Oakville rejects four-plexes

"Perceived threat to the stable, established neighbourhoods where we live"

In January, with $36M in Housing Accelerator funding on the table, Oakville council voted for the following two motions:

In support of the Housing Accelerator Fund Application, as advised by Minister Fraser with due regard for heritage conservation and infrastructure capacity and servicing, that staff be directed to bring forward a zoning by-law amendment to permit four units per property, as-of-right for Council’s consideration within 90 days of the passing of this resolution.

In support of the Housing Accelerator Fund Application, as advised by Minister Fraser with due regard for heritage conservation and infrastructure capacity and servicing, that staff be directed to bring forward a zoning by-law amendment permitting four storeys within 800 metres of Sheridan College for Council’s consideration within 90 days of the passing of this resolution.  

The proposed amendments are available on the Oakville town website.

Last week, Oakville council rejected those amendments. ‘Bad deal’: Majority of Oakville council rejects plans to increase housing density. David Lea, Oakville Beaver.

The majority of Oakville council has voted not to move ahead with plans that would have allowed significant density changes across the town, particularly around Sheridan College.

During the Monday meeting of the Planning and Development Council all but one councillor rejected proposed zoning changes that would:

• Allow four dwelling units on residential properties townwide.

• Permit four-storey building heights within 800 metres of Sheridan College.

The town had been looking at these changes with an aim of improving the availability and range of housing options in Oakville and to give the town a better chance at accessing funding from the federal government’s Housing Accelerator Fund.

He quotes the mayor, Rob Burton:

He argued the town did not need to risk its livability for money the fund could offer, which has previously been listed as up to $36 million.

The mayor also cast doubt on whether changing zoning to allow four dwelling units on residential properties townwide would actually do anything given that no one took advantage locally when the rules changed to allow three dwelling units on residential properties townwide.

“The only needle that will move is the needle of public dismay and frustration at the perceived threat to the stable, established neighbourhoods where we live,” said Burton.

“Thanks to our financial strength we don’t have to accept a bad deal. We can say no to the Housing Accelerator Fund conditions.”

That makes two Ontario municipalities that have now rejected Housing Accelerator funding, the other being Windsor.

Note that Doug Ford’s own housing task force recommended back in January 2022 that Ontario allow four-plexes and four storeys everywhere. But apparently Ford doesn’t like four-plexes. Oakville demonstrates why Ford’s refusal to act is important: Sean Fraser can put money on the table to persuade Ontario municipalities to allow more housing, but in the end they may decide to walk away. It’s the Ontario government that has the power to require them to allow more housing, as BC is doing, since municipal governments are created by the province.

Discussion on Reddit

Looking at Reddit, there was some interesting discussion on r/oakville in February. What are your thoughts on densification?

Densification is inevitable, given proximity to Toronto. The issue is that Oakville still views itself as a small town and council doesn't take bold steps to make people's lives easier. This can all be done well if we embrace public transit and varied type of housing (affordable, mixed use, medium density, high density). There's a real opportunity to not repeat the mistakes in Peel region...but we'll make those mistakes again because we're too stubborn to do city planning properly.

Expecting a small sleepy town 30 minutes from one of the biggest cities in North America is going to lead to disappointment.

Someone else:

I have big hopes for midtown. I find it irresponsible how underutilized the land is around Oakville GO, given that it's the second most used station on the whole GO network - that's huge! I really hope it's well integrated though and that Oakville Place, Uptown, Downtown, and Sheridan can all connect to it seamlessly.

More

• Oakville North-Burlington MP says town needs to act or miss out on funding. David Lea, Oakville Beaver, November 2023.