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Town of Oakville
Town of Oakville
Draft Midtown Business and Development Plan 1
Table of Contents 1. Introduction
1.1 Why Now and Why Midtown?
2
3
4. Phasing
4.1 Phase One
50
51
1.2 The Business and Development Plan 4 4.2 Phase Two 52
4.3 Phase Three 53
2. Understanding Midtown Today 8 4.4 Phase Four 54
2.1 Location 8
2.2 Existing Conditions and 5. Development Yields 58
Future Opportunities 10
2.2.1 Barriers and Opportunities 11 6. Implementing The Plan 62
2.2.2 Improving Connections 16
2.2.3 Enhancing the Public Realm 18 6.1 Intergovernmental Cooperation 62
2.2.4 Establishing a Mix of Uses 20 6.2 Financing 62
6.3 Process of Development 63
3. Shaping Midtown for Tomorrow 24 6.4 A Memorandum of Understanding 63
3.1 Development Framework:
Meeting The Objectives 26
3.1.1 Putting Transit-Oriented Development First 26
3.1.2 Creating a New Place 28
3.1.3 Achieving Growth Targets 30
3.1.4 Emphasizing Sustainability 32
3.2 Development Framework:
Precinct Descriptions 34
3.2.1 West 34
3.2.2 Station 36
3.2.3 Central 40
3.2.4 East 45
3.2.5 North 47
Town of Oakville
Draft Midtown Business and Development Plan
1. Introduction Urban Strategies Inc. May, 2008
1.1 Why Now and
Why Midtown?
1.2 The Business and
Development Plan
Town of Oakville
Draft Midtown Business and Development Plan
1. Introduction
Midtown Oakville presents an opportunity for the Town
of Oakville to set a new course for how development and
intensification take place in the Town, the Region and the
Greater Golden Horseshoe. What is now Midtown, an area
of largely underutilized land and surface parking lots, has
great potential to become a sustainable, mixed use centre
for the Town with new employment, residential, commercial,
institutional and civic uses. The support for this transformation
is tangible. Provincial growth policies and Provincial and
Regional transportation projects point to Midtown as an Urban
Growth Centre, a transit hub and as a place for investment and
opportunity. This Business and Development Plan puts that
support into action.
Through presenting a detailed analysis and a development
framework, this Plan acts as a tool that the Town of Oakville can
use to develop Midtown Oakville into a vibrant, beautiful, new
Figure 1: GO Train Crossing 16 Mile Creek
community and centre for regional growth.
Figure 2: Trafalgar Road and Cross Avenue Intersection
Urban Strategies Inc.
2 May, 2008
Figure 3: Argus Road
1.1 Why Now and Why Midtown? Accommodating growth was one of the major forces behind Midtown is an ideal place to focus and intensify growth
the development of the Midtown Business and Development in the Town of Oakville because of the favourable policy
The Midtown Oakville Business and Development Plan forms an Plan. Other compounding factors include Midtown’s location context and its fortunate position of having a large amount of
integral part of guiding Oakville’s future growth and development and connections to existing and planned transportation developable land in public ownership. Working with Provincial
and has been shaped by recent Provincial and Town policy. In improvements which make the case for Midtown’s agencies such as GO Transit, these lands will be developed in
2006, Midtown Oakville was one of 25 places in the Greater intensification all the more compelling. Adjacent to the Queen accordance with this plan, providing the catalyst for the future
Golden Horseshoe to be identified in Places to Grow as an Urban Elizabeth Way and home to the busiest GO Station aside from development of Midtown.
Growth Centre— transit-connected regional focal points that are Toronto’s Union Station, Midtown has unmatched visibility and
to accommodate a significant proportion of the region’s future transit accessibility. The factors that support growth in Midtown— growing
growth and intensification. Places to Grow is intended to reshape transit accessibility, Provincial direction to create an Urban
how towns like Oakville mature, shifting away from dispersed Midtown is earmarked to benefit from two planned and Growth Centre and available and developable land—make
development and focusing investment in defined areas. As an Urban one potential Move Ontario 2020 projects: a third track addition Midtown an obvious choice for intensification. Furthermore,
Growth Centre, Midtown Oakville is directed under the Growth Plan to the Lakeshore West GO line, creating a faster and more attractive new opportunities for growth in Midtown will
to support a minimum of 200 people and jobs per hectare by 2031. reliable GO train service to and from downtown Toronto; a help direct development interest away from established
For Midtown, this means accommodating an estimated 20,000 new Trafalgar Road Bus Rapid Transit line terminating at the Oakville neighbourhoods, protecting existing Oakville communities
residents and employees. The Town’s own growth policy has also GO Station and the Highway 403 GO Bus Rapid Transit line, while encouraging the development of a new community in the
informed the Midtown Business and Development Plan. Midtown providing improved inter-regional transportation connections. Town of Oakville.
is one of three Town-identified Primary Intensification Areas, areas
which are intended to absorb the majority of the Town’s future
growth. This Plan will demonstrate how to grow efficiently within
an intensification area, meet the Provincial targets, and grow
sustainably in the future.
Town of Oakville
Draft Midtown Business and Development Plan 3
1.2 The Business and Development Plan These objectives are described both in terms of the area as
a whole and presented on a precinct basis, detailing specific
The Midtown Business and Development Plan has been development and urban design approaches for each part of
developed as a tool to unlock Midtown’s development potential, Midtown.
help achieve Midtown’s Provincial growth targets, capitalize fully
on planned infrastructure investments and create a planning This Business and Development Plan has been developed
framework that will allow Midtown to grow into a successful in conjunction with a financial analysis which demonstrates
place. This plan illustrates how, through transit-oriented mixed- the economic feasibility of the proposed developments. This
use development, Midtown can become a new town centre for financial analysis has informed the transportation concepts, land
the Town of Oakville. use mix, height, density and phasing elements of Midtown that
are shown in this plan, all of which work towards supporting
The Plan is based on in-depth site analysis and research, the long term success of Midtown as a new place in Oakville.
the product of which is a number of diagrams and drawings
Figure 4: Exisiting Buildings on Chartwell Road
exploring the existing conditions of and opportunities within
Midtown found in Section 2. This analysis forms the basis for
Midtown’s Development Framework, found in Section 3, which
identifies four main objectives:
1. Put transit oriented development first
2. Create a new place
3. Achieve Provincial growth targets
4. Emphasize sustainable development
Figure 5: Exisiting Building on Cross Avenue
Urban Strategies Inc.
4 May, 2008
Town of Oakville Draft Midtown Business and Development Plan 5
2. Understanding Midtown Today Urban Strategies Inc. May, 2008
2.1 Location
2.2 Existing Conditions and
Future Opportunities
2.2.1 Barriers and Opportunities
2.2.2 Improving Connections
2.2.3 Enhancing the Public Realm
2.2.4 Establishing a Mix of Uses
Town of Oakville
Draft Midtown Business and Development Plan2. Understanding Midtown Today
The Business and Development Plan for Midtown has
been guided by Provincial growth directives and planned
transportation projects but also by the existing needs and
opportunities that are inherent to the area. This section
describes an analysis of Midtown as it is today and illustrates
future opportunities for improvement, breaking down
conventional thinking about the place and its potential.
2.1 Location
Oakville is one of the region’s most prosperous communities
and is strategically located in the western part of the GTA with
ready access to Pearson International Airport and the United
States border. Geographically, Midtown is situated in the centre
of Oakville.
Midtown is located in between three residential
communities: Iroquois Ridge South and College Park to
the north and Old Oakville to the south and west. These
neighbourhoods are characterized by medium to low density
single-family homes.
Figure 6: Midtown within the Town of Oakville
Urban Strategies Inc.
8 May, 2008Adjacent to Midtown is the Oakville Place Mall, a regional
shopping destination and the Kerr Street Corridor and Village,
an emerging commercial district. Midtown is served by the
Queen Elizabeth Way, which connects to downtown Toronto,
other points in southern Ontario and the GTA and Trafalgar
Road, an important regional thoroughfare. Increasingly the
central spine of Oakville, Trafalgar Road links the Downtown,
Leighland Ave. Leighland Ave.
Midtown, the Oakville GO station, the current Town Hall site, Iroquois Sh
ore Rd.
.
Trafalgar Rd
Sheridan College, Uptown Core and North Oakville. The rail
8th Line
corridor near Midtown’s southern edge provides national
passenger and freight connections as well as a critical link to the QEW
North Service Rd. East
North Service Rd. East QEW
GTA transit network. QEW
South Service Rd. East South Service Rd.East
For the purposes of this Business and Development
.
Argus Rd.
Chartwall Rd
Lyo
Plan, the boundary of Midtown is defined in two ways and is eet Davis Rd.
ns
Kerr Str
Sixteen Mile
.
L
Rd
graphically represented in Figure 7. As an Urban Growth Centre,
an
Creek
e
Cross Ave.
gar
fal
Midtown has a distinct boundary to be defined by the Town of all Rd.
Cornw
Tra
.E.
.
ve
So
Rd
Oakville and the Ministry of Public Infrastructure Renewal. This u th Service
Cross A
area is generally bound by 16-Mile Creek to the west, the QEW
to the north, Cornwall Road to the south and Chartwell Road Cornwall Rd
.
Chartwall Rd
. Cornwall Rd.
/8th Line to the east. It is within this area that the majority of the
Rd.
intensification will be directed and where the Town of Oakville is ers
Spe
required by the Province to achieve 200 jobs and residents per Midtown Boundary
hectare. Study Area Boundary
Figure 7: Midtown Boundaries
Town of Oakville
Draft Midtown Business and Development Plan 92.2 Existing Conditions and industry and warehouse-type uses which have dominated
Surrounding the Urban Growth Centre boundary of Future Opportunities Midtown in the past. The needs of these land uses, large
Midtown is the Midtown Study Area, a wider district which parcels of land for efficient movement of goods and vehicles,
includes the Oakville Place Mall and lands to the north of Midtown’s location, while an advantage to its regional have resulted in a landscape that is dominated by large, low
the site, including the existing Town Hall location. The Study visibility and accessibility, has also created some unique buildings with wide setbacks and a block pattern with limited
Area boundary defines the realm of Midtown as complete conditions that affect the area’s development potential and also permeability and connections to adjacent parts of Oakville.
neighbourhood. The planning framework and urban design provide opportunities for improvement.
guidelines in this plan will address specific strategies for the Pedestrian mobility in Midtown is limited by restricted
Urban Growth centre boundary and broader land use The existing physical and land use conditions of Midtown access across the QEW, the rail corridor and 16 Mile Creek as
recommendations for the Midtown Study Area. References to are typified by low-density development, drive-through well as the lack of a rationalized street grid or sidewalks in some
‘Midtown’ in this plan refer to the Midtown Study Area as a restaurants, non street related strip mall retail, big box stores, areas and degraded streetscaping which make the existing
whole unless otherwise noted. and stand alone commercial buildings all supported by an pedestrian experience poor.
abundance of surface parking. The arrangement of buildings
and streets in Midtown today are influenced by the light
Figure 8: Existing Office Building and Surrounding Parking Figure 9: GO Surface Parking Lots
Urban Strategies Inc.
10 May, 20082.2.1 Barriers and Opportunities
At present there is little more in the Midtown area than the
GO Station to act as a centre for the district or create a sense of
place. Creating a sense of identity in Midtown will be central
to its success as not only to attract development, but to make
it a true part of the Town of Oakville. To develop distinctiveness
in Midtown, conscious efforts were made in the Business and
Development Plan process to establish a major civic presence, Leighland Ave.
Leighland Ave.
Iroquois Sh
ore Rd.
implement transformative streetscaping treatments, identify
.
Trafalgar Rd
gateways and corridors and characterize arrival and destination
8th Line
points as well as central nodes of activity with identifiable
landscape and public art installations. North Service Rd. East QEW
North Service Rd. East QEW
QEW
South Service Rd. East South Service Rd.East
.
Chartwall Rd
Argus Rd.
Lyo
Davis Rd.
eet
ns
Kerr Str
.
Sixteen Mile
L
Rd
an
Creek
e
Cross Ave.
gar
all Rd.
fal
Cornw
Tra
.
.E.
ve
So
Rd
Cross A
u th Service
.
Cornwall Rd.
Chartwall Rd
Cornwall Rd.
Rd.
ers
Spe
Figure 10: Existing Pedestrian Pathway Figure 11: Existing Road Network
Town of Oakville
Draft Midtown Business and Development Plan 11Figure 12: Oakville Place Mall
Figure 13: Cross Avenue
Urban Strategies Inc.
12 May, 2008Midtown’s growth potential is compromised by a number
of distinct barriers. The QEW and rail corridor isolate Midtown
and present challenges to accessing the site. Midtown is also
missing both the necessary mix and the intensity of land uses
that make a place attractive for new residents and investment.
The majority of land in Midtown is used for surface parking, strip
Leighland Ave. No A
Leighland Ave. cces malls and big box retail, preventing a cityscape that features
Iroquois Sh s to
ore Rd. Iroq
uois livability, a variety of activities and unique destinations.
.
Trafalgar Rd
Shor
e Rd
.
8th Line
er QEW
Noise Barrier Barri
Noise Barrier
QEW
Long Term
.
Chartwell Rd
Big Box Argus Rd.
Lyo
Industrial
Retail
ns
Davis Rd.
et
Building
L
e
an
Kerr Str
Sixteen Mile
e
Creek Cross Ave.
Lack of Human
ga nce
rians Rd.
d
nd Pedest Barrier C
ornwall
oa
Activities r Cars a
fal na
.E.
Access fo
.
rR
ve
So
No Noise
Rd
Tra omi
u th Service
Cross A
On ar D
C
Cornwall Rd. Cornwall Rd.
.
Chartwell Rd
Rd.
ers
Spe
Figure 14: Barriers and Constraints Figure 15: Barriers to Movement in Midtown
Town of Oakville
Draft Midtown Business and Development Plan 13Considering the barriers currently present in Midtown
to accessibility and livability, a number of opportunities
for improvement was identified. These opportunities were
used as the basis for the major infrastructure and land use
changes this Plan recommends, aiming to increase access
for pedestrians, transit users and cars, establish a Midtown
Leighland Ave. identity and lay the groundwork for a new growth centre.
Leighland Ave.
Iroquois Sh
ore Rd.
.
Trafalgar Rd
8th Line
QEW
Pedestrian Linkage Bridge or Bri
Underpass North Service Rd. East Un dge
QEW
North Service Rd. East New Gateway de or
rpa
ss
South Service Rd. East New Green Space
Argus Rd.
Davis Rd.
et e
Kerr Str
Sixteen Mile New Gateway
Creek Cross Ave.
all Rd.
kage Cornw
n Lin
Lyo
BRT Pedestria
n
New New VIA
sL
Station
an
Green Space Station Bridge or
e
Underpass
Cornwall Rd.
.
Chartwell Rd
Rd.
ers
Spe
Figure 16: Main Corridors and Gateways
Urban Strategies Inc.
14 May, 2008Revised road alignments, activity nodes, transit corridors
and bridge connections are central to the future functioning
of Midtown as a growth centre. These connections and
infrastructure improvements are the backbone of the Business
and Development Plan upon which built form and public
realm elements of the plan are structured. The major such
Leighland Ave.
Leighland Ave. Connec infrastructure improvements are as follows:
Iroquois Sh
ore Rd. tion
to
.
Trafalgar Rd
Iro
qu
ois • Extending Cross Avenue to create a new main street;
8th Line
Sh
or
e • Pedestrian linkage over the QEW to for easy and safe
BRT Line Co
Pedestrian Linkage QEW
Linkage Over QEW access for pedestrians and bicycles;
QEW North Service Rd. East over QEW QEW
Co • Dedicated BRT bridge over the QEW for fast transit
South Service Rd. East n
sid necti connections to Oakville Station;
nnection
es
of ng th
Tra
fal e two
Argus Rd.
gar
• Mixed traffic bridge over the QEW to relieve
Lyo
et
Ro
Civic Trafalgar Road bridge congestion;
e
ad
n
Kerr Str
sL
Sixteen Mile
Center
an
Creek • Grade-separated rail crossing at Chartwell Road to create
e
Cross Ave.
ue ge
BRT Cross Aven d Linka
New VIA Extending ra d e S eparate easier Midtown access from Cornwall Road;
G
.
Station
ve
y
r Railwa
Cross A
Station • Pedestrian linkage from Cornwall Road over railway to
New Platform
L in ka ge Ove
Pedestr ian
provide safe and easy access for pedestrians and bicycles;
.
Cornwall Rd.
Chartwell Rd
Cornwall Rd. • Concentration of Civic Centre and Oakville Station
Rd.
improvements to create an node of activity in Midtown;
ers
Spe • Connection of east and west of Trafalgar Road to increase
accessibility within the site;
• New full moves interchange at QEW and Royal Windsor
Drive.
Figure 17: Major Moves
Town of Oakville
Draft Midtown Business and Development Plan 152.2.2 Improving Connections While transportation options are available to those in and
around the Midtown area, access to those options is constrained
Vehicular access to Midtown is supported by its location due to the barriers presented by the rail corridor, the QEW,
adjacent to the QEW as well as its connection to Trafalgar Road poor internal road circulation and lack of adequate pedestrian
and Cornwall Road, important municipal arterial thoroughfares. connections to and within the area. To better serve pedestrian
Public transit access to Midtown includes the GO Train, GO traffic, public transit vehicles and vehicular traffic, new arterial
buses and Town of Oakville transit, all of which will be receiving connections across the QEW and a new local street grid will
significant upgrading. be required for Midtown. The following diagram shows the
evolution of the street pattern and illustrates how new roads
and transitways will support the population and employment
growth directed to Midtown.
Figure 18: Trafalgar Road northbound
Figure 19: Cross Avenue and Trafalgar Road
Urban Strategies Inc.
16 May, 2008Legend
Existing Road Network
Cross Avenue Extension
Changes to Main Streets
Leighland Ave.
Leighland Ave. Changes to Internal Roads
Iroquois Sh
ore Rd.
Overpass
.
Trafalgar Rd
8 Underpass
8th Line
3 4
QEW
North Service Rd. East QEW North Service Rd. East 9
QEW
South Service Rd. East South Service Rd.E.
.
Chartwell Rd
Argus Rd. 2 1 Cross Avenue Extension
Lyo
Davis Rd.
et e
n
5 2 Connecting the Two Sides of Trafalgar Road
Kerr Str
sL
d.
Sixteen Miles Creek
an
R
1
e
Cross Ave.
gar
all Rd. 3 BRT Line
fal
Cornw
Tra
10
.
.E.
ve
So 7
Rd
4 Linkage Over QEW
Cross A
u th Service
5 New Access to Cross Avenue and VIA Station
6
.
Cornwall Rd.
Chartwell Rd
Cornwall Rd.
6 Kiss and Ride
Rd. 7 Connection Under Railway
ers
Spe
8 Extension of Iroquois Shore Road
9 Royal Windsor Drive Interchange
10 Internal Roads
Figure 20: Evolution of the Road Network
Town of Oakville
Draft Midtown Business and Development Plan 172.2.3 Enhancing the Public Realm
Oakville Golf Club
Green spaces, park networks and public spaces are
Reservoir
an important part of developing a livable community. At
Park
present, the Midtown Urban Growth Centre area is lacking
a meaningful public space network. This Plan aims to
Leighland Ave.
protect, enhance and connect to existing green spaces as
Leighland Ave.
Iroquois Sh
ore Rd. well as create different kinds of public spaces including
.
Trafalgar Rd
civic squares and plazas which will contribute to Midtown’s
8th Line
character.
North Service Rd. East QEW
North Service Rd. East QEW
South Service Rd. East South Service Rd.East
.
Sixteen Mile
Chartwell Rd
Argus Rd.
Creek
Lyo
Davis Rd.
eet
Oakville &
ns
Kerr Str
Legend
d.
L
St. Mary’s
an
rR
e
Cross Ave.
ga
Cemetery
fal
all Rd.
Cornw
Tra
.E.
Recreation Open Space
.
ve
So
Rd
u th Service
Cross A
Hogs Back Park Natural Open Space
Cemetery
.
Cornwall Rd.
Chartwell Rd
rs R
d. Urban Park
e
Spe
Existing Buildings
Existing Roads
Existing Pedestrian Circulation
Figure 21: Existing Public Realm
Urban Strategies Inc.
18 May, 2008Figure 22: St. Mary’s Cemetery
Figure 23: Cornwall Road looking east of 16 Mile Creek
Town of Oakville
Draft Midtown Business and Development Plan 192.2.4 Establishing a Mix of Uses
Key to making a place successful, attractive and
sustainable is a complement of residential, employment and
commercial uses, attracting different users throughout the day
and creating a vibrant atmosphere. Midtown is positioned to
not only become an ideal location for mixed-use development, Leighland Ave.
Leighland Ave.
but a transit centre where accessibility, life and work come Iroquois Sh
ore Rd.
.
Trafalgar Rd
together. The following diagrams show the existing and future
8th Line
land use mix proposed, demonstrating how Midtown will
become a diverse and attractive new centre for the Town of
North Service Rd. East QEW
Oakville. QEW
North Service Rd. East QEW
South Service Rd. East South Service Rd.East
Legend
.
Chartwell Rd
Argus Rd.
Midtown Boundary
Lyo
Davis Rd.
eet
n
Kerr Str
sL
d.
Sixteen Miles Creek
an
Study Area Boundary
rR
e
Cross Ave.
ga
all Rd.
fal
Cornw
Tra
Civic
.
.E.
ve
So
Rd
Cross A
u th Service
Mixed Use
Employment
.
Cornwall Rd.
Chartwell Rd
Cornwall Rd.
Park
Rd.
ers
Spe
Arterial Commercial
Regional Shopping Centre
Neighbourhood Commercial Centre
Figure 24: Existing Land Use
Urban Strategies Inc.
20 May, 2008The employment, civic, residential and commercial mix
in Midtown will provide for a range of opportunities for
engagement and interaction among people who live, work and
visit Midtown, leading to its evolution into a real community.
Legend Leighland Ave.
Leighland Ave.
Iroquois Sh
ore Rd.
.
Trafalgar Rd
Midtown Boundary
8th Line
Study Area Boundary
Residential North Service Rd. E. QEW
North Service Rd. East QEW
QEW
Employment South Service Rd. East South Service Rd.E.
Civic
.
Chartwell Rd
Argus Rd.
Lyo
Institutional
eet
n
Kerr Str
sL
Sixteen Mile
an
Leisure Creek
e
Cross Ave.
Cross Ave.
all Rd.
Cornw
d.
Retail
R
.
ve
gar
Cross A
fal
Tra
Mixed Use
Park
.
Cornwall Rd.
Chartwell Rd
Cornwall Rd.
Plaza Rd.
ers
Spe
Neighbourhood Commercial Centre
Arterial Commercial
Regional Shopping Centre
Figure 25: Future Land Use
Town of Oakville
Draft Midtown Business and Development Plan 213. Shaping Midtown for Tomorrow Urban Strategies Inc. May, 2008
3.1 Development Framework: 3.2 Development Framework:
Meeting the Objectives Precinct Descriptions
3.1.1 Putting Transit-Oriented 3.2.1 West
Development First 3.2.2 Station
3.1.2 Creating a New Place 3.2.3 Central
3.1.3 Achieving Growth Targets 3.2.4 East
3.1.4 Emphasizing Sustainability 3.2.5 North
Town of Oakville
Draft Midtown Business and Development Plan3. Shaping Midtown for Tomorrow
Understanding the current conditions and opportunities
for development in Midtown today, three main objectives
were identified that will shape Midtown’s development in the
future. This section presents a development framework which
illustrates how to meet the four main objectives for Midtown on
a comprehensive basis and provides precinct descriptions that
outline site specific strategies for achieving these objectives.
The development framework includes recommendations for
land use designations, heights, densities and arrangements of
buildings in the Midtown area.
Figure 26: Midtown Oakville Today
Urban Strategies Inc.
24 May, 2008Figure 27: Midtown Site Plan
Town of Oakville
Draft Midtown Business and Development Plan 253.1 Development Framework: Public transit, pedestrians and users of private vehicles will
Meeting the Objectives all benefit from a new street grid that will be created in Midtown
to improve the connections to and the circulation within the
3.1.1 Putting Transit-Oriented Development First site. This grid will support the movement of local buses, vehicles
and improve pedestrian access to transit. Midtown will also
Midtown will become a transit oriented community with be a place where active transportation, such as walking and
high levels of public transit and pedestrian accessibility. Service cycling, is recognized and encouraged. A feature of the new
improvements to the Lakeshore West GO line, a dedicated right street grid will be new sidewalks, bridges and paths that will
of way for the future Bus Rapid Transit system and convenient make the journey to and from Midtown easy, convenient and
connections for transit riders will be the highlights of public safe. A new mixed-traffic bridge over the QEW will be created
transportation in Midtown. to alleviate the demand on Trafalgar Road of the substantial
new development contemplated and provide more choices for
New infrastructure including a dedicated bridge over the connections to the QEW and easier access to other destinations.
QEW will be built exclusively for the use of the BRT, allowing A grade separation of Chartwell Road under the rail corridor will
for quick connections to the GO Station and area employment allow the district to connect to Cornwall Road.
lands. In addition, a revamped Oakville GO Station with
increased pedestrian access points, a new passenger drop off Seeing Midtown as a transit centre moves beyond
and a rearranged train platform will improve access to the train. conventional thinking of regional transit stations as a mere train
platform in a sea of parking lots. Putting transit first in Midtown
The BRT, GO and local buses that will serve Midtown will will mean not only the creation of new transit infrastructure,
connect in one intermodal station that is directly connected to but the creation of complementary land uses which incorporate
the GO train platform. This intermodal station will be central to a broader objective of creating Midtown into transit centre
the development of Midtown as a transit centre where people with both seamless connections between multiple types of
can easily and quickly link to other transit services connecting transportation and a diverse, active, intense sense of place.
them all around the region.
Figures 28-30: Bus Rapid Transit and Active Transportation
Urban Strategies Inc.
26 May, 2008Legend
Road Network
Rail Line
BRT Line
Leighland Ave. Leighland Ave. Express Bus Route
Iroquois Sh
ore Rd.
Bicycle Route
.
Trafalgar Rd
8th Line
Overpass
North Service Rd. East QEW Underpass
North Service Rd. East QEW
QEW
South Service Rd. East South Service Rd.East
.
Chartwell Rd
Argus Rd.
Lyo
Davis Rd.
et e
n
Kerr Str
sL
Sixteen Mile
.
Rd
an
Creek
e
Cross Ave.
gar
fal
all Rd.
Cornw
Tra
.
ve
Cross A
LEGEND
Midtown
Rail Line
BRT Line
Express Bus Route
.
Cornwall Rd.
Chartwell Rd
Bicycle Route
Road Network
Overpass
Rd. Underpass
ers
Spe
Figures 31: Major Transportation Routes
Town of Oakville
Draft Midtown Business and Development Plan 273.1.2 Creating a New Place
The character of Midtown will be distinct from other centre
in the Town. Other points on the Trafalgar Road Corridor, the
Downtown and the Uptown Core, have their own established or
emerging identities that Midtown will compliment Downtown,
the Town’s historic and cultural heart, is a unique destination in
the GTA. The Uptown Core, an emerging node, is positioned to
become a commercial and residential centre for the Town north
of the QEW. Midtown will set apart from these other nodes and
shaped an urban, tranist- oriented place.
Midtown will be defined by high quality urban design which
focuses on shaping the area into an identifiable, integral part of
the Town of Oakville. Civic buildings, offices, retail, commercial
and residential uses served with high levels of transit and
vehicular accessibility will establish Midtown as transit centre.
Centres such as Midtown are akin to the mobility hubs identified
by Metrolinx as one of the basic building blocks of the Regional
Transportation Plan. Mobility Hubs are to be focuses of activity
where convenient connections to higher order transit, people’s
places of work and residence and day to day needs all come
together, making getting around, doing business and everyday
life easier and more convenient.
Figures 32: A Vision for Midtown Oakville
Urban Strategies Inc.
28 May, 2008Midtown will become a significant gateway to the Town
of Oakville, a landmark along the QEW and a new focus
for economic and most importantly civic investment. Civic
land uses including a new town hall, assorted services,
cultural and recreational spaces totalling roughly 500,000
square feet will create a strong public presence and shape
Leighland Ave.
Leighland Ave.
Iroquois Sh
Midtown as a desirable destination in Oakville to visit, live
ore Rd.
and work.
.
Trafalgar Rd
Pleasant, well-defined public spaces, parks, streets and
8th Line
plazas will create an interesting landscape in Midtown.
North Service Rd. E. QEW
North Service Rd. East QEW Minimized building setbacks, coordinated street design
QEW
and a logical pattern of building heights will create a
South Service Rd. East
human scale to the place and a sense of intimacy on the
Argus Rd.
street. These elements will make being in Midtown a
.
Chartwell Rd
eet
pleasurable experience, while also accommodating the
Kerr Str
Sixteen Mile
Creek
Cross Ave. density and uses needed to achieve Midtown’s role as an
all Rd.
Cornw
Urban Growth Centre.
.
ve
Cross A
LEGEND
Midtown
Recreation Open Space
Natural Open Space
Cemetery
.
Cornwall Rd.
Chartwell Rd
Cornwall Rd. Urban Park
Legend Plaza/Square
Existing Buildings
d. New Buildings
ers R Recreation Open Space
Road Network
Plaza/Square
Spe
Natural Open Space Existing Buildings
Cemetery New Buildings
Urban Park Road Network
Figures 33: Proposed Midtown Public Realm
Town of Oakville
Draft Midtown Business and Development Plan 293.1.3 Achieving Growth Targets Residential intensification will be directed to the west and
southerly edges of the UGC, abutting the rail corridor and 16
To meet the Provincial growth targets identified in Places Mile Creek. In this peripheral location, higher buildings will have
to Grow, development in the Urban Growth Centre (UGC) less of an impact on surrounding development and will also
boundary of Midtown will need to meet a target of in excess act to strongly define the edge Urban Growth Centre. Office
of 5,500 new residential units and between 2-3 million intensification will be located in the central area of the Urban
square feet of office/commercial space by 2031. These targets Growth Centre boundary with a clear address on Trafalgar Road.
have been independently confirmed as viable by market The creation of residential and office uses adjacent to the GO
studies undertaken by the Altus Group for the Business and Station will make commuting by transit attractive and efficient.
Development Plan. This Plan demonstrates how to achieve In addition, office uses will be intensified along the QEW
those targets and also presents a development framework corridor providing high visibility for potential tenants. Parking
to guide the further growth of Midtown in the future. New for the office complex can be provided on-site and in the hydro
buildings will be arranged in the UGC in a way that promotes a right of way corridor. The lands outside the Urban Growth
sense of community, creates intelligible connections to transit Centre boundary but within the Midtown Study Area are not
service and establishes nodes of activity. subject to Provincial residential or employment targets. These
lands though will play an important supporting role in filling
out the Midtown community, creating additional opportunities
for intensification in addition to the growth centre targets
identified above.
Figures 34: High Density, Mixed Use Buildings
Urban Strategies Inc.
30 May, 2008Figures 35: Proposed Mix of Building Heights
1-5 Storeys 15-20 Storeys
6-10 Storeys 20+ Storeys
10-15 Storeys
Town of Oakville
Draft Midtown Business and Development Plan 313.1.4 Emphasizing Sustainability The traditional planning process can incorporate some but
not all aspects of sustainable development. Several aspects
Developing Oakville’s Midtown Core is an inherently of sustainability – transit-supportive development densities,
sustainable decision that is in line with Places to Grow, the a mixture of building uses and typologies, safe, walkable
Sustainable Halton initiative, and the Oakville Environmental streets and an integrated transportation plan– have been
Strategic Plan. With a build-out schedule of 25-years, many incorporated into this Business and Development Plan. To fully
of the decisions made today will define what can be done by address sustainability in a holistic manner, the Town of Oakville
the next generation who complete the development. This will use this Plan as a starting point towards the development
necessitates bold planning decisions today for a sustainable of a detailed strategy for incorporating a broader range of
future. sustainability initiatives into Midtown’s future development.
Figures 36: South Service Road looking West
Urban Strategies Inc.
32 May, 2008To emphasise and embrace sustainable development in These recommendations stem from a Sustainability Program
Midtown, the following proposals should be considered: that was developed in conjunction with this Business and
Development Plan. Detailing specific models and initiatives, the
1. Sustainability Charter Sustainability Program forms a foundation upon which the Town
Outlining specific strategies to be used in Midtown’s of Oakville can create a comprehensive strategy to developing
development including but not limited to: waste water Midtown in a sustainable way.
management, long term energy plans and waste mitigation
measures.
2. Green Building and Infrastructure Standards
Development guidelines specifying preferred practices in
energy efficient, sustainable building and landscape design.
3. Central Energy System
A system offering the flexibility to change fuel sources, the
opportunity to share rejected heat from diverse building
uses, and offering efficiency gains in fuel usage.
4. Sustainability Awareness Outreach
Communication programming designed to inform and
educate Oakville residents about sustainable lifestyle
choices and the Town’s efforts to become a leader in
sustainable development.
Figures 37 and 38: Sustainable Development Initiatives
Town of Oakville
Draft Midtown Business and Development Plan 333.2 Development Framework: 3.2.1 West The Business and Development Plan envisions this Precinct
Precinct Descriptions to develop into a residential node with buildings ranging in
The West Precinct is defined by the area bound by 16 Mile heights and built form typologies. Existing uses including the
The following Precinct descriptions present site specific Creek to the west, the QEW to the north, Cornwall Road to Home Depot and the No Frills are not expected to change in the
approaches to achieving the four development objectives the south and Argus Road to the east. Currently, this Precinct short term while many of the other existing land uses will be
described in Section 3.1. consists largely of surface parking lots. Also found in this redeveloped for residential and mixed use buildings.
Precinct are smaller scale retail stores, a few single family
houses, three residential apartment towers, a former long- Taking advantage of the natural beauty of 16 Mile Creek
term care facility, a range of services as well as large format below, seven residential towers will be developed on the
retail uses such as a Home Depot and a No-Frills grocery store. westerly edge of the Midtown area ranging in heights from
12-24 storeys and 3.25 and 5.25 FAR. Residential developments
towards the interior of the site will range in height from 6-8
Figure 39: Existing Residentces in the West Precinct Figure 40: Strip Mall Retail on Cross Avenue
Urban Strategies Inc.
34 May, 2008storeys, 2.5 to 6.5 FAR and include some ancillary retail uses
to support the needs of the residents. The interior buildings
will relate directly to Cross Avenue which will be an attractive,
central spine of this new neighbourhood. The size and massing
of buildings along Cross Avenue will create a human-scaled
environment animated by street –related retail, with well
landscaped streetscapes and open spaces that enhance the
experience of the public realm. Abutting the railway, additional
residential development is contemplated, ranging in height
from 12-24 storeys. Containing approximately 4,500 new
residential units, construction in this Precinct will directly
contribute greatly to reaching the provincial growth directives
for new residential developments.
Figure 41: Passive Use of Park Space Figure 42: West Precinct
Town of Oakville
Draft Midtown Business and Development Plan 35Figure 43: Active Play in Park Spaces Figure 44: Landscaped Cross Avenue Figure 45: View of Cross Avenue looking East towards the Civic Square and Trafalgar Road
Urban Strategies Inc.
36 May, 20083.2.2 Station
The Station Precinct of Midtown will be both a functional
element of Midtown’s transportation network and act as an
important focal point for the new community. The Station
Precinct, which includes the new VIA Rail building, train
platform, bus terminal, surface and structured parking lots
adjacent to the Station will reflect the many and varied needs of
all of the transit users in Midtown. Considering the conversion
of residents, commuters, rail, bus, vehicular and pedestrian
traffic in this area, sensible Station Precinct planning is key to
the development of Midtown as a viable transit centre. Planned
transit improvements including the third rail and electrification
of the Lake Shore West GO line and the new BRT line have
informed the layout and design of the Station Precinct.
Figure 46: Existing VIA Rail Station Figure 47: Station Precinct
Town of Oakville
Draft Midtown Business and Development Plan 37Much of the Hydro right-of-way will continue to be used facilities on the east side of Trafalgar Road will include an
for parking units. Development potential of the Hydro corridor intermodal station which will streamline transit connections
is compromised by the presence of underground utilities and and operations. The bus station will provide for local and
potential overhead power lines. GO bus pick up and drop off, ticketing capabilities and a
convenient connection to the GO train platform.
An important development in the Station Precinct will be A significant feature of the Station area on the west
the realignment of the GO Station platform. The Business and side of Trafalgar Road will be the relocated VIA building
Development Plan envisions the platform to be realigned to and a new public transit plaza. Located close to residential
span across Trafalgar Road, a critical improvement that will allow developments with ground level retail facilities, the open
access to the train platform from four vantage points, both east space in front of the new VIA Rail building will become an
and west of Trafalgar Road and north and south of the tracks. important terminus along Argus road, providing a landmark
At the south east access point to the Station, a kiss and ride and sense of arrival in Midtown.
will be established. The kiss and ride in addition to the new
southerly access points will help to decrease the traffic demand
on Trafalgar Road, removing the necessity for commuters from
points south to use Trafalgar Road to reach the Station. Existing Access
d
To streamline transit connections, the existing surface
oa
New Access
rR
parking which surrounds the Oakville GO Station will be
ga
fal
concentrated into two parking areas, GO West and GO East. GO
Tra
west will provide approximately 483 surface parking spaces Existing Access
m
ro
and GO East will provide 1,061 spaces in a new 6 storey parking
sf
Kiss ‘n’ Ride Access
New Access to
s
ce
garage as well as 973 surface parking spaces. The transit
VIA Station
Ac
Figure 48: Diagram indicating Station Accesses
Urban Strategies Inc.
38 May, 2008Figure 49: New GO Station looking Northwest
Town of Oakville
Draft Midtown Business and Development Plan 393.2.3 Central
The Central Precinct is defined by the GE lands on the east,
Argus Road to the west, the QEW to the north and the Station
Precinct to the south. Envisioned to become a mix of residential,
office, civic buildings and public spaces, at present this Precinct
is comprised of surface parking lots, low intensity retail uses,
car dealerships, former industrial land, a hotel and two office
buildings. Great opportunities exist to transform these low
intensity uses into a mixed use area that will become the heart
of Midtown.
The new Civic Centre will be the focus of this Precinct.
Defined by high quality public spaces, the Civic Centre will
include buildings ranging from three to seven storeys and
provide a central Oakville address for the Town Hall, new
multi-purpose indoor and outdoor public space, civic offices
and other Town cultural, recreational or destination uses. The
Civic Centre, while having a strong presence on Trafalgar Road,
will be connected to the emerging central neighbourhood
through strong streetscaping treatments that reflect Oakville’s
dedication to increasing their tree canopy coverage.
Figure 50: The Town Hall Civic Square looking towards Trafalgar Road
Urban Strategies Inc.
40 May, 2008The Civic Centre complex will range in heights from two to
seven storeys. Along Cross Avenue, at-grade retail space will
be included in developments to serve the needs of residents,
workers and visitors to Midtown, as well as contribute towards
the creation of a vibrant street life.
Adding to the mix of uses in this area, the southern end
of the Precinct adjacent to the Station Precinct will include
an office node with buildings ranging from 8 to 11 storeys in
height. These buildings will be located close to the GO Station,
providing easy and convenient connections for commuters.
The office presence in the Central Precinct will extend up
Trafalgar Road where a modern business campus is envisioned.
This area will be a new, desirable destination for office
development in the region. These office buildings will provide
over 1 million square feet of office space and contribute to the
achievement of Midtown’s Provincial employment target as well
as increase the offering of civic recreational and leisure space
through the development of an approximately 5,000 seat event
centre.
Figure 51: The Central Civic and Office Precinct
Town of Oakville
Draft Midtown Business and Development Plan 41The intensification of the Central Precinct into a high-
profile business location and civic recreational destination will
take advantage of unparalleled transit and vehicular access,
making getting to work—and play—simple and convenient
regardless of transportation mode. This unique location has
the advantage of providing office tenants with high levels of
visibility and access from the QEW and positions these tenants
to be an attractive work location for those using the GO
train or BRT to commute to work. The Midtown Business and
Development Plan envisions transit-based commuting as part
of Midtown’s draw. The planned transit improvements such as
the electrification of the Lakeshore West GO line will increase
train speed into downtown Toronto making Oakville a short 20
minute express ride from Union Station, opening up possibilities
of reverse commuting.
Figure 52: Modern Office Campus
Urban Strategies Inc.
42 May, 2008A major placemaking feature of the Central Precinct
and Midtown as a whole is Trafalgar Road. The central axis
of Midtown, Trafalgar Road will be transformed from an
unpleasant, high speed thoroughfare into a street with a
distinctive identity and appropriate landscape treatment. The
buildings of the Central Precinct bordering Trafalgar Road will
be arranged to develop meaningful street frontages that create
an environment that supports and encourages walking.
Figure 53: The Intersection of Cross Avenue and Trafalgar Road
Town of Oakville
Draft Midtown Business and Development Plan 43The land uses that flank Trafalgar Road will have a lasting
impact on the image that Midtown projects and as such, high
quality urban design and architecture will be promoted here as
critical city building elements.
The Central Precinct will contribute to making Midtown an
active place throughout the day. Poised to make efficient use
of surface parking during off-peak hours, the Central Precinct’s
event arena, and other civic spaces will bring community
recreation, leisure and event capabilities to Midtown adding to
the districts vitality and strong Oakville identity.
Figure 54: Kitchener City Hall Figure 56: High Quality Office Landscape Fig. 57: Office adjacent to Residential
Figure 55: Low-rise Office sited within a High Quality Landscape Figure 58: High Quality Office
Urban Strategies Inc.
44 May, 20083.2.4 East
East of the General Electric plant, which is envisioned to
remain in Midtown as a long-term, high-tech employment use,
is the East Precinct. The East Precinct will include educational
lands, providing roughly 500,000 square feet of space featuring
buildings ranging from four to six storeys in height and low-
intensity employment lands, providing an estimated 450,000
square feet. The East Precinct is located about a ten minute walk
from the GO Station and will be connected to central Midtown
by the Cross Avenue extension, a new, well landscaped public
street. The East Precinct will have strong connections to the
north through a new bridge connection that links Midtown to
Iroquois Shore Road. Access to the East district will be easily
achieved by transit through the Oakville Station or by private
vehicle, as the East Precinct is closely linked to the QEW through
a planned full moves interchange at nearby Royal Windsor Drive.
The educational lands in the East Precinct are envisioned
to become home to a satellite campus of a higher educational
institution. These lands provide opportunities for University or
College programs to be linked with high tech industries and
innovative businesses already in Midtown such as the Ford
Motor Company and General Electric.
Figure 59: East Precinct
Town of Oakville
Draft Midtown Business and Development Plan 45At the easterly end of Midtown, the employment land
centred around Chartwell Road and Cross Avenue is envisioned
to develop into a different style of employment campus than
the employment lands in the centre of Midtown. Stepping down
in height, the employment uses in the East Precinct will include
three to four storey buildings between .5 and 1.25 FAR arranged
in a low intensity business campus format to provide space for
employment activities that do not typically locate in high office
buildings.
The East Precinct, like the Central Precinct employment
cluster, will benefit from high levels of visibility from the Figure 60: At-grade Rail Crossing at Chartwell Road and Cornewall Road
QEW and will also contribute to the achievement of the
Provincial employment targets for Midtown. The East Precinct
is envisioned to provide land for a range of employment uses
that will shift and change as the Precinct evolves over time.
The long term objective is to provide an area in Midtown for
a diverse range of employment uses particularly encouraging
the development of high-end office, knowledge based and
innovative businesses that can take advantage of close
proximity to the Campus Precinct and the relationships and
opportunities that would be part of a University or College
environment.
Figure 61: Industry Road at Chartwell Road looking East
Urban Strategies Inc.
46 May, 20083.2.5 North The North Precinct today is comprised of low intensity
employment uses, some service retail and commercial land
Above the QEW is the North Precinct of Midtown which use closer to Trafalgar Road. There are currently no residential
includes the Oakville Place mall lands, the existing Town Hall land uses in this Precinct. This Business and Development Plan
site and light industrial and low intensity employment uses envisions the employment land uses in the North Precinct to
stretching from Trafalgar Road to 8th Line. These areas fall remain generally stable with a small level of improvements and
outside of the Urban Growth Centre boundary of Midtown intensification. A notable change in the North Precinct when
but within the Midtown Study Area boundary. Because these compared to the land use today is the potential transformation
lands are not subject to the same Provincial growth targets of the Town Hall lands. Moving the existing Town Hall to the
Figure 62: Oakville Place Mall
as the Urban Growth Centre boundary, this Plan does not centre of Midtown would present the former Town Hall lands as
provide block-by- block detail for this area’s growth, rather it a unique residential and mixed use development opportunity
provides a general land use plan that is intended to guide future because of their convenient location off of Trafalgar Road and
development to complement the growth that is anticipated in on a slight ridge with great views to Downtown Oakville and
the Urban Growth Centre boundary of Midtown. Lake Ontario.
The land use designations for the North Precinct recognize
Trafalgar Road as an important north-south corridor and
provide opportunities for future developments to take
advantage of Trafalgar’s connectivity as well as contribute to its
beautification and urbanization.
Figure 63: Iroquois Shore Road
Town of Oakville
Draft Midtown Business and Development Plan 474. Phasing Urban Strategies Inc. May, 2008
4.1 Phase One
4.2 Phase Two
4.3 Phase Three
4.4 Phase Four
Town of Oakville
Draft Midtown Business and Development Plan4. Phasing
The vision for Midtown Oakville is anticipated to evolve over targets for the Urban Growth will be achieved over time. As by a pattern of development that establishes the transportation
a broad planning horizon. This Business and Development Plan shown below, the phasing is largely influenced by the location hub of the Midtown GO Station first and moves outwards to the
illustrates a development pattern in the Urban Growth Centre of the publicly owned lands. These lands, through an agreement east and westerly ends of the planning area.
Boundary that can achieve the Places to Grow targets within among relevant government agencies will be made available
a 25 year timeline. Growth and intensification detailed in this to development first to kick start investment and interest in Timing of all of the development on lands owned outside of
plan beyond those targets represents a long term vision for Midtown. the public lands will be highly dependent on the current market
growth in Midtown, presenting a reasonable estimate of how patterns. The phasing plan described here reflects research
Oakville can expect Midtown to continue to evolve over time. The publicly owned lands and other lands with existing on current and emerging market trends undertaken for the
The phasing plan detailed below shows how the Places to Grow development pressure are anticipated to develop first followed Business and Development Plan.
Figure 64: Midtown as envisioned in 25 Years
Urban Strategies Inc.
50 May, 20084.1 Phase One anticipated to develop as there is existing private interest in the
intensification of these lands.
The first phase of development will take place upon some
of the publicly owned lands surrounding the GO Station and Many of the planned transportation improvements are
feature some private development that is already anticipated also anticipated to be completed within this time frame.
for the area. The initial developments that will be seen here The necessary changes to the road network, including the
include the creation of the structured GO parking lot to the east realignment of Cross Avenue and the improvements to the GO
of Trafalgar Road as well as two residential parcels and a number train service will be critical elements to laying the ground work
of office parcels. In addition, a residential site along Lyons Lane for the future development of Midtown as a transit hub and as
and a mixed use development along Chartwell Road are also an easily accessible place.
Phase One Summary 2008-2014
Residential 1,900 units
Office 900,000 sq.ft.
Retail 180,000 sq.ft.
Educational 200,000 sq.ft.
GO Parking 2,500 stalls
Figure 65: Phase One
Town of Oakville
Draft Midtown Business and Development Plan 514.2 Phase Two built out, establishing Cross Avenue as an important east west
connection within central Midtown. Cross Avenue will feature
Phase Two will see a greater mix of uses introduced into streetscaping treatments and close attention to the creation of a
Midtown. During this phase additional office buildings and strong public realm.
the arena in the Central Precinct will be built. The remainder of
the former GO parking lots will also be developed in this time In the easterly end of Midtown, Phase Two will see the
frame establishing a significant presence of new residential land educational component of the East Precinct developed as well
uses, retaining some surface parking on Hydro lands. During parts of the East Precinct employment lands.
this phase the south side of Cross Avenue will be completely
Phase Two Summary 2015-2020
Residential 2,000 units
Office 200,000 sq.ft.
Retail 25,000 sq.ft.
Office/Commercial 200,000 sq.ft.
Educational 150,000 sq.ft.
Leisure 90,000 sq.ft.
Figure 66: Phase Two
Urban Strategies Inc.
52 May, 20084.3 Phase Three
Phase Three will see a number of significant developments
in Midtown, most importantly the relocation of the Town Hall
to the new Civic Centre. In addition, it is anticipated that within
this time period, the existing low intensity retail and service
commercial uses on the north side of Cross Avenue that are
privately held will, due to market forces, naturally turn over
and develop into residential buildings. This phase will also see
the completion of the East Precinct employment district and
additional commercial buildings in the Central Precinct.
Phase Three Summary 2021-2026
Residential 800 units
Office 260,000 sq.ft
Office/Commercial 57,000 sq.ft.
Civic 500,000 sq.ft.
Educational 170,000 sq.ft.
Leisure 190,000 sq.ft. Figure 67: Phase Three
Town of Oakville
Draft Midtown Business and Development Plan 534.4 Phase Four
The final phase of development in Midtown will include
some retail development as well as the most intense residential
buildings that are envisioned for the Central Precinct. These
taller buildings will act to frame the Civic Centre and its related
public space as well as contribute to the streetscape and vitality
of Argus Road. Phase Four will also include the final office
development in the Central Precinct, rounding out the modern
office campus envisioned for that area.
Phase Four Summary 2027-2031
Residential 900 units
Office 130,000 sq.ft
Office/Commercial 56,000 sq.ft.
Civic 500,000 sq.ft.
Educational 170,000 sq.ft. Figure 68: Phase Four
Urban Strategies Inc.
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