would be approximately 60 per cent low density and 25 per cent high densi ty. As far as a Bumhamthorpe Road crossing of the Sixteen Mile Creek, which many residents oppose, the landowners favour not building such a crossing or if need ed, aligning it with Hwy. 407. Townsend Renaud said the Town's plan "pierces" through the creek whereas their plan would put a bridge where the creek has already been pierced. Another key feature of the landowners' plan is a business park to accommodate most of the employment land. Townsend Renaud said the landowners' plan would accom modate about 16,000 jobs just in the area north of Bumhamthorpe and would be a little less dense than the Town's since again, with less space available, the Town plan would likely call for more office towers. The Town's Official Plan Amendment (OPA) 198 drew north Oakville into the urban enve lope as required by Halton Region's Official Plan Amendment (ROPA) 8 as a response to the Province calling for Oakville to accommodate 55,000 new people and 35,000 new jobs. There has been talk of massag ing those numbers however Townsend Renaud said, "The Region is not expressing any inten tion that it's prepared to change these targets so we have to attempt to balance the environment and other goals about the quality of built space." The landowners' plan has "matured" since last fall when Duany first conducted the planning charrette about north Oakville, said Townsend Renaud. "We heard a lot of things in the charrette and we've had additional information, the subwatershed work has been done," said Townsend Renaud, noting the landowners' plan is less conceptual in nature than it was last fall. Now complete with maps and diagrams, the landowners are hop ing to sit down with the Town and other stakeholders for some real discussion about secondary plan ning. "Our density is less. It's what we heard. We heard Oakville say ing that people weren't wild about becoming like downtown Toronto or Mississauga, so that's what we've reflected in our plan," said Townsend Renaud. "The Town has very high densi ty throughout, but it's only because we had so much more land to work with. It's up to Council to pick what they want," said Townsend Renaud. Throughout March there will be meetings of landowner and other committees and by the end of March the Town hopes to have their written comments on the draft NOSP. By May, the Town will have made revisions and prepared an implementation plan and in midJune there will be a public meeting on the secondary plan.