Oakville 420 South Service Road East | 148.5m | 48s | Rose Corp | Graziani + Corazza

i do not understand the planning behind this at all.

The area is bounded by a major expressway, major rail lines, commercial and industrial on all four sides. it is completely separated from existing neighbourhoods to the south and to more massively planned development to the west.

I would just leave and encourage these lands to remain as employment lands.

It just looks miserable, as has been previously stated. .
 
just east of the creek said:
i do not understand the planning behind this at all.

The area is bounded by a major expressway, major rail lines, commercial and industrial on all four sides. it is completely separated from existing neighbourhoods to the south and to more massively planned development to the west.

I would just leave and encourage these lands to remain as employment lands.

It just looks miserable, as has been previously stated. .
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^This.
 
Just to clear up some confusion, residential buildings are planned to be built here as part of the Town of Oakville's currently under development Midtown Oakville Official Plan Amendment (the project website can be found here and the latest draft OPA can be found here), which is the town's official plan for most future development in the area around Oakville GO (besides the lands now being spearheaded by the province with the TOC program).
1734032643051.png

(This development is in the Chartwell Precinct just West of the blue employment buildings)

This development is just quite a bit more dense than what the town has planned in the current Draft OPA, there was only supposed be a maximum of 3-4 FSI on this site, or 5-12 storeys without community benefits or up to the maximum FSI with benefits. As part of the OPA, there are many infrastructure upgrades planned all over the Midtown area, with new road allignments, overpasses, transit and active transportation infrastructure, parks, schools, etc. Possibly shifting the Oakville GO platforms to the east and building a second bus terminal on the east side of Trafalgar is also in the plans. So whats there currently will look very different from what will be there in the future.

Obviously this development proposal has its problems (sunlight, streetscape, etc.), but Oakville Midtown is planned for a complete makeover, which would make a lot of the issues mentioned not as bad.
 
Tim MacDonald said:
For those wondering about a grocery store there's a Longo's right behind the site. You can actually see it in the photo I posted up thread.
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I saw that when Googling around the area. But it doesn't look easily walkable from the site, unless the City builds the mid-block crossing of the rail corridor as depicted in the Plan.

This crossing would reduce the distance to about 500 metres and appears to be a pedestrian only route in the render above.

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Undead said:
I saw that when Googling around the area. But it doesn't look easily walkable from the site, unless the City builds the mid-block crossing of the rail corridor as depicted in the Plan.

This crossing would reduce the distance to about 500 metres and appears to be a pedestrian only route in the render above.

View attachment 619119
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This crossing would actually be an entire new road that connects to Cornwall Rd. Just west of the Longo's, crossing through the existing Oakville and Milton Humane Society. In fact the town should be acquiring that land very soon for the road.
 
I think everyone in Oakville is well aware of the proposals. Whether they will ever transpire fully in the densities and heights envisioned is a good question. Whether they can exactly establish a walking and interesting urban area are highly questionable and questioned? Or will these numbers tend to gravitate to the old town in search of those areas? Are these densities truly needed, or are densities more closely aligned to the Towns thoughts sufficient - less 20 plus story units (although overlooking the creek valley these could be outstanding) , and perhaps more 6-10 story units, walkups, towns, stacked units. etc etc.

It will be an interesting process.
 
just east of the creek said:
I think everyone in Oakville is well aware of the proposals. Whether they will ever transpire fully in the densities and heights envisioned is a good question. Whether they can exactly establish a walking and interesting urban area are highly questionable and questioned? Or will these numbers tend to gravitate to the old town in search of those areas? Are these densities truly needed, or are densities more closely aligned to the Towns thoughts sufficient - less 20 plus story units (although overlooking the creek valley these could be outstanding) , and perhaps more 6-10 story units, walkups, towns, stacked units. etc etc.

It will be an interesting process.
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The city is pushing for development around the Oakville GO Station over Downtown (old) Oakville. It's highly unlikely we will see development above midrise height in Downtown Oakville any time soon, due in large part to rabid local opposition to even modest development.
 
christiesplits said:
The city is pushing for development around the Oakville GO Station over Downtown (old) Oakville. It's highly unlikely we will see development above 10 storeys in Downtown Oakville any time soon, due in large part to rabid local opposition to even modest development.
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I am well aware of that, although there have been proposals in a couple of spots that mirror existing heights.

If I was a developer I would have a keen interest in the old post office site, perfect for an overlook into the valley, and the old fireball - both perfect to also include a hotel, which is well needed in the area. And then the surface parking along Church and a couple of the younger commercial building dating to the 50’s . Add Underground Parking. Then a mixture of housing and sympathetic restorations and infill along the street fronts - both Church and Lakeshore. You could add some verticality in the interior of the block for housing and transition to,human scale along the street front. You could also add ‘lane ways’ to cut through the block with walk through access to add depth to the development.

You would also need to incorporate the current OT bus transit node into your plannings

There are some similar surface parking and older. Single story, underutlized commercial fronting and backing onto Robinson that could also be added to, reimagined etc. you could add walk up height, not change the ‘character’ of the old town, but add further commercial retail and housing.

We are already seeing walk up style housing added along lakeshore towards Dorval, so the movement is underway.

Plenty of scope for imagination, with the continuing realization that access by car will be more problematic as populations grow and a further emphasis on bus to connect with any developments around the GO plus Midtown will be needed.
 
A huge update to this proposal... and I think its a pretty huge improvement to the previous one. You can find all the updated documents here: https://www.oakville.ca/business-de...corp-420-south-service-road-east-opa-1612-19/ (submission 2)
Here it is... towers in a park!
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Site plan:
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Ground floor plan:
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(note the non-residential north of the southern Parkland)
Park concept plan:
1764370863734.png


Here are the main changes of this updated submission as described in the Planning Justification Report:
1764371248304.png
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This plan is, I think, much better than the original one, especially with the "Forest Loop," achieving higher building seperations, an increase in open space, while also maintaining density. We will see what council and the public think about it on January 19, when it will have its public meeting.
 
Ther
KAR246 said:
A huge update to this proposal... and I think its a pretty huge improvement to the previous one. You can find all the updated documents here: https://www.oakville.ca/business-de...corp-420-south-service-road-east-opa-1612-19/ (submission 2)
Here it is... towers in a park!
View attachment 699568
View attachment 699569
View attachment 699570
View attachment 699571
View attachment 699572
View attachment 699573
Site plan:
View attachment 699574
Ground floor plan:
View attachment 699575
(note the non-residential north of the southern Parkland)
Park concept plan:
View attachment 699576

Here are the main changes of this updated submission as described in the Planning Justification Report:
View attachment 699577View attachment 699578View attachment 699579
This plan is, I think, much better than the original one, especially with the "Forest Loop," achieving higher building seperations, an increase in open space, while also maintaining density. We will see what council and the public think about it on January 19, when it will have its public meeting.
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There is a lot to take in with this plan. And whether we think the densities are appropriate or not, whether the design elements work or not, whether the supporting services exist or not, and whether we should be plunking down towers next to the QEW, the entire proposal must be, and will be viewed in the context of the provinces bulldozer plans to the towns efforts with the planning of a denser midtown, which by and large is negative at this stage.
 
I don’t know, the more I look at this, the more the negatives pile up, see the above posting. This project really exists in a vacuum, and until we understand how the much larger midtown ‘ debate’ finalizes, it’s really hard to see where or how this fits, if at all.

But the ignoring of the GE facade is a huge mistake.
 
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