Official Plan Amendment and Zoning By-­‐law Amendment PLANNING JUSTIFICATION REPORT ADI Morgan Developments (Thomas Alton) Inc. 4853 Thomas Alton Boulevard September, 2015 1 Table of Contents INTRODUCTION ...................................................................................................................... 2 BACKGROUND ........................................................................................................................ 3 Site Description ................................................................................................................................ 3 Context / Surrounding ...................................................................................................................... 3 PROPOSED DEVELOPMENT ..................................................................................................... 4 Required Approvals .......................................................................................................................... 5 PLANNING POLICY ANALYSIS .................................................................................................. 5 Provincial Policy Statement .............................................................................................................. 5 Places to Grow: Growth Plan for the Greater Golden Horseshoe ....................................................... 7 Halton Region Official Plan ............................................................................................................... 8 City of Burlington Official Plan .......................................................................................................... 8 City of Burlington Zoning By-­‐law 2020 ............................................................................................ 13 Transportation ............................................................................................................................... 16 Urban Design Commentary ............................................................................................................. 18 CONCLUSION ......................................................................................................................... 19 APPENDIX 1. Urban Design Opinion Letter ............................................................................. 21 2 INTRODUCTION Ruth Victor and Associates Inc. has been retained by ADI Morgan Developments (Thomas Alton) Inc. to provide a Planning Justification Report supporting the development of a 691 unit residential development consisting of 21 traditional townhouse units, 12 back to back townhouse units, 160 stacked townhouse units and 498 apartment units on the property municipally known as 4853 Thomas Alton Boulevard, Burlington. The implementation of the proposed development requires an amendment to the Official Plan for increased residential density and building height. The proposed development also requires an amendment to the existing Zoning By-­‐law regulations to allow for site specific zoning regulations pertinent to the proposed site layout. This report provides a review and analysis of the relevant planning policies that are applicable to the proposed development and presents an independent professional opinion on the appropriateness of the proposed development. Furthermore, the report identifies potential areas of conflict that typically arise when implementing intensification development proposals and how these conflicts have been mitigated in order to ensure compatibly between the proposed development and the surrounding established community. This Planning Justification Report is a requirement of a complete application as identified during the City’s planning pre-­‐consultation meeting held on March 10, 2015. In addition to the Planning Justification Report, a number of supporting documents have been prepared by qualified professionals in order to satisfy the submission requirements identified by the City of Burlington during the pre-­‐consultation process. These supporting documents include the following: • Conceptual Site Plan Layout – Prepared by Icon Architects Inc. • Functional Servicing Report – Prepared by MTE Consultants Inc. • Traffic Impact Study -­‐ Prepared by Paradigm Transportation Solutions Inc. • Noise Study -­‐ Prepared by Valcoustics Canada Limited • Shadow Analysis -­‐ Prepared by Chamberlain Architect Services Limited • Environmental Site Screening Checklist – Completed by ADI Development Group • Phase 1 Environmental -­‐ Landtek • Height Survey of Adjacent Buildings – Prepared by J. D. Barnes Limited • Parking Justification -­‐ Prepared by Paradigm Transportation Solutions Inc. Based on the analysis presented in this report, the proposed intensification project is considered to be consistent with and conforms to the Provincial Policy Statement, The Growth Plan for the Greater Golden Horseshoe, the Region of Halton Official Plan, and the City of Burlington Official Plan. 3 BACKGROUND Site Description
The subject property is municipally known as 4853 Thomas Alton Boulevard and is legally described as Block 9, on Plan 20M-­‐1034. The property is generally located west of Appleby Line and north of Thomas Alton Boulevard. The property has an area of 2.01 hectares (4.96 acres). The property has frontage onto Thomas Alton Boulevard of approximately 181 metres (593 ft) as well as frontage onto Palladium Way of approximately 97 metres (318 ft). The depth of the property is approximately 127 m (westerly property line). The property is currently vacant and undeveloped. The site is generally flat with little to no natural slope or topography. The property is a remnant development block which is part of a larger plan of subdivision submitted by Emery Investments Limited (24T-­‐05003/B). The property has previously been occupied by a construction office associated with this plan of subdivision. There is no significant vegetation present on the property. On-­‐street parking is provided in a lay-­‐by along the Thomas Alton Boulevard frontage. Sidewalks are present on both sides of Thomas Alton Boulevard and Palladium Way. There is a driveway entrance that exists at the approximate midpoint of the Thomas Alton Boulevard frontage. A Burlington Transit bus stop is located immediately to the west of the existing driveway entrance. The location of the subject property is identified in Figure 1 – Property Location below: Figure 1 -­‐ Property Location Context / Surrounding
The subject property is located in North Burlington in the community of Alton. Generally, the lands surrounding the property have been designated for medium and low density residential uses, mixed-­‐use employment and commercial uses. Specific land uses surrounding the property are as follows: 4 North – The lands to the north of the subject property are designated as Business Corridor and are currently vacant and undeveloped. South – Medium density residential uses in the form of two storey street townhouses. East – The lands immediately to the east are designated as Mixed Use – Employment and have been developed with two-­‐storey business employment uses. Further to the east, east of Appleby Line, the lands are designated as Regional Commercial and are being developed with large format retail uses (Lowes Home Improvement) as well as small scale service commercial uses. West – Medium density residential uses in the form of three storey townhouses. PROPOSED DEVELOPMENT The proposed applications seek to permit increased building height and density on a property which is designated for high density residential uses at ten storeys. The applications seek to increase the maximum building height from 10 storeys to 19 storeys and permit an increase in the maximum residential density from 185 units per hectare to 344 units per hectare. The proposed development consists of a phased residential development which includes 3 blocks of traditional townhouse units, 1 block of back to back townhouse units, 9 blocks of stacked townhouses units. The proposal includes a two tower, 19 storey apartment building with 5 storey podium. The total number of residential units proposed is 691 units. The unit breakdown for each of the proposed building types is as follows: • 160 Stacked townhouse units • 21 Traditional townhouse units • 12 Back to back townhouse units • 498 Condominium apartment units The proposed development includes 4 levels of underground parking. Surface parking is also incorporated into the development through the inclusion of private garages and driveway parking for the traditional townhouse units and the back to back townhouse units. Visitor parking is accommodated within the underground parking garage. Vehicular access to the site is achieved via two driveway entrances. The first driveway entrance is located along the Thomas Alton Boulevard frontage and is situated to the west of the existing lay by parking. The second driveway entrance is located to the west of the approximate midpoint along the Palladium Way frontage. Both of these driveway entrances are proposed to be full movement access. Internal site circulation for vehicles is achieved by way of a private road. The private road varies in width from 7.6 metres to 6.6 metres with the widest portions of the road making up the main drive aisles. Internal to the site, there are two separate ramps which provide access to the underground parking garage area. Private amenity and green space areas are provided between the proposed apartment building and the blocks 6, 7 and 8 of the stacked townhouses. 5 Required Approvals
The proposed development requires an amendment to the Official Plan to allow for increased building height and residential density. The subject property is designated as Residential High Density. The maximum building height permitted on the property is 10 storeys. The maximum density permitted on the property is 185 units per hectare. The specific amendment being sought seeks to revise Part III, Section 2.2.3, f. of the City of Burlington Official Plan to permit a maximum building height of 19 storeys and to permit a maximum residential density of 344 units per hectare. Under the existing Official Plan policies, the maximum number of residential units permitted on the site is 371 units. The proposed development seeks the approval of a residential density of 344 units per hectare resulting in a total of 691 residential units. The proposed built form of street townhouses, stacked townhouses, back to back townhouses and apartments are all permitted within the Residential High Density designation. The proposed development will also require the approval of a site specific Zoning By-­‐law Amendment in order to recognize site specific development standards. The proposed amendments to the Zoning By-­‐law are outlined in the Zoning By-­‐law section of this report. Following the approval of the Official Plan Amendment and the Zoning By-­‐law Amendment, there will be a number of additional approvals required. The proposed development will require the approval of a Draft Plan of Condominium in order to create the condominium corporations and the individual condominium units as well as common elements of the proposed condominium. In addition to the Draft Plan of Condominium, the proposed development will require the approval of an application for site plan approval. Following the approval of the required Planning applications, building permits will be required. PLANNING POLICY ANALYSIS Provincial Policy Statement
The Provincial Policy Statement (“PPS”) sets out the policy foundation for land use planning in the Province of Ontario. The key objectives of the PPS include, building strong communities, wise use and management of resources, as well as protecting public health and safety. Regional and local plans are required to be consistent with the PPS. The PPS recognizes that land use must be carefully managed to accommodate appropriate development to meet the full range of current future needs, while achieving efficient development patterns. Efficient development patterns optimize the use of land, resources and public investment in infrastructure and public service facilities. The PPS contains a number of policies that promote intensification in built up urban areas. Residential Intensification is defined to include “the development of vacant and/or underutilized lots within previously developed areas.” 6 Section 1.1.3.3 directs planning authorities to identify and promote opportunities for intensification and redevelopment where it can be accommodated taking into account existing building stock and the availability of suitable existing or planned infrastructure and public service facilities required to accommodate projected needs. Section 1.1.3.7 states that new development in designated growth areas should occur adjacent to the existing built up area and shall have a compact form, mix of uses and densities that allow for the efficient use of land, infrastructure and public service facilities. The proposed development is located on lands which have been planned and designated for high density residential uses. The property is located at the periphery of the residential neighbourhood to the west and is situated in close proximity to a range of commercial and employment uses. The proposed built form is compact and offers a range of built forms which are appropriate for and compatible with the surrounding development. The site is provided with convenient access to public transit and access to the provincial highway system and future planned transitway. Section 1.4.3 requires provisions to be made for an appropriate range of housing types and densities to meet the projected requirement of current and future residents by permitting and facilitating forms of residential intensification and redevelopment that promote densities for new housing which efficiently use land, resources, infrastructure and public service facilities and support the active transportation and transit. The proposed development provides for well designed intensification to occur within a neighbourhood which has been developed at relatively lower densities than could otherwise have been achieved under the existing Official Plan policies. The proposal includes a number of built forms, including townhouses, stacked townhouses, back to back townhouses and apartment units, thus providing for a range of housing options within the community. Section 1.6.7.4 states that a land use pattern, density and mix of uses should be promoted that minimize the length and number of vehicle trips and supports the development of viable choices and plans for public transit as well as other alternative transportation modes, including commuter rail and bus. The proposed development is located in close proximity to the adjacent commercial centres to the east and south. The property is also located immediately adjacent to the existing and planned employment areas to the east and north of the property. The proximity of the subject lands to these adjacent land uses provides an opportunity for reduced auto dependence and increased use of public transportation infrastructure. Section 1.8.1 addresses energy and air quality and stipulates that land use and development patterns shall promote compact form and a structure of nodes and corridors that promote the use of public and alternative forms of transportation. The proposed development is located along a number of local transit routes and provides convenient pedestrian connections to transit stops located within the municipal right of way. A future transit corridor is planned to the north adjacent to the Highway 407. The development proposal is considered to be consistent with the policies contained in the PPS through its efficient land use pattern, the provision of an appropriate mix of residential uses and a density that is suitable for, and compatible with the surrounding area and which effectively uses infrastructure and existing public service facilities. The proposed development facilitates further intensification in an area of the municipality where the achievable residential densities have not been fully realized. The proposed development will result in further intensification of a site which is designated for high density residential 7 uses. The proposed development comprises a compact urban form, mix of residential built forms and density that promotes the use of alternative transportation modes and existing public transit. Places to Grow: Growth Plan for the Greater Golden Horseshoe
The Growth Plan for the Greater Golden Horseshoe (“Growth Plan”) was prepared under the Place to Grow Act (2005) and provides a framework for implementing the Government of Ontario’s vision for building strong, prosperous communities by better managing growth in the Region. It sets out the ways in which our cities, suburbs, towns and villages will grow over the long term. The Growth Plan guides decisions on a wide range of issues including transportation, infrastructure planning, land use planning, urban form, housing, natural heritage and resource protection. Directions for where and how to grow, the provisions of infrastructure to support growth, protecting natural systems and cultivating a culture of conservation are matters of provincial importance and are identified in the Growth Plan. Regional and local plans are required to conform to the Growth Plan. Schedule 3 to the Growth Plan sets out population and employment forecasts to 2031. The Region of Halton is anticipated to reach a population of 820,000 persons and 390,000 jobs. The proposed development provides an opportunity to accommodate a portion of the population targets within an area where intensification can be accommodated readily with existing infrastructure. Section 2.1 provides the context for where and how to grow. The Growth Plan envisages increasing intensification of the existing built up area. The subject lands are located within a Greenfield Area as defined by the Growth Plan and as such are required to achieve a minimum density of 50 people and jobs per hectare. The Growth Plan calls for better use of land and infrastructure to be achieved by building more compact greenfield communities that reduce the rate at which land is developed. Furthermore, the plan supports the growth of communities at transit-­‐supportive densities, with transit-­‐oriented street configurations. The plan identifies that compact urban form and intensification efforts are intrinsically linked with greater levels of transit: not only do they support each other, they are all necessary. The proposed development incorporates residential densities which can encourage use of public transit, are appropriately located along existing transit routes and are located in close proximity to existing employment and commercial centres thus providing an opportunity for reduced auto dependence. As set out in Section 2.2.2, population and employment growth will be accommodated through a number of means including, directing a significant portion of growth to the built up areas, directing development to settlement areas, building compact, transit-­‐supportive communities in designated greenfield areas and encouraging cities and towns to develop as complete communities with a diverse mix of land uses, a range and mix of employment and housing types, high quality public open space and easy access to local stores and services. The proposed development supports the objectives of and conforms to the policies of the Growth Plan. This proposal facilitates the implementation of a compact urban development at residential densities that are considered to be transit supportive. The subject property is located in an area which has been planned for high and medium density residential uses and the property has been designated specifically for high density residential uses. To date the potential residential densities achievable within the community have 8 not been fully realized. As such, an opportunity exists to intensify an area that can readily and appropriately accommodate additional intensification. Halton Region Official Plan
The Halton Region Official Plan sets out the long term vision for Halton’s physical form and community character to meet the current and future needs of its people. The Plan also clarifies and assists in the delivery of regional services and responsibilities as set out in the Planning Act, the Municipal Act, and other pertinent provincial legislation. The subject property is designated Urban Area as identified on Map 1 Regional Structure – Urban Area. The range of permitted uses in the Urban Area is set out within the local Official Plans. The objectives of the Urban Area designation include Section 72(2) and promote a form of growth that is compact and supportive of transit usage and non-­‐motorized modes of travel, reduces the dependence on automobile, makes efficient use of space and services, promotes live-­‐work relationships and fosters a strong and competitive economy. Section 72(3) provides for a range of identifiable, inter connected and complete communities of various sizes, types and characters, which afford maximum choice for residence, work and leisure. Section 72(9) calls for municipalities to facilitate and promote intensification and increased densities. These policies set out a strong emphasis on intensification and accommodation of transit supportive developments. The proposed development has been designed so as to incorporate residential densities that encourage transit usage and is located in an area where local amenities and community services are easily accessible. Section 77(24) of the Regional Official Plan sets out the policies for developments within designated Greenfield areas. The proposed development achieves and exceeds the targets for high rise development as set out within Table 2a, supports the viability of transit, assists in the provision of a diversity of land uses, contributes to creating healthy communities and achieves a high quality of design. The development of high density residential uses, specifically in the form of high rise apartment buildings will provide a housing option which has not been effectively developed within the Alton Community, thus providing for a wider range of housing options within the community. Furthermore, the proposed residential densities which can be achieved through the approval of such development proposals will assist in achieving the City of Burlington’s obligation to facilitate and promote increased residential densities in accordance with the Regional Official Plan Policies. The proposed development is considered to conform to the policies contained in the Region of Halton Official Plan. City of Burlington Official Plan
The subject lands are designated “Residential -­‐ High Density” in the City of Burlington Official Plan. The land use map is shown in Figure 2. This designation permits a variety of high density housing types including townhouses, stacked townhouses, back t back townhouses and apartment buildings. The permitted density range is between 100 and 185 units per site hectare. 9 Schedule B -­‐ Comprehensive Land Use Plan, Urban Planning Area designates the subject lands as Residential High Density as shown below on Figure 1 – Official Plan Designation. Subject Property Figure 2 -­‐ Official Plan Designation
In addition to the parent policies governing the Residential -­‐ High Density land use designation, the Official Plan contains specific policies which are applicable to those lands which are designated as Residential -­‐ High Density located within the Alton Community. Specifically, Part III, Section 2.2.3, Site Specific Policies of the Official Plan provides for a maximum height limit of 10 storeys for lands that are designated as Residential High Density. The City of Burlington Official Plan has a number of objectives for consideration in the assessment of this proposal. The Official Plan policies promote intensification of residential and other land uses in the Urban Planning Area that are compatible in order to fulfil provincial growth management objectives. Part III, Section 2.5 of the Official Plan contains policies regarding Housing Intensification. The objectives established in Part III, Section 2.5.1.a) and b) require the City of Burlington to encourage residential intensification as a means of increasing the amount of available housing stock including rooming, boarding and lodging houses, accessory dwelling units, infill, re-­‐development and conversions within existing neighbourhoods, provided the additional housing is compatible with the scale, urban design and community features of the neighbourhood. Furthermore, the policy requires the City to encourage the re-­‐development of under-­‐utilized residential lands where appropriate at the periphery of existing residential neighbourhoods for non-­‐ground-­‐oriented housing purposes. The subject property is located at the periphery of an existing residential neighbourhood and is under-­‐utilized and as such is a candidate site for encouraging non-­‐ground related housing projects. The proposed development meets the definition for ‘intensification’ contained within the Official Plan. As such, the proposed development is subject to the evaluative criterion which are established in Part III, 10 Section 2.5.2 of the Official Plan. These policies are intended to guide the development of intensification proposals by establishing a set of tests which are to be considered when evaluating development proposals which seek increased densities or intensities than which are permitted under the existing zoning. The following table provides an analysis under Part III, Section 2.5.2 of the Official Plan and provides a planning response to the established evaluative criteria in the context of the proposed development: Table 1 -­‐ Response to Intensification Evaluation Criterion under Part III, Section 2.5.2 of the Official Plan i. adequate municipal services to accommodate the increased demands are provided, including such services as water, wastewater and storm sewers, school accommodation and parkland; A Functional Servicing Report has been prepared by MTE Consultants Inc. in support of the proposed development. The report has concluded that there are no significant servicing constraints and that the proposed development can be accommodated within the servicing framework that currently exists adjacent to the subject property. The findings of the report identify no additional servicing upgrades as being required to facilitate the proposed development. The subject property is located in close proximity to a number of Halton District and Halton Catholic Schools Board Schools. The following schools are located within a 3 km radius of the subject property: Halton District School Board: • Alton Village -­‐ 3290 Steeplechase Drive. Accommodating grades JK -­‐ GR08 Dr. • Frank Hayden SS -­‐ 3040 Tim Dobbie Drive. Accommodating grades GR09 -­‐ GR12 • Orchard Park -­‐ 5151 Dryden Avenue. Accommodating grades GR01 -­‐ GR08 Halton Catholic District School Board: • St. Anne CES -­‐ 4675 Doug Wright Drive. Accommodating grades JK – 08 • Corpus Christi CSS -­‐ 5150 Upper Middle Road. Accommodating grades Burlington, 09 – 12 • Sacred Heart of Jesus CES -­‐ 2222 Country Club Drive. Accommodating grades Burlington 01 – 02 The application will be circulated to each of the School Boards for comment on the proposed development applications. Parkland requirements for the Alton Community were established through the secondary plan process. The parkland facilities as identified through this process have been constructed and are currently operational. ii. off-­‐street parking is adequate; iii. the capacity of the municipal transportation system can accommodate any increased traffic flows, and the orientation of ingress and egress and potential increased traffic volumes to multi-­‐purpose, minor and major arterial roads and collector streets rather than local residential streets; A Traffic Impact Study has been prepared in support of the proposed development application. The purpose of the study is to determine the impacts of the development traffic on the surrounding road network and identify any improvements necessary to accommodate this traffic. The study also assesses the site’s parking needs and Transportation Demand Management measures that will need to be 11 included in the final site concept plan. The report concludes that the proposed development is appropriate in the context of the existing and future transportation system. iv. the proposal is in proximity to existing or future transit facilities; As is identified in the Traffic Impact Study, the subject property is serviced by 3 operating Burlington Transit routes. The transit routes provide opportunities for users to transfer to/from inter-­‐regional GO Transit service and other inter-­‐city routes at various locations. Two Burlington Transit stops are located along Thomas Alton Boulevard between Valera Road and Appleby Line. In addition, The Burlington Transit Route 11 provides connectively between the Appleby GO Station located at 5111 Fairview Street and the Burlington Carpool Lot (Dundas Street and Highway 407) bus stop. The Metrolinx Regional Transportation Plan -­‐ The Big Move identified Dundas Street as a key higher order transit corridor. Dundas Street is a major east-­‐west corridor in the GTHA, linking Toronto, Mississauga and Halton Region. The Dundas BRT project is currently in the planning phase. Halton Region is conducting an environmental assessment to look at a number of improvements in the area between Brant Street and Trafalgar Road, including widening the road, improving intersections and implementing BRT service in mixed traffic. v. compatibility is achieved with the existing neighbourhood character in terms of scale, massing, height, siting, setbacks, coverage, parking and amenity area so that a transition between existing and proposed buildings is provided; In order to assist in evaluating the compatibility of the proposed development an urban design opinion letter has been prepared and has been appended to this report. In summary, the urban design report provides the opinion that the proposed development will be compatible with its neighbourhood context. The varied building types that have been proposed allows the proposed development to respond to each of the quite different adjacent or nearby built form conditions. Where appropriate, the proposed development mirrors the configuration that is found adjacent to it. Where a residential building type that is different from the nearby conditions, such as along the Thomas Alton Boulevard frontage, the scale of the proposed buildings is appropriate to the scale of the street The resulting streetscape, is considered to be an improvement over the multiple driveways and limited street tree planting area that would result from a replication of the street townhouses typology that exists on the south side of the street. Furthermore, the urban design opinion letter concludes that the proposition of the taller 19-­‐storey, higher density components to the north east, at the periphery of the residential neighbourhood as a whole, along with the creation of a lower scale building fabric for the portions of the subject property that are closer to the centre of the existing residential neighbourhood, creates an appropriate transition in scale. This approach also results in the taller buildings and the associated podium acting as buffer between the existing residential neighbourhood and the employment and commercial lands to the north and northeast. An angular plane exercise has been conducted for the proposed development and has been used to inform the urban design report. The report concludes that for the vast majority of the built form for the proposed development, including the proposed taller building elements, falls under 45-­‐degree angular planes projected inward from the relevant property lines. Where the 45-­‐degree angular planes are not met, the resulting built form relationships between proposed and existing development are considered to be appropriate. vi. effects on existing vegetation are minimized, and appropriate compensation is provided for significant loss of vegetation, if necessary to assist in maintaining neighbourhood character; 12 There is limited existing vegetation on the subject property. A number of street trees are present within the municipal right of way. These street trees will be protected with the appropriate tree protection measures during construction. vii. significant sun-­‐shadowing for extended periods on adjacent properties, particularly outdoor amenity areas, is at an acceptable level; A sun-­‐shadowing study has been prepared in support of the proposed development. The shadow study indicates that shadows from the proposed development will not impact the residential development to the west and south. viii. accessibility exists to community services and other neighbourhood conveniences such as community centres, neighbourhood shopping centres and health care; The subject property is located approximately 1.5 km from the Haber Recreation Centre. This City owned facility offers numerous gymnasium facilities and community rooms. The Alton Community Library is also located within this facility. The following City of Burlington Parks are located within a 2 km radius of the subject property: • Norton Community Park – Dundas Street and Tim Dobbie Drive • Doug Wright Park – Palladium Way In addition to these actively programed parks, additional passive recreational activities are available along the walking trail system which provides for circulation throughout the Alton Community. In addition, the subject property is located within close proximity to existing neighbourhood commercial centres located at Appleby Line and Thomas Alton Blvd. and at Dundas Street and Appleby Line. ix. capability exists to provide adequate buffering and other measures to minimize any identified impacts; In general, the additional building height and residential density being sought through the proposed development, has been located at the north east corner of the property. This has been a deliberate design attempt to locate height and density at a point which is farthest from the existing residential development to the west and south west. Development along the westerly portion of the property has been designed so as to mirror the adjacent townhouse development immediately to the west. The built form, building height and rear yard setback is consistent with that which exists on the adjacent property. In addition, the Thomas Alton frontage has been designed so as to incorporate a similar built form that exists on the south side of Thomas Alton. As such the proposed development allows for a transition in height and density as one moves from west to east across the property and similarly from south to north. The degree of separation between the more intensive components of the proposed development and the existing residential development to the west and south is considered to provide an adequate and appropriate buffer between lower and higher density residential uses. Furthermore, the degree of separation will aid in minimizing potential impacts that are typically associated with high rise developments, such as privacy and overlook, sun-­‐shadowing and impacts on microclimatic conditions. x. where intensification potential exists on more than one adjacent property, any re-­‐development proposals on an individual property shall demonstrate that future re-­‐development on adjacent properties will not be compromised, and this may require the submission of a tertiary plan, where appropriate; 13 The adjacent properties which are designated for residential land uses have been developed. The proposed development will not compromise the development of other parcels which are vacant and designated for employment and commercial uses. The development of the subject property for residential uses will not compromise the ability of the adjacent employment lands to develop. xi. natural and cultural heritage features and areas of natural hazard are protected; There are no natural and/or cultural heritage features that have been identified on or adjacent to the subject property. Additionally, there are no areas of natural hazard that area present on the property. xii. where applicable, there is consideration of the policies of Part II, Subsection 2.11.3, g) and m); and Part II Section 2.11.3 m) is a site specific policy which is applicable to lands located in the South Aldershot area and therefore this policy is not applicable to this application. xiii. proposals for non-­‐ground oriented housing intensification shall be permitted only at the periphery of existing residential neighbourhoods on properties abutting, and having direct vehicular access to, major arterial, minor arterial or multi-­‐purpose arterial roads and only provided that the built form, scale and profile of development is well integrated with the existing neighbourhood so that a transition between existing and proposed residential buildings is provided. The transition between the proposed residential development and the adjacent development has been sufficiently addressed in the points above. The subject property is located at the periphery of an existing residential neighbourhood. Although, the property does not have direct vehicular access to a major, minor or multi purpose arterial, the proposed entrances to subject property are located within approximately 80 metres of the intersections of both Appleby Line and Palladium Way and Appleby Line and Thomas Alton Boulevard. Given the restrictions on access which are typically imposed by the Region of Halton for Appleby Line, the proposed development would provide similar access and egress to those developments of a similar scale which are located along a major, minor or multi purpose arterials. The proposed development is within an area designated for high density housing and on a property which is specifically designated for Residential High Density uses. The proposed application is considered to meet the goals and objectives of the Official Plan to increase the range of housing options and promote liveable neighbourhoods where residents are located in close proximity to neighborhood Community Services and Amenities. As described above, the proposal satisfies the criteria for housing intensification as set out within the City of Burlington Official Plan. The proposed redevelopment of these lands is appropriate in the context of this site and will provide an appropriate transition from the existing high density built form to the existing multiple attached and single detached development. City of Burlington Zoning By-law 2020
The subject lands are zoned RAL4-­‐331 under By-­‐law 2020 as shown in Figure 2 – Zoning below. The exception number 331 restricts the use of the lands to apartment buildings. 14 Figure 3-­‐ Zoning Map The application seeks to amend the Zoning By-­‐law to introduce a site specific special provision that will allow for implementation the proposed development. Table 2 -­‐ Zoning Comparison below, summarizes the existing zoning provisions that are applicable to the subject property and the proposed zoning regulations. It is anticipated that additional zoning regulations are likely to be identified through the application review and public consultation processes. Table 2 -­‐ Zoning Comparison Regulation Zoning Permitted Uses Required (Existing By-­‐law) RAL4 -­‐331 Apartment Building Min. Front Yard 7.5 m minimum (at grade) 12 m maximum (at grade) For each storey above 6 storeys, an additional 3 m is required from the minimum setback n/a n/a Min. Side Yard Min. Rear Yard Proposed for site RAL4 – XXX (Site Specific Provision) Apartment Building, Stacked Townhouses, Back to Back Townhouses, Standard Townhouses 6.0 m minimum -­‐ Thomas Alton Blvd. 6.0 m 4.5 m minimum -­‐ Palladium Way 15 Landscape Area Abutting Street 'A' (Palladium Way): 6m Abutting Street 'B' (Thomas Alton Boulevard): 6 m Abutting a residential zone: 6m Abutting an MXE zone: 3m Lot width Palladium Way -­‐ 95 m (minimum) Thomas Alton – 175 m Lot area 2.0 ha (minimum) Building Height 4 Storeys (minimum) 10 Storeys (Maximum) Density 100 Units per ha. (Minimum) 185 Units per ha. (Maximum) Floor Area Ratio Amenity Area 1.0 : 1 25 m2 per bedroom 15 m2 per efficiency Palladium Way – 4.5 m minimum Thomas Alton Boulevard – 6 m minimum Abutting a residential zone – 6 m minimum Abutting an MXE zone – 6 m minimum Palladium Way -­‐ 95 m Thomas Alton – 175 m 2.0 ha 3 Storeys (Minimum) 19 Storeys (Maximum) 100 Units per ha. (Minimum) 344 Units per ha. (Maximum) 2.32 Regular Townhouses: 16’units: 36.9 m2 (Including backyard 29.3 m2 , deck 4.1 m2 and balcony 3.5m2) 18’ units: 42.6 m2 (Including backyard 32.9 m2 , deck 5.0 m2 and balcony 4.7m2) 18’ end units: 55.6 m2 (Including backyard 41.9 m2 , deck 5.0 m2 and balcony 8.7m2) 20’ end units: 62.6 m2 (Including backyard 45.6 m2 , deck 5.9 m2 and balcony 11.1m2) Back to Back Townhouses: End units: 53.2m2 (Including front yard landscape amenity 12.0 m2, roof terrace 28.6 m2 and balcony 12.6 m2) Type A units: 43.7m2 (Including front yard landscape amenity 11.3 m2, roof terrace 26.9 m2 and balcony 5.5 m2) Type B units: 44.2m2 (Including front yard landscape amenity 11.3 m2, roof terrace 27.8 m2 and balcony 5.1 m2) Stacked Townhouses: Unit 1: 3.0 m2 (Patio) Unit 2: 6.8 m2 (Patio) Unit 3: 3.4 m2 (Terrace) 16 Built Form Parking Balconies are not permitted facing Street 'A' (Palladium Way). Balconies are not permitted facing Street 'B' (Thomas Alton Boulevard). Vehicle access to Street 'A' (Palladium Way) shall be permitted Apartment Building – 1.25 occupant spaces per one bedroom unit 1.50 occupant spaces per two bedroom unit 1.75 occupant spaces per three or more bedroom 0.35 visitor spaces per unit Townhouse Dwelling -­‐ 2 occupant spaces per unit, 0.50 visitor spaces per unit Back to Back Townhouse Dwellings -­‐ 2.0 occupant spaces per unit, 0.35 visitor spaces per unit Stacked Townhouse Dwellings -­‐ 2.0 occupant spaces per unit, 0.35 visitor spaces per unit grade 75% Below enclosed occupant parking Future Lot Division Unit 4: 38.2 m2 (Including terrace 4.0 m2 and roof terrace 34.2 m2) Unit 5: 24.3 m2 (Including terrace 2.4 m2 and roof terrace 21.9 m2) Balconies are permitted facing Palladium Way. Balconies are permitted facing Thomas Alton Boulevard. Apartment building – 1 occupant spaces per unit, 0.18 visitor spaces per unit Townhouse dwelling – 2 occupant spaces per unit, 0.1 visitor spaces per unit Back to Back Townhouse dwelling – 2 occupant spaces per unit, 0.1 visitor spaces per unit Stacked Townhouse dwelling – 1 occupant spaces per unit, 0.1 visitor spaces per unit 91% Not withstanding future lot division, the property shall be considered as one lot for the purpose of determining zoning compliance. Transportation
According to Schedule J -­‐ Classification of Transportation Facilities -­‐ South of No. 1 Side of the Official Plan, both Palladium Way and Thomas Alton Boulevard are designated as Collector Roads. According to the applicable Official Plan policies, collector roads are intended to function in order to connect neighbourhoods and distribute traffic to and from arterials. In addition, collector roads are intended to provide convenient local transit routes as well as provide access to adjacent land uses. Both Thomas Alton Boulevard and Palladium Way provide direct access to signalized intersections at Appleby Line. The property is located in close proximity to Appleby Line which is designated as a Major Arterial Road. Major Arterial Roads are intended to as serve mainly inter-­‐regional and regional travel demands, 17 accommodate truck traffic, rapid transit services and high occupancy vehicle lanes. Furthermore, Major Arterials are to connect urban areas or nodes in neighbouring municipalities and are designed so as to carry high volumes of traffic. The property is provided with convenient access to Highway 407 through the Appleby Line interchange located approximately 750 metres to the north along Appleby Line. The property is well served by public transit. Burlington Transit operates three bus routes which travel along Thomas Alton Boulevard immediately in front of the property. As noted earlier, there is an existing transit stop located to the west of the existing driveway entrance to the site.
Transit Routes 11, 15A and 15B currently operate along Thomas Alton Boulevard. These routes provide access to numerous retail and commercial centres that are located in close proximity to the site. In addition, the routes provide access to a number of community facilities such as schools, parks and recreation trails and community centres. The routes also provide access to the Appleby GO Station and the Highway 407 GO Carpool lot located at Dundas Street and Walkers Line. Bike lanes are provided on both Thomas Alton Boulevard and Palladium Way. Figure 4 -­‐ Burlington Transit Route Map -­‐ Routes 11, 15A and 15B
18 Urban Design Commentary
The issue of compatibility with the adjacent residential developments to the south and west of the subject property has been raised by municipal staff during formal pre-­‐consultation meetings. In order to assist in answering the question of the compatibility of the proposed development with the adjacent development, an urban design report has been prepared in order to inform this Planning Justification Report. The urban design report has been included as an appendix to this report. In addition to the urban design report, the project architect has prepared an angular plane study. The angular plane study evaluates the proposed building heights in the context of existing adjacent building heights. Such studies illustrate scale relationships between the proposed development and the existing residential neighbourhood by using a 45-­‐degree angular planes projected inward from the relevant property lines – those facing residential neighbourhoods. As is indicated in the urban design report, for the most part, the proposed development, including the proposed taller building elements, falls under 45-­‐degree angular planes projected inward from the relevant property lines. Where the 45-­‐degree angular planes are not met, the resulting built form relationships between proposed and existing development are considered to be appropriate. The following illustrations provide a visualization of the proposed streetscapes internal to the site as well as along the Thomas Alton Boulevard. Figure 5 -­‐ Internal Streetscape -­‐ Regular Townhouses a long westerly property line
19 Figure 6 -­‐ Internal Streetscape -­‐ Back to Back Townhouses Figure 7 -­‐ Thomas Alton Streetscape -­‐ Stacked Townhouses
CONCLUSION The subject lands are currently approved for Residential High Density uses at a maximum density of 185 units per hectare and a maximum building height of 10 storeys. The proposed applications seek an increase in the maximum building height of 19 storeys and the maximum density of 344 units per hectare. The proposal for the development area for townhouse units will intensify an underutilized portion of a site in an existing community that is served by transit, infrastructure and community facilities. The form of residential development is compatible with the existing community and provides an appropriate transition to the existing surrounding uses. 20 The proposal is consistent with and conforms to the Official Plan policies with respect to intensification, compatibility as well as proximity and access to regional and local transit facilities. The proposed development will increase the range of housing options on a site designated for higher density residential uses. All of the criteria for housing intensification as outlined in the Burlington Official Plan have been met. The proposed development contributes to greenfield growth targets for the municipality in a sensitive and compatible manner. The proposed development represents good planning and will not have an adverse effect on the surrounding neighbourhood or overall community. Respectfully Submitted, Ruth Victor MCIP, RPP APPENDIX 1. Urban Design Opinion Letter 21 22 23 24 25 26 27