Municipal Class Environmental Assessment – Louis St. Laurent Avenue (James Snow Parkway to Fifth Line)

Thank you for your interest in this project.  Please see below for the response to the question you've posed:

Please note that these lands are designated as an “Employment Area” in the Region of Halton Official Plan and as a “Business Park Area” in the Town of Milton Official Plan. Therefore, the proposed business park will consist of predominantly employment and industrial type uses as opposed to residential or commercial uses. However, a master landscape plan is being developed for the entire business park which proposes a comprehensive approach to active transportation, landscape design and integration of amenity areas with wetlands and naturalized areas. Public sidewalks will be provided on both sides of the road along Louis St. Laurent Avenue, Clark Boulevard and James Snow Parkway to facilitate pedestrian movement. The existing multi-use path along Louis St. Laurent will be extended eastward along with the road and sidewalks. Also, the inclusion of on-street bike lanes along Louis St. Laurent and Clark Boulevard is also being explored though the Environmental Assessment and Draft Plan of Subdivision processes. 

In addition to these public connections, the proponent is also proposing an internal trail system which connects the various buildings within the business park to the public street network. A series of outdoor employee amenity areas are proposed throughout the business park along this internal trail system. Several of these amenity areas are planned to be interface with existing wetland features and naturalized areas throughout the business park. Lastly, the Town is proposing to extend the existing Union Gas Trail sometime in the future from its current terminus on the west side of James Snow Parkway to run further eastward through the Union Gas corridor. This will result in the trail running along the northern edge of the business park and thus create an opportunity to provide a connection to the internal trail system. 

The master landscape plan is being evaluated through a Draft Plan of Subdivision, Official Plan Amendment, and Zoning By-law Amendment application for these lands. More information can be found on the Ward 3 Development Applications webpage under ‘Oxford Properties’ here: https://www.milton.ca/en/business-and-development/ward-3-development-applications.aspx Any comments or questions on the Plan of Subdivision, Official Plan Amendment or Zoning By-law Amendment applications can be sent to Natalie.stopar@milton.ca

Thank you for your interest in this project.  Please see below for the response to your question:

The Town completed a Town-wide Transportation Master Plan (TMP) in 2018 to provide a framework for planning a balanced transportation network, including vehicular, walking, cycling and transit, while managing growth over the longer term (i.e., up to 2031 and beyond). To provide sufficient capacity for traffic associated with future growth, the TMP identified the need to widen the existing portion of Louis St. Laurent Avenue, west of James Snow Parkway, from 2 lanes to 4 lanes, as well as the easterly extension of Louis St. Laurent Avenue, from James Snow Parkway to Sixth Line. The Arterial road designation and 4-lane extension of Louis St. Laurent was identified for implementation within the short term (i.e., up to 2021). These types of roadways are primarily intended to serve inter-regional and regional travel demands, accommodate truck traffic, transit services, and high occupancy vehicle (H.O.V.) lanes. Louis St. Laurent Avenue, from Regional Road 25 through the east limit of the Town (i.e., beyond the limits of the study area) was also recommended for designation as a truck route. As specified in the Town’s Engineering and Parks Standards, Arterial roadways with active transportation facilities, a median, appropriate buffers and four through lanes require a 35 m ROW. It should be noted that the construction activities associated with the widening of Louis St. Laurent Avenue (Yates to Fourth Line), from 2 to 4 lanes, including a centre median and urban cross section, began in 2019 and is scheduled for completion in late summer 2020. The widening of Louis St. Laurent Avenue, from two to four lanes between Fourth Line and James Snow Parkway, is currently in the final design stages and is scheduled for construction start in late summer 2020, by the Town.

Thank you for your interest in the project.  Please see below for the answers to the questions you've posed:

Question 1: The roadways being extended are Clark Boulevard and Louis St. Laurent Avenue. These roadways will be extended eastward to connect to Fifth Line. The proposed development blocks will primarily be accessed from these two roadway extensions. 

Question 2: The types of uses proposed are being evaluated througha Draft Plan of Subdivision, Official Plan Amendment, and Zoning By-law Amendment application for these lands. More information can be found on the Ward 3 Development Applications webpage under ‘Oxford Properties’ here: https://www.milton.ca/en/business-and-development/ward-3-development-applications.aspx Any comments or questions on the Plan of Subdivision, Official Plan Amendment or Zoning By-law Amendment applications can be sent to natalie.stopar@milton.ca. The types of proposed uses include, light industrial uses such as warehousing, logistics, research and development as well as manufacturing, processing, fabrication, assembly, treatment, packaging uses where the operations are fully enclosed within a building and with no outside storage. Light industrial uses do not include obnoxious uses. The future businesses that are expected to locate in this business park will predominantly be warehousing and logistics. 

Question 3: A master landscape plan is being developed for the entire business park which will include generous planting, outdoor amenity areas for employees and a trail system. The master landscaped plan is being evaluated through a Draft Plan of Subdivision, Official Plan Amendment, and Zoning By-law Amendment application for these lands. More information can be found on the Ward 3 Development Applications webpage under ‘Oxford Properties’ here: https://www.milton.ca/en/business-and-development/ward-3-development-applications.aspx Any comments or questions on the Plan of Subdivision, Official Plan Amendment or Zoning By-law Amendment applications can be sent to Natalie.stopar@milton.ca 

Question 4: A Traffic Impact Study was prepared by the proponent’s transportation engineering consultant which assessed the impact of the proposed business park on the boundary toad network. The study indicates that the proposed development will result in minor impacts to the boundary road network that will be mitigated through minor improvements to road network. The trucks that will be accessing the business park are expected to be same types of trucks found on the Town’s major roadways, the emissions of which are governed under provincial legislation. Please note that that Town of Milton is also evaluating the Traffic Impact and proposed uses through a Draft Plan of Subdivision, Official Plan Amendment, and Zoning By-law Amendment application for these lands. 

More information can be found on the Ward 3 Development Applications webpage under ‘Oxford Properties’ here: https://www.milton.ca/en/business-and-development/ward-3-development-applications.aspx Any comments or questions on the Plan of Subdivision, Official Plan Amendment or Zoning By-law Amendment applications can be sent to natalie.stopar@milton.ca.

The Town of Milton currently has multiple development applications under review within this area. More information on the current status of these development applications can be found here: https://www.milton.ca/en/business-and-development/development-applications.aspx For more information on the timing of a specific development application, please contact the Town of Milton Planning division at Planning@milton.ca

The Town of Milton Official Plan sets the long-term goals and objectives for our community, guides our by-laws and establishes policies for how land should be used to meet the specific needs of the community. The Official Plan contains policies related to land use (including residential housing), and infrastructure such as roads, parks, and schools. More information on the current Official Plan and the Official Plan Review can be found here: https://www.milton.ca/en/business-and-development/official-plan.aspx

For more information on the Official Plan, please contact Planning@milton.ca

A noise impact assessment is being undertaken in accordance with the MTO’s Environmental Guide for Noise to determine potential changes in traffic noise in noise sensitive areas, such as residential areas, associated with the proposed extension of the roadway.    The difference between the future ambient sound levels and the future ambient sound levels anticipated in association with the proposed improvements are identified as part of the assessment to determine if noise mitigation measures are required.  If warranted and feasible, noise mitigation measures, such as barriers, will be provided.  The findings of the noise assessment will be documented within the Environmental Study Report, copies of which are anticipated to be available for public review on this website in late summer 2020.

The Town of Milton has also received a Draft Plan of Subdivision, Official Plan Amendment, and Zoning By-law Amendment application for these lands. More information can be found on the Ward 3 Development Applications webpage under ‘Oxford Properties’ here: https://www.milton.ca/en/business-and-development/ward-3-development-applications.aspx

Staff will be reviewing a variety of topics, including noise and tree protection, through the review of the development applications. As part of the submission, the applicant has provided a Noise and Vibration Study and a Tree Inventory and Preservation Report to the Town for review. Copies of all reports can be found on the application webpage above.  

Any questions or comments on the Planning Act applications can be provided to Natalie.Stopar@milton.ca. All comments will be considered by staff through the review of the applications and will be included in a future technical report to Council.