Oakville builder John Matas is proposing a development of 15 three-storey luxury townhomes on Elizabeth St, between Caroline and Maria. The project, which backs onto the Stonecroft townhouses on Pearl, would require several minor variances. I met with the builder last week to learn more, and suggested a neighbourhood meeting. Stay tuned for dates.

When I met with city staff about this project, I shared residents concerns that this was too intense. Though there have been some improvements to the project since originally proposed - including a reduction in units, more greenspace, and increased setbacks - the project is still more development than what is allowed.

Worse, while this project was working through the system, the Official Plan was changed last summer to allow back-to-back townhomes which increases permitted densities. Most residents had no idea the change had occurred.

At a public meeting last June on this development, residents expressed a number of concerns about height, density, lack of greenspace and setbacks. Residents were also concerned that the building would be registered as a condo but the units rented only. Condo developments pay less property tax than rental units.

Not much has changed with the revised plans. The unit count has reduced slightly from 118 to 115, but given the size of the lot the actual density is 352 units per net hectare, almost double the 185 unit density allowed by the Official Plan.

The height remains at 14 stories, double the seven allowed by the Official Plan.

In exchange for the extra height and density, staff (who are supportive of this project) are negotiating payment of "community benefits." The argument is that the Official Plan envisions going beyond height and density limits in exchange for these community benefits.