ERO 025-1368 (Provincial…

ERO 025-1368 (Provincial priority request for four (4) Minister’s Zoning Orders
for the Transit-Oriented Community in the Town of Oakville)
586 Argus Road
Morguard Argus Limited
Public Input Letter

We have several concerns with the plan and would like to request the below be considered:

1. Through OPA 70 we are aware of a proposed Future Park/Urban Square on our Client’s lands that is approximately 0.38 acres (0.15 ha) in size as shown on Schedule L1 of OPA 70 within Appendix 2.0. This conceptual park is larger in the Oakville TOC submission documents (± 2.11 m² (0.52 ac)) than contemplated in OPA 70 (± 1.55 m² (0.38 ac)). See overlay in Appendix 3.0. We ask that the size of this park be revised to match the proposed Future Park/Urban Square on Schedule L1 of OPA 70 to ensure a fair distribution of parkland throughout the area. We note that Figure 5 – Community Services and Facilities Fit Map on (Pg 37) of the Planning Justification Report prepared by Bousfields, dated September 2025 indicates the conceptual park is per Council Adopted OPA 70. However, as indicated above this park is larger than on the Council Adopted OPA 70.

2. While we do not have a concern with the heights and densities proposed on the four sites subject to the Oakville TOC Development Proposal, we do have concerns with what is currently proposed on lands owned by our Client. The Area & Block Context Plan currently shows a “Conceptual Tall Building” and a “Conceptual Midrise Building”. We request that the “Conceptual Midrise Building” be replaced with a “Conceptual Tall Building” consistent with the four sites subject to the Oakville TOC Development Proposal. Given the tall buildings proposed surrounding the subject lands we do not believe a “Conceptual Tall Building” in this location will have a negative impact on traffic, sun shadow, pedestrian realm, or streetscapes. Tall buildings are currently proposed directly west of the proposed Park/Urban
Square and on the south side of Argus Road east of our Client’s lands. Since Argus Road curves north, east of our Client’s lands, the proposed “Conceptual Tall Building” is nearly directly west of the “Conceptual Midrise Building” currently proposed on our Client’s lands. This will cause shadowing to the Park/Urban Square. Replacing the “Conceptual Midrise Building” with a “Conceptual Tall Building” on our Client’s lands will not lead to increased shadowing. Furthermore, when looking at the park proposed on the south side of Cross Avenue there are “Conceptual Tall Buildings” proposed to the east and west, which will lead to similar shadowing to this park.

Lastly, through review of section 3.7 Community Facilities Parks and Open-Space of the Planning Justification Report prepared by Bousfields, dated September 2025, we understand that no parks are proposed on the four sites subject to the Oakville TOC Development Proposal. We acknowledge that schools, daycares, libraries, and community centers are proposed on these four sites. However, it is our opinion that these community facilities offer more flexibility than a Park/Urban Square as they can be included within a building podium or even partially below grade. This allows for additional uses such as parkland and density above. We question the appropriateness of placing the Park/Urban Square entirely on our Client’s lands while not including any parkland on the four sites subject to the Oakville
TOC Development Proposal. Since there is no confirmed timeline to develop these lands, it is possible that the four TOC sites could be developed and occupied well in advance of our Client’s lands leaving future residents without adequate parkland for many years. We believe that more thorough parks planning should occur through these applications.