Housing Accelerator Fund
Implementing projects as part of the town’s Housing Accelerator Fund application.
Community engagement opportunities
Four dwelling units per property
On January 22, 2024, Town Council provided the following motion:
“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.”
The Town of Oakville is proposing changes to its Official Plans and Zoning By-laws to permit the creation of up to four dwelling units per residential lot for single detached homes. This permission could be done "as-of-right" meaning without a zoning amendment, but still must meet all existing applicable zoning regulations. A building permit would still be required to ensure additional dwelling units are built in compliance with the Ontario Building Code.
Currently, three dwelling units in a detached house, semi-detached house, or townhouse are permitted throughout the town. The town’s proposed changes would allow four residential units on residential lots for single detached homes.
Possible configurations for four dwelling units
Four dwelling units within the main residential building (one primary unit and three attached additional dwelling units), or
Three dwelling units (one primary unit and two attached additional dwelling units) within the main residential building plus a detached dwelling unit such as within a converted accessory building.
Key proposed changes to the official plans
- Change the term ‘second dwelling units’ to ‘additional dwelling units’
- Permit additional dwelling units subject to regulations of the Zoning By-law;
- Ensure additional dwelling units do not count toward the calculation of density for the purpose of permitting additional dwelling units.
Notes:
- People living within additional dwelling units will be reflected in census data for calculating population and planning for community services.
- Additional dwelling units will be counted towards Oakville’s provincial housing pledge as well as considered in the planning for community services.
Key proposed changes to the zoning by-laws
- Change terms to "additional" dwelling units (formerly referred to as "accessory")
- Permit a maximum of four dwelling units per residential detached property
- Require a minimum one-metre width exterior path will of travel for safe access.
- The existing zoning requirements for lot sizes, setbacks, height and dwelling size will remain unchanged.
The draft zoning by-law amendment is available to review in the Draft OPA/ZBA tab.
Municipal zoning
A zoning by-law implements the policies of an official plan. It regulates how land and buildings are used, the location of buildings, lot coverage, building heights and other provisions necessary to ensure proper development.
In Oakville, there are two zoning by-laws in effect, one for the lands south of Dundas Street and north of Highway 407, and another for the lands south of Highway 407 and north of Dundas Street.
To permit four units throughout the town on detached residential properties, the town must amend both of its zoning by-laws to permit and regulate them.
If people want to develop their property with these uses and do not meet what the zoning rules state, then a zoning by-law amendment application or minor variance application may be required to consider the privately-initiated development proposal.
‘As of right’ development
‘As of right’ means that the development is permitted without additional zoning approvals from the town. The development would have to follow the rules of the in-effect zoning by-law.
Where permitted additional dwelling units are proposed
Three dwelling units in a detached house, semi-detached house, or townhouse are already permitted town-wide where located on urban residential land and serviced by municipal storm and sanitary sewer systems and drinking water systems.
An additional dwelling unit, up to a maximum of four on a detached residential property, is proposed to be permitted town-wide. Four dwelling units will also only be allowed on urban residential land and serviced by municipal storm and sanitary sewer systems and drinking water systems.
Why an additional dwelling unit is being proposed
As a result of Bill 23, the More Homes Built Faster Act, 2022, the province made changes to the Planning Act that require municipalities to allow up to three dwelling units on a residential property. The Town of Oakville implemented this change in April 2023.
On January 22, 2024, as part of the town’s commitment to the federal Housing Accelerator Fund, Council passed a motion directing staff to draft by-laws that would, if passed, implement four dwelling units per property townwide without additional zoning approvals.
The end goal is to improve housing availability, affordability and options for our growing community and promote gentle density.
Gentle density
Gentle density housing, also commonly referred to as “missing middle” housing, provides a broader range and mix of low-rise medium density housing options within residential neighbourhoods. Gentle density may include, but is not limited to, basement apartments, duplexes, triplexes, fourplexes, garden suites, townhouses and low-rise apartments.
Parking
For the lands south of Dundas Street, current parking regulations require that a property with three dwelling units have four parking spaces. The draft zoning by-law amendment to permit four dwelling units per detached residential property would maintain a requirement for four parking space requirement.
For the lands north of Dundas Street, current parking regulations require that a property with three dwelling units have a minimum of two parking spaces. Parking spaces for additional dwelling units are to be provided through on-street permit parking. The draft zoning by-law amendment to permit four dwelling units per detached residential property but will not require additional parking on site. Parking spaces for additional dwelling units will continue to be provided through available on-street permit parking.
The intent of the parking regulations is to enable the development of additional dwelling units within existing neighbourhoods, where appropriate, and support the creation and enhancement of walkable and transit-oriented communities. Reduced parking is a key housing strategy within the federal Housing Accelerator Fund.
Water and sewer systems
Three dwelling units in a detached, semi-detached or townhouse are already permitted throughout the town within the urban area and serviced by municipal storm and sanitary sewer systems and drinking water systems.
An additional dwelling unit, taking the total up to four units, will continue on the same system for stormwater, sewer and drinking water systems.
Impact on housing affordability
Converting an existing building into multiple units or constructing a purpose-built home containing multiple units is generally less expensive per unit than developing a new single dwelling with only one unit. For property owners, adding additional dwelling units provides an income stream when they rent out their additional units. For renters, they have access to more affordable homes in the form of a duplex, triplex, basement apartment, etc. The Canada Mortgage and Housing Corporation (CMHC) identifies Ontario to have one of the least affordable housing markets in the country because housing supply hasn’t kept up with demand over the past 20 years in some of the major urban centres, including the Greater Toronto Area. Providing more housing options is intended to assist in generating greater housing supply and in turn, lower housing costs.
Anticipated change to neighbourhoods
Not all properties are large enough to accommodate four units, and not all detached property owners will create four dwelling units on their property.
The permitted size of detached dwellings is not proposed to increase beyond what is currently permitted in the existing zoning regulations. For those who are interested to create four dwelling units on their property, new additional dwelling units would have to fit within the permitted building size on a property.
Designated heritage properties and Heritage Conservation Districts
A heritage permit is required prior to any change being made to the heritage attributes on an individually designated heritage property or on a designated property within a Heritage Conservation District. The heritage permit process ensures that significant built heritage resources and significant cultural heritage landscapes are conserved. Development, including the creation of additional dwelling units, both attached and detached, as well as any exterior site alteration, would only be permitted where it has been evaluated and it has been demonstrated that the cultural heritage value of the protected heritage property will be conserved. Lastly, a heritage permit is also required prior to issuing a building permit.
For more information on the heritage permit process and heritage in Oakville, please visit the Heritage Planning page.
Trees
The removal of trees in the Town of Oakville is subject to the town’s Private Tree By-law 2017-038. The Private Tree By-law which regulates or prohibits the injury or destruction of trees on private property and makes it mandatory to obtain a tree permit to remove any tree. The proposed changes do not affect the applicability of this by-law.
Natural areas
The town’s official plans and zoning by-laws set out where and how development can take place within the town through a system of policies, designations, zones and regulations. New residential uses are not permitted within lands designated or zoned as Natural Heritage System or Natural Area. Therefore, it is not anticipated that the proposed changes will impact natural areas within the town.
Hazardous lands such as floodplains and areas subject to erosion
New residential development is not permitted within hazardous lands such as floodplains and areas subject to erosion. It is not anticipated that the proposed changes will impact natural hazards.
If the development of additional dwelling units is within an area regulated by a Conservation Authority, approval by that Conservation Authority is required. Oakville is covered by two Conservation Authorities: a majority of the town is covered by Conservation Halton and a small portion along the western boundary by Credit Valley Conservation. More information, and to determine if an area is regulated, can be found on their websites.
Property standards, noise and nuisance by-laws applicability
Oakville’s property standards, lot maintenance, noise and nuisance by-laws set minimum standards for the upkeep of buildings, yards and properties in Oakville. These by-laws promote the health, safety, comfort, convenience and general welfare of residents and regulate or prohibit activities to ensure reasonable enjoyment of one’s property. All additional dwelling units would be subject to these by-laws.
More information on requirements under these by-laws as well as how rules are enforced can be found on the town’s applicable pages:
Additional dwelling units vs. lodging houses
Additional dwelling units are not the same as lodging houses and are regulated differently.
A “lodging house” is a building where persons are harboured, received or lodged for rent or hire with or without meals. Lodging houses are limited to one per lot. A “lodging house” permits a maximum of three “lodging units” which are rooms provided for rent or hire used as a sleeping accommodation that may contain bathroom facilities but no kitchen.
“Additional dwelling units” are homes containing habitable rooms, including kitchen and bathroom facilities, for the private use of one household or single housekeeping unit.
The establishment of a “lodging house” or “additional dwelling unit” requires a certificate of occupancy from the town. A “lodging house” also requires a business license from the town.
Short-term Accommodation
It is possible that an additional dwelling unit may be used as a short-term accommodation, however it is limited to one per lot. A "short-term accommodation" typically describes rentals that occur over a short period of time (less than 29 days).
Online platforms facilitate bookings and payments for short-term property rentals. All short-term accommodation (STA) requires a licence to operate in Oakville.
Here are some of the rules:
- Short-term accommodations are permitted in most housing types
- A short-term accommodation host must be the principal resident
- A short-term accommodation operator must obtain a town business licence
- Companies such as Airbnb must also be licensed with the town
More information is available at the Short-Term Accommodation Licensing By-law page.
Impact on property taxes
New construction or physical changes to your building or land may result in additional property taxes being levied. The Municipal Property Assessment Corporation (MPAC) is responsible for assessing the value of properties. New construction or physical changes to your building or land, including developing additional dwelling units, may result in an increase in the assessed value of a property. MPAC can provide the town with increased property values for the current tax year and two years prior. The town is legislated to issue additional property tax billings due to an increase in value.
For more information on supplementary and omitted taxes, visit our Property Assessments & Appeals page or email propertytax@oakville.ca.
Official Plan Amendments (OPA) and Zoning By-law Amendments (ZBA) have been prepared in response to Council’s motion. The amendments will be recommended at a public meeting to Planning and Development Council on May 6, 2024.
Official Plan Amendments (OPA)
- OPA 65 – Additional Dwelling Units – Livable Oakville (pdf)
- OPA 330 – Additional Dwelling Units – North Oakville East Secondary Plan (pdf)
Zoning By-law Amendments (ZBA)
May 6, 2024 – Public Meeting and recommendation
A second statutory public meeting for town-initiated Official Plan and Zoning By-law amendments regarding permitting four dwelling units per residential property (detached residential), and Sheridan College housing area, will be held on Monday, May 6, 2024.
This is also a recommendation meeting where Council will be asked to make a decision on the proposed amendments. View the proposed amendments on the “Draft OPA/ZBA” tab.
The council agenda will be available approximately one week before the meeting.
Learn more about making submissions and preserving appeal rights.
March 4, 2024 - Public meeting
A statutory public meeting for town-initiated Official Plan and Zoning By-law amendments regarding permitting four dwelling units per residential property (detached residential), and Sheridan College housing area, was held on Monday, March 4, 2024.
- Council agenda - read the staff report and watch the meeting
- Presentation slides (pdf)
Sheridan College housing area – Special policy area
On January 22, 2024, Town Council provided the following motion:
“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 town is proposing changes to the Livable Oakville Plan and Zoning By-law 2014-014 to establish a new Special Policy Area, the Sheridan College Housing Area, that will expand medium density housing options throughout the area, including building heights of up to four storeys when provided in an apartment building. The Special Policy Area is proposed to include the area bounded by Upper Middle Road to the north, White Oaks Boulevard to the east, Sewell Drive to the south, and Sixth Line to the west.
Development and construction of future medium density housing options would be landowner initiated. The town is not proposing to acquire, expropriate or develop land under this proposal. Many single detached dwellings in the area will be maintained by their current owners, however, with the proposed additional options, over time, some landowners in the area may consolidate properties to develop townhouses or an apartment building of up to four storeys, subject to a planning process to ensure it meets applicable zoning.
Map of proposed Special Policy Area, the Sheridan College Housing Area
Highlights of key proposed changes to the Livable Oakville Plan
- A new Special Policy Area – “Sheridan College Housing Area”;
- A new goal, objectives, and development concept to guide decision making;
- New functional policies to address parking, accommodating increased density, housing, and urban design;
- New land use policies that enable a broader range of medium density residential uses within the Residential Area and Trafalgar Road Corridor;
- Implementation policies to ensure appropriate transition, phasing, and coordination with Sheridan College over the long-term.
Highlight of key proposed changes to zoning in the Sheridan College Housing Area
- In residential zones, permitting apartment buildings up to four storeys in height and townhouses up to three storey in height.
- In neighbourhood commercial zones, permitted four storey buildings with commercial uses of the first floor and residential uses above.
- Adding a holding provision that must be lifted prior to privately initiated development taking place, to ensure development it is integrated with the surrounding community and coordinated to provide required infrastructure such as water and waste water services.
These changes are not proposed to affect the current permitted uses for each zone; current provisions for each zone would continue to apply. The proposed townhomes and apartment buildings will not be developed by the town. Development will take place over time as initiated by private landowners.
Need for a proposed special policy area
The town received feedback from the Federal Government, in response to its application to the Housing Accelerator Fund (HAF), seeking clarity on the town’s actions to increase the amount and density of housing for students within walking distance of Sheridan College. The Federal Government stated that “many students are living in single family homes that surround Sheridan, which could be much better utilized as homes for families. A measure such as allowing four storeys and four or more units as of right within an 800 metre radius of Sheridan College would be acceptable.” To enhance the town’s HAF application and be considered for approval, the town is in a position to consider the Federal Government’s direction.
The intent of seeking four story apartment buildings and other medium density housing options within walking distance of Sheridan College is to provide more affordable housing options conducive to students so they can transition, over time, into these accommodations and away from existing single-family homes. Notwithstanding, the Federal Government also identified that the conversion of existing houses to permit four units per property is also appropriate.
In response, on January 22, 2024, Council passed a motion directing staff to draft by-laws to permit increased density and four storey buildings within 800 metres of Sheridan College.
This federal initiative is intended to address the housing crisis by facilitating an increased supply of gentle density, commonly referred to as “missing middle” housing, reducing the costs associated with developing housing units and ensuring new units meet a range of needs from local communities, including housing geared toward students that is more affordable.
Gentle density
Gentle density housing, also commonly referred to as “missing middle” housing, provides a broader range and mix of low-rise medium density housing options within residential neighbourhoods. Gentle density may include, but is not limited to, basement apartments, duplexes, triplexes, fourplexes, garden suites, townhouses and low-rise apartments.
Special policy area boundaries
The boundary of the Special Policy Area is based on an approximate 800-metre radius from Sheridan College, as guided by the Federal Government’s request. An 800-metre distance is commonly used when planning walkable communities, and equates to an approximate 15 minute walk.
The boundary of the Special Policy Area was refined based on major features and constraints around Sheridan College, including major roads, natural features and hazard lands. The boundaries established were also created to concentrate areas of change to contiguous communities and consider changes in the streetscape over-time.
Neighbourhood change
The proposed official plan policies and zoning regulations include transition policies and holding provisions to minimize impacts to adjacent properties where medium density and low-rise apartment housing is developed. The intention is that changes to existing residential neighbourhoods because of the proposed official plan and zoning by-law amendments will be integrated and compatible.
How rent amounts are determined
Market housing developed under these additional provisions would expand housing options for students and employees at Sheridan College, as well as young professionals, families, seniors, or anyone else seeking housing. Market housing rents are determined by the market and the Town of Oakville has no control over market rent amounts. Halton Region has a number of subsidized housing programs including a rent supplement program that provides financial assistance for low-income renters in the private market.
Sheridan College
Sheridan College is supportive of efforts by all levels of government to increase access to safe, affordable, adequate and legal housing for everyone, including its students and the larger community.
Sheridan College currently offers 824 on-campus beds at its Trafalgar Campus and works with community partners to support students in finding safe, affordable, and legal housing in the community. Sheridan College have heard from its students that they have a diversity of housing needs including varying preferences to reside on-campus and in the community.
To support Sheridan’s future growth as part of its Strategic Plan, Sheridan College developed a Campus Master Plan in consultation with the community in 2020. However, given the disruption caused by the pandemic and some recent and ongoing policy changes to the post-secondary sector, Sheridan continues to evaluate its infrastructure needs to ensure it continues to be an integral part of Oakville’s growth.
The town’s Official Plan, Livable Oakville, has existing policies to enable significant development opportunities on the Sheridan College property to permit the development of student housing on what are currently the parking lots adjacent to Trafalgar Road. The redevelopment of the Sheridan College property would be initiated by Sheridan College as part of privately initiated development applications.
When development takes place
Development and construction of future medium density housing options would be landowner or developer initiated. When a privately initiated development application is submitted to the town, the town will assess the application against its policies and regulations to ensure compliance.
The town is not proposing to acquire, expropriate or develop land under this proposal. Many single detached dwellings in the area will be maintained by their current owners. However, with the proposed additional housing options, over time, some landowners/developers in the area may consolidate properties to develop townhouses or an apartment building of up to four storeys, subject to a planning process to ensure it meets applicable policies and zoning.
There are no development applications proposed to redevelop any property under this proposal at this time. If a proposed development does not align with the town’s Official Plan or Zoning By-law, applicants would be required to apply for an Official Plan Amendment and/or Zoning By-law Amendment, as applicable.
Affordability
Affordable housing is defined in the town’s Official Plan to mean “housing with market price or rent that is affordable to households of low and moderate income spending 30 per cent of their gross household income without government subsidies. Such households would be able to afford, at the low end, at least three out of ten rental properties on the market and, at the high end, ownership housing with sufficient income left, after housing expenses, to sustain a basic standard of living.”
This definition is in line with the how the Canada Mortgage and Housing Corporation consider affordability, as well as Halton Region’s Comprehensive Housing Strategy.
The number of units that may be permitted within a four-storey residential building
The density proposed in the Official Plan Amendment would permit a maximum of 50 units per site hectare for medium density housing options, such as townhouses and four storey apartment buildings. This is the same as existing permissions for Medium Density Residential uses south of Dundas Street. The exact number of units permitted would be dependent on the size of the lot (hectares).
Heritage
There are no individually designated heritage properties or Heritage Conservation Districts within the proposed Sheridan College Housing Area.
Trees
The removal of trees in the Town of Oakville is subject to the town’s Private Tree By-law 2017-038. The Private Tree By-law which regulates or prohibits the injury or destruction of trees on private property and makes it mandatory to obtain a tree permit to remove any tree. The proposed changes do not affect the applicability of this by-law.
Parking
No changes to minimum parking requirements are being proposed. Current minimum parking requirements for the proposed additional housing types are as follows:
Minimum parking required:
- Apartment dwelling: One parking space per dwelling unit less than 75 square metres net floor area; 1.5 per dwelling unit for all other units.
- Back-to-back townhouse dwelling: Two parking spaces per dwelling
- Stacked townhouse dwelling: 1.5 parking spaces per dwelling
- Townhouse dwelling: Two parking spaces per dwelling
Additional parking requirements, including visitor parking as well as other housing types, can be found in the in-effect zoning by-law, Zoning By-law 2014-014.
Natural areas
The town’s official plans and zoning by-laws set out where and how development can take place within the town through a system of policies, designations, zones and regulations. New residential uses are not permitted within lands designated or zoned as Natural Heritage System or Natural Area. Therefore, it is not anticipated that the proposed changes will impact natural areas within the town.
Hazardous lands such as floodplains and areas subject to erosion
New residential development is not permitted within hazardous lands such as floodplains and areas subject to erosion. It is not anticipated that the proposed changes will impact natural hazards.
If the development of additional dwelling units is within an area regulated by a Conservation Authority, approval by that Conservation Authority is required. Oakville is covered by two Conservation Authorities: a majority of the town is covered by Conservation Halton and a small portion along the western boundary by Credit Valley Conservation. More information, and to determine if an area is regulated, can be found on their websites.
Property standards, noise and nuisance by-laws applicability
Oakville’s property standards, lot maintenance, noise and nuisance by-laws set minimum standards for the upkeep of buildings, yards and properties in Oakville. These by-laws promote the health, safety, comfort, convenience and general welfare of residents and regulate or prohibit activities to ensure reasonable enjoyment of one’s property. All additional dwelling units would be subject to these by-laws.
More information on requirements under these by-laws as well as how rules are enforced can be found on the town’s applicable pages:
An Official Plan Amendment (OPA) and Zoning By-law Amendment (ZBA) have been prepared in response to Council’s motion. The amendments will be recommended at a public meeting to Planning and Development Council on May 6, 2024.
Draft Official Plan Amendments (OPA)
Draft Zoning By-law Amendments (ZBA)
May 6, 2024 – Public Meeting and recommendation
A second statutory public meeting for town-initiated Official Plan and Zoning By-law amendments regarding permitting four dwelling units per residential property (detached residential), and Sheridan College housing area, will be held on Monday, May 6, 2024.
This is also a recommendation meeting where Council will be asked to make a decision on the proposed amendments. View the proposed amendments on the “Draft OPA/ZBA” tab.
The council agenda will be available approximately one week before the meeting.
Learn more about making submissions and preserving appeal rights. Another public meeting will be held in the spring.
March 4, 2024 - Public meeting
A statutory public meeting for town-initiated Official Plan and Zoning By-law amendments regarding permitting four dwelling units per residential property (detached residential), and Sheridan College housing area, was held on Monday, March 4, 2024.
- Council agenda - read the staff report and watch the meeting
- Presentation slides (pdf)