The City of Burlington 4880 VALERA ROAD PLANNING JUSTIFICATION REPORT. December 2017 ZONING BY-LAW AMENDMENT. AJC Project Number:

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1 The City of Burlington 4880 VALERA ROAD PLANNING JUSTIFICATION REPORT ZONING BY-LAW AMENDMENT December 2017 AJC Project Number:

2 Table of Contents 1 Introduction Description of Subject Lands & Surrounding Neighbourhood Current Proposal Planning Policy Framework Provincial Policy Statement, Growth Plan for the Greater Golden Horseshoe, Halton Region Official Plan (September 28, 2015 Consolidation) City of Burlington Official Plan City of Burlington Zoning By-law No Review of Technical Studies Functional Servicing Report Tree Inventory and Protection Plan Traffic Impact & Parking Study Noise & Vibration Report Shadow Study Urban Design Brief Geotechnical Report Public Consultation Strategy Conclusions & Planning Opinion Appendices Appendix A Official Plan Amendment Appendix B Registered Plan 20M Appendix C Site Plan... Appendix D Draft Zoning By-law Amendment...

3 1 Introduction The owner of the subject lands, 4880 Valera Road LP., has submitted applications to facilitate a mixed use residential/commercial development. The proposed development will comprise of two main components; a mid-rise building, and townhomes (freehold and condominium) to the south of the lands. The mid-rise building is a 344 dwelling unit hybrid design, with two mid-rise towers (10 storeys and 8 storeys) that share a common 3 storey podium. The proposed mid-rise building also contains a square metre commercial component on the ground floor, which has direct access off of Thomas Alton Boulevard. The townhouse component to the south of the lands will consist of 70 townhomes (26 back-to-back, 44 standard), 56 of which will be accessed by a private condominium road, while 14 will be freehold townhouses fronting onto Valera Road. The subject lands are a corner lot with an area of approximately ±2.25 hectares with frontage on three public right-of-ways. The subject lands have frontage on Appleby Line (58.47 m), Thomas Alton Boulevard (93.98 m), and Valera Road (150 m). The subject lands have previously undergone an Amendment to the City of Burlington Official Plan (505-03/15 (PB-19-16), which amended the designation on the subject lands from Neighbourhoods Commercial to Residential High Density. This OPA also contains a Site Specific Policy, outlined below, the complete OPA By-law is attached hereto as Appendix A: 4880 Valera Road n) Notwithstanding the policies of Part III, Subsection a) of this Plan, commercial land uses in the form of mixed use or stand alone buildings shall be provided fronting on Thomas Alton Boulevard. Residential building height shall be transitioned to provide for a lower height fronting Valera Road and existing residential development to the south. The proposed Zoning By-law Amendment would simply serve to implement the Council Approved policy direction of the previously approved Official Plan Amendment. The implementation of the development concept will also be further refined through the Site Plan process. This Planning Justification Report forms part of the complete submission under the Planning Act, along with several supporting technical studies and reports which have been prepared to satisfy the requirements and direction established during the Pre-Consultation meeting, held on August 2 nd, Sections 2 and 3 of this report discuss the subject lands and the proposed development, while Section 4 outlines how this proposal relates to applicable provincial and local level land use planning policy instruments and applicable municipal zoning. Section 5 discusses the concurrently submitted technical reports/studies and how they have been used to refine the development proposal. Section 6 describes the statutorily required Public Consultation Strategy. The report then concludes with a recommendation for the approval of the proposed Zoning By-law Amendment application within Section 7. 2 P age

4 2 Description of Subject Lands & Surrounding Neighbourhood The subject lands are relatively flat and have an approximate area of ±2.25 hectares and have frontage on three public right-of-ways. The subject lands have frontage on Appleby Line (58.47 m), Thomas Alton Boulevard (93.98 m), and Valera Road (150 m). The subject lands are municipally known as 4880 Valera Road, and legally described as Block 132 of Registered Plan 20M1007. The lands are currently vacant and are located ±800 metres south of Highway 407. The subject lands are located within the City of Burlington s Urban Planning Area, just south of the City s Urban Boundary (407 forms northern boundary). Please refer to Figure 1 and Figure 2 below for the extent of the subject lands and the surrounding neighbourhood. Registered Plan 20M1007 is attached hereto as Appendix B, the subject lands form Block 132. Map 1: Subject Lands 3 P age

5 Map 2: Surrounding Lands Appleby Line is deemed a Major Arterial (Regional Road), and Thomas Alton Boulevard is deemed a Collector on the City of Burlington Official Plan (BOP) Schedule J Classification of Transportation Facilities; whereas, Valera Road is deemed a Local Road on that same BOP Schedule. During the Preconsultation process, it was determined that the applicant would need to dedicate a sufficient road widening along Appleby Road to accommodate 23.5 metres from the original centreline of the ROW. Based on further correspondence between the applicant and the Region, and the existing ROW width, Halton Region will not be requesting a road widening along Appleby Line. Valera Road is a local municipal road with a deemed width of 17.0 metres, no further widenings are anticipated for this road. Thomas Alton Boulevard has a deemed width of 26 metres, based on the existing ROW width, no further widenings are anticipated along Thomas Alton Boulevard. The subject lands are well serviced by transit. Several transit routes run up Appleby Line and across Thomas Alton Boulevard, including Routes #11, 51, and 15 (A/B). These routes can be accessed by a number of transit stops, including: 1. Stop # 949 Thomas Alton at Appleby (±30 metres away). 2. Stop #883 Thomas Alton at Appleby (±5 metres away). Other notable transportation infrastructure includes the 407 Express Toll Route, a restricted access highway approximately ±600 metres to the north of the subject lands, which can be accessed via Appleby Line. The Appleby Go Station is approximately ±5.3 kms to the south of the subject lands and can be easily accessed from the subject lands via transit. It is also noteworthy that the Ontario Government, in cooperation with other agencies, is conducting an Environmental Assessment related to a potential bus rapid transit (BRT) corridor along the 407 right-of-way. This transitway has 4 P age

6 the potential to be converted into a light rail transit (LRT) line over time. Please see the concurrently submitted Transportation Impact Study; prepared by Paradigm Transportation Solutions, for a detailed review of how the proposed development impacts on surrounding transportation infrastructure. For more information please consult The subject lands are well serviced by active transportation infrastructure. Thomas Alton Boulevard contains a bike lane in both the eastbound and westbound lanes; Appleby Line also contains bike lanes on both the northbound and southbound lanes. There is a diversity of surrounding lands uses, including the following: North: The lands abutting to north (opposite Thomas Alton Boulevard) are currently being used for commercial purposes (retail, personal service, office). East: The lands abutting to east (opposite Appleby Line) are primarily used for utility purposes, including stormwater management and a hydro corridor. Further to the northeast is a large commercial development, including large scale retailers (Lowes). South: The lands abutting to the south are used as a hydro corridor. Also to the south is a pedestrian path that connects Appleby Line with the rest of the Thomas Alton neighbourhood. Further south, beyond the hydro corridor, there is additional commercial uses, including several large scale retailers (Walmart), and restaurants. To the southwest of the subject lands there are some townhouses that front onto Capri Crescent. West: The lands abutting to the west (opposite Valera Road) are predominantly used for low density residential purposes, including, townhouses, semi-detached dwellings, and single detached dwellings. There are no natural heritage features identified as being on the subject lands on Map 1 Regional Structure of the Halton Regional Official Plan (ROP). The lands opposite Appleby Line to the northeast of the subject lands fall within Conservation Halton s Regulated Area. A small portion of this Regulated Area traverses Appleby Line; however it does not appear to encroach on the subject lands, based on Conservation Halton s online mapping. Through discussions with the applicant, Conservation Halton has expressed no concerns with the proposed development. The subject lands are in close proximity to a number of other recent developments and ongoing development applications. The subject lands are located in an area that is experiencing a significant amount of growth, and intensification along the Appleby Corridor. The table below provides a brief overview of the recent development proposals in the surrounding area. Table 1: Recent Neighbourhood Development Municipal Address 4721 Palladium Way Development Type Place of Worship and Community Centre No. of Dwelling Units N/A Distance to Subject Lands ±600 metres 5 P age

7 4843 Palladium Way 4853 Thomas Alton Boulevard Draft Plan of Subdivision to Create Public ROW and Employment Blocks N/A Townhouse/Mixed use Development 612 ±260 metres ±40 metres 3 Current Proposal A Zoning By-law Amendment application is submitted, as follows: 1) To amend the City of Burlington Zoning By-law No by rezoning the subject lands from the CN1-332 (Neighbourhood Commercial) Zone modified, to a site specific RAL4-XXX (Residential Alton Community) Zone, modified, that will permit the proposed uses, development regulations and lot standards. The proposed development will comprise of two main components; a mid-rise building, and townhomes (freehold and condominium) to the south of the lands. The mid-rise building is a 344 dwelling unit hybrid design, with two mid-rise towers (10 storeys and 8 storeys) that share a common 3 storey podium. The proposed mid-rise building also contains a square metre commercial component on the ground floor, which has direct access off of Thomas Alton Boulevard. The townhouse component to the south of the lands will consist of 70 townhomes (26 back-to-back, 44 standard), 56 of which will be access by a private condominium road, while 14 will be freehold townhouses fronting onto Valera Road. Please refer to the below table for the proposed densities on the subject lands. Table 2: Net Residential Density of Proposed Development Designation Area Dwelling Units Density (Units per net ha.) Residential High Density 22, 459 square metres Parking for the proposed mid-rise building will be accommodated through two levels of underground parking with a total of 414 spaces, including 14 barrier-free parking spaces, 8 of which are Type A and 6 of which are Type B. This equates to a parking ratio of 1.20 spaces per unit for the mixed use component. The ramp to access the underground structure is located internally and is adequately screened from the street by the proposed condominium building. Parking for the townhouse component of the proposed development will be provided via individual driveways and attached garages; 20 surface visitor parking spaces will also be provided to support the visitor parking demand of the townhouse component. This equates to a parking ratio of 2.35 spaces per unit for the townhouse component of the proposed development (not including the freehold townhouses, which do not require visitor parking). The proposed development also provides 189 bicycle parking spaces in the underground structure. Parking will be further examined herein when discussing zoning compliance. The proposed development will be accessed via two main entry points; one off of Appleby Line (west), and one off of Valera Road (east). The freehold townhouses, fronting onto Valera Road, will 6 P age

8 be accessed via individual driveways directly from Valera Road. The balance of the block townhouses will be accessed via private road (common element on a standard condominium). The proposed mid-rise building will included multiple indoor amenities, including a pool and rooftop amenity area on the 3 storey podium. The building also contains indoor amenity areas on the ground floor. Outdoor amenity areas at-grade include a central landscaped area (±1,706 m 2 ) between the mid-rise building and the townhomes that will function as an outdoor amenity space. A ±8 metre landscaped area has been incorporated along Appleby Line, a ±8 metre landscaped area has been incorporated along Thomas Alton Boulevard, and a ±4.2 metre landscaped area has been incorporated along Valera Road. The townhouse component of the proposed development has been sited to the south of the subject lands in order to provide an appropriate transition from the high density uses proposed to the north of the site, and the existing low density residential uses abutting the subject lands to the south. Please refer to the Site Plan attached hereto as Appendix C for more details on the proposed development. As part of a complete application under the Planning Act and in support of the proposed development, a number of technical reports and studies were prepared. The following reports and studies were prepared, in accordance with direction received at the pre-consultation meeting: 1. A Planning Justification Report 2. A Conceptual Site Plan 3. A Stormwater Management Report 4. A Functional Servicing Report (Including Drainage and Servicing Plans) 5. A Tree Inventory and Protection Plan 6. A Traffic Impact Study 7. A Parking Justification Report 8. A Noise Feasibility Study 9. A Shadow Analysis 10. A Phase 1 ESA 11. A Height Survey of Adjacent Buildings 12. An Urban Design Brief 13. A Geotechnical Report 14. A Draft Zoning By-law (Attached as an Appendix to this Report). How the above technical studies/reports relate to the proposed development will be discussed in greater detail in Section 5 later herein. 4 Planning Policy Framework The following land use planning policy and zoning instruments are considered in this Section: Provincial Policy Statement, 2014; Growth Plan for the Greater Golden Horseshoe, 2006 & 2017; Halton Regional Official Plan 7 P age

9 Burlington Official Plan (In-force) The Proposed New Burlington Official Plan City of Burlington Zoning By-law No Provincial Policy Statement, 2014 The current Provincial Policy Statement (PPS) came into effect on April 30, The principles of the PPS are about managing change and promoting efficient, cost-effective development and land use patterns, which stimulate economic growth and protect the environment and public health. The intention of the submitted application and related plans, reports, studies, etc., is to implement a form of mixed use development (commercial/residential) for the subject lands which is consistent with the directions established within the PPS. The proposed development is considered intensification under the PPS. The proposed development is considered appropriate and desirable intensification under the Provincial Policy Statement. The proposed development makes efficient use of land and promotes active, healthy lifestyles. The proposed development is a form of desirable and appropriate intensification that will help support the vitality of public transit infrastructure, while contributing to an enhanced streetscape and animation of the street. Further, the provision of bicycle parking spaces may serve to encourage residents and visitors to explore alternative modes of transportation. Section 1.1 of the PPS speaks to managing and directing land use to achieve efficient and resilient development and land use patterns. The following policies are related to managing and directing land use to achieve healthy, liveable and safe communities; and confirm the appropriateness of the proposed development: Pol Healthy, liveable and safe communities are sustained by: a) promoting efficient development and land use patterns which sustain the financial wellbeing of the Province and municipalities over the long term; b) accommodating an appropriate range and mix of residential (including second units, affordable housing and housing for older persons), employment (including industrial and commercial), institutional (including places of worship, cemeteries and long-term care homes), recreation, park and open space, and other uses to meet long-term needs; c) avoiding development and land use patterns which may cause environmental or public health and safety concerns; e) promoting cost-effective development patterns and standards to minimize land consumption and servicing costs; 8 P age

10 f) improving accessibility for persons with disabilities and older persons by identifying, preventing and removing land use barriers which restrict their full participation in society; h) promoting development and land use patterns that conserve biodiversity and consider the impacts of a changing climate. The proposed development is a compact mixed use development that accommodates a range and mix of residential dwelling types and promotes efficient use of infrastructure and development patterns that minimize land consumption. The proposed development has also taken measures to ensure that the development of same will not result in environmental and public health and safety concerns. The proposed development also takes into consideration the impacts of a changing climate by locating high density development towards transit corridors, and promoting alternative forms of transportation. The subject lands are within a settlement area as prescribed in the PPS. Lands that are within settlement areas shall be the focus of development and growth. The proposed increased density will contribute to increasing public health and safety by drawing an increased amount of pedestrians to the area whose presence will contribute to a safe atmosphere. In addition, adverse impacts to air quality and climate change will be minimized by promoting active forms of transportation, and decreasing single-user motor vehicle trips. Providing bicycle parking spaces may serve to encourage residents and visitors to explore other transportation methods. The following PPS policies relate to development in settlement areas which are relevant to the proposed development and confirm its appropriateness: Pol Pol Settlement areas shall be the focus of growth and development, and their vitality and regeneration shall be promoted Land use patterns within settlement areas shall be based on: a) densities and a mix of land uses which: 1. efficiently use land and resources; 2. are appropriate for, and efficiently use, the infrastructure and public service facilities which are planned or available, and avoid the need for their unjustified and/or uneconomical expansion; 3. minimize negative impacts to air quality and climate change, and promote energy efficiency; 4. support active transportation; 5. are transit-supportive, where transit is planned, exists or may be developed; b) a range of uses and opportunities for intensification and redevelopment in accordance with the criteria in policy , where this can be accommodated. 9 P age

11 Pol Planning authorities shall identify appropriate locations and promote opportunities for intensification and redevelopment where this can be accommodated taking into account existing building stock or areas, including brownfield sites, and the availability of suitable existing or planned infrastructure and public service facilities required to accommodate projected needs. Pol Appropriate development standards should be promoted which facilitate intensification, redevelopment and compact form, while avoiding or mitigating risks to public health and safety. The proposed development will incorporate a commercial component that will create employment opportunities for neighbourhood residents and residents of the broader area. Section 1.3 of the PPS contains Employment related policies; the following policies are applicable to the proposed development and confirm its appropriateness: Pol Planning authorities shall promote economic development and competitiveness by: a) providing for an appropriate mix and range of employment and institutional uses to meet long-term needs; c) encouraging compact, mixed-use development that incorporates compatible employment uses to support liveable and resilient communities. Section 1.4 of the PPS contains policies related to the adequate provision of the appropriate range and mix of housing. The proposed development incorporates a type of housing that is appropriate for the area, at densities that are in line with other recent development in the area. The proposed development will also help provide a supply of more affordable housing to the area, as multiple dwelling forms of housing are typically more affordable than alternative housing types. The following housing related policies are applicable to the proposed development and confirm its appropriateness: Pol Planning authorities shall provide for an appropriate range and mix of housing types and densities to meet projected requirements of current and future residents of the regional market area by: b) permitting and facilitating: 1. all forms of housing required to meet the social, health and wellbeing requirements of current and future residents, including special needs requirements; and 2. all forms of residential intensification, including second units, and redevelopment in accordance with policy ; 10 P age

12 c) directing the development of new housing towards locations where appropriate levels of infrastructure and public service facilities are or will be available to support current and projected needs; d) promoting densities for new housing which efficiently use land, resources, infrastructure and public service facilities, and support the use of active transportation and transit in areas where it exists or is to be developed; and e) establishing development standards for residential intensification, redevelopment and new residential development which minimize the cost of housing and facilitate compact form, while maintaining appropriate levels of public health and safety. Section 1.6 of the PPS contains policies related to infrastructure and public service facilities. As demonstrated in the concurrently submitted Functional Servicing Report, the proposed development will be fully municipally serviced, and can be supported by existing municipal infrastructure, making it an efficient use of municipal services and infrastructure. The proposed development also serves to increase the viability of the existing transit infrastructure through intensification along a transit corridor. The following policies related to infrastructure apply: Pol Before consideration is given to developing new infrastructure and public service facilities: a) the use of existing infrastructure and public service facilities should be optimized; Pol Planning for sewage and water services shall: a) direct and accommodate expected growth or development in a manner that promotes the efficient use and optimization of existing: 1. municipal sewage services and municipal water services; b) ensure that these systems are provided in a manner that: 2. is feasible, financially viable and complies with all regulatory requirements; d) integrate servicing and land use considerations at all stages of the planning process; and e) be in accordance with the servicing hierarchy outlined through policies , , and Pol Municipal sewage services and municipal water services are the preferred form of servicing for settlement areas. Intensification and redevelopment within settlement areas on existing municipal sewage services and municipal water services should be promoted, wherever feasible. 11 P age

13 Pol Pol Efficient use shall be made of existing and planned infrastructure, including through the use of transportation demand management strategies, where feasible. A land use pattern, density and mix of uses should be promoted that minimize the length and number of vehicle trips and support current and future use of transit and active transportation. Section 1.8 of the PPS focuses on policies related to energy conservation, air quality and climate change. The proposed development supports alternative and active modes of transportation, and a work, live, play lifestyle among residents; which will help reduce the number of personal automobile trips and single occupancy vehicle trips. Pol Planning authorities shall support energy conservation and efficiency, improved air quality, reduced greenhouse gas emissions, and climate change adaptation through land use and development patterns which: a) promote compact form and a structure of nodes and corridors; b) promote the use of active transportation and transit in and between residential, employment (including commercial and industrial) and institutional uses and other areas; e) improve the mix of employment and housing uses to shorten commute journeys and decrease transportation congestion; The proposed development has been evaluated with respect to PPS Subsections, 1.5 (Public Spaces, Recreation, Parks, Trails and Open Space), 1.7 (Long-Term Economic Prosperity), Section 2 (Wise Use and Management of Resources) and Section 3.0 (Protecting Public Health and Safety); however, these sections were not considered directly pertinent for the purposes of this report. The proposed development is an appropriate example of infill intensification and is encouraged and supported by the policies of the PPS. The proposed development is consistent with the applicable policies of the Provincial Policy Statement (2014). 4.2 Growth Plan for the Greater Golden Horseshoe, 2017 In May of 2017, the Ministry of Municipal Affairs and Housing, of the Ontario Government, released a revised Growth Plan for the Greater Golden Horseshoe, with updated content. This document was a result of the Province s Co-ordinated Land Use Planning Review and came into force and effect on July 1 st, 2017, and will hereinafter be referred to as the Growth Plan. The Growth Plan builds on the previous Growth Plan (2016) in its direction to curb urban sprawl, promote transit-supportive densities, and reduce opportunities to expand settlement area boundaries. The major focus of the Growth Plan is to direct new development within the urban settlement boundary at densities that support existing and planned transit, and to encourage an intensification first approach to development and city-building in the GGH. The proposed 12 P age

14 development is an ideal example of compatible residential infill intensification, and development that contributes to the creation of complete communities, in line with the continuing Growth Plan policy direction. Approval of the proposed development will contribute to the implementation of the Guiding Principles of the Growth Plan as the proposed development will: Support the achievement of complete communities that are designed to support healthy and active living and meet people s needs for daily living throughout an entire lifetime. Prioritize intensification and higher densities to make efficient use of land and infrastructure and support transit viability. Support a range and mix of housing options, including second units and affordable housing, to serve all sizes, incomes, and ages of households. Provide for different approaches to manage growth that recognize the diversity of communities in the GGH. Protect and enhance natural heritage, hydrologic, and landform systems, features, and functions. The subject lands represent an appropriate and desirable form of residential intensification. The proposed development also incorporates indoor and outdoor amenities, which will help increase resident-street interaction. This intensification will also assist the City in reaching its intensification goals, as laid out in the City s Official Plan, in conformity with the Growth Plan. The development largely contributes to the creation of complete communities, in line with the general policy direction of the Growth Plan. Section 2 of the Growth Plan provides direction for municipalities related to where and how to accommodate growth. The following policies are applicable: Pol Forecasted growth to the horizon of this Plan will be allocated based on the following: a) the vast majority of growth will be directed to settlement areas that: I. have a delineated built boundary; II. III. have existing or planned municipal water and wastewater systems; and, can support the achievement of complete communities; c) within settlement areas, growth will be focused in: I. delineated built-up areas; II. III. strategic growth areas; locations with existing or planned transit, with a priority on higher order transit where it exists or is planned. 13 P age

15 d) development will be directed to settlement areas; e) development will be generally directed away from hazardous lands. Pol Applying the policies of this Plan will support the achievement of complete communities that: a) feature a diverse mix of land uses, including residential and employment uses, and convenient access to local stores, services, and public service facilities; c) provide a diverse range and mix of housing options, including second units and affordable housing, to accommodate people at all stages of life, and to accommodate the needs of all household sizes and incomes; d) expand convenient access to: i) a range of transportation options, including options for the safe, comfortable and convenient use of active transportation; e) ensure the development of high quality compact built form, an attractive and vibrant public realm, including public open spaces, through site design and urban design standards; The proposed development is witin an established settlement area and is located in an area where there is existing transit infrastructure, and is a plan for higher order transit (407 transit way). In addition, a mix of housing types is available to accommodate people at all stages in life, and the residential/commercial components are universally accessible, providing accommodation to all users regardless of ability. The convenient access to active transportation infrastructure (bike lanes), and provision of bicycle parking on-site, will promote residents and patrons to access the site via bicycle. This will ensure that future residents are provide with multiple transportation options, and alternatives to the personal automobile. Section of the Growth Plan contains policies that speak to general intensification within the delineated built-up areas of municipalities. The subject lands are located in the Built-up Area on the Growth Plan Schedule 4 Urban Growth Centres. The lands are identified as being within a Secondary Corridor on Schedule E Urban Structure of the UHOP. The proposed development is a form of residential intensification along a major arterial road, and therefore, the following policies are applicable: Pol Pol Pol By the year 2031, and for each year thereafter, a minimum of 60 per cent of all residential development occurring annually within each upper- or single-tier municipality within the delineated built-up area. By the time the next municipal comprehensive review is approved and in effect, and each year until 2031, a minimum of 50 per cent of all residential development occurring annually within each upper- or single-tier municipality will be within the delineated built-up area. All municipalities will develop a strategy to achieve the minimum intensification target and intensification throughout delineated built-up areas, which will: 14 P age

16 a) encourage intensification generally to achieve the desired urban structure; b) identify the appropriate type and scale of development and transition of built form to adjacent areas; c) identify strategic growth areas to support achievement of the intensification target and recognize them as a key focus for development; d) ensure lands are zoned and development is designed in a manner that supports the achievement of complete communities; e) prioritize planning and investment in infrastructure and public service facilities that will support intensification; and f) be implemented through official plan policies and designations, updated zoning and other supporting documents. The language in this Section of the Growth Plan emphasizes the importance of ensuring existing land inventory is built upon sustainably, and intensification is a way to accomplish this goal. The proposed development is a form of intensification of an appropriate scale and built form that is considerate of, and complementary to surrounding buildings and uses. The concurrently submitted Sun and Shadow Study and Urban Design Brief further support the consideration and appropriateness of the proposed development with the surrounding built form. The proposed development conforms to, and is supported by, the general intensification policies of the Growth Plan. Further, the proposed development will assist the City in reaching its intensification target, per Policy of the Growth Plan, above. Sections 3 and 4 of the Growth Plan largely provide policy direction to planning authorities, including upper tier municipalities, conservation authorities, and relevant Provincial Ministries, in relation to infrastructure, and cultural and natural heritage. The proposed development has been evaluated in these respects in the studies and reports submitted in conjunction with the subject application, as required by the City through the Formal Consultation process. The proposed development conforms to the policies of the Growth Plan, particularly in relation to its mixed-use, transit-supportive nature, and its contribution to the intensification of the built-up area of the City of Burlington. Intensification such as this in the built-up area will enable the City to meet the increased minimum intensification target (40 per cent to 60 per cent) implemented through the latest iteration of the Growth Plan (2017). Municipalities will need to accommodate significantly more growth through intensification in the built-up areas to meet these density targets; the proposed development will assist the City in achieving those goals. A major focus of the Growth Plan is to encourage new development to occur within the built-up settlement boundary at appropriate densities. The proposed development conforms to the policies of the Growth Plan, as it is a compatible form of residential intensification within the urban boundary. 4.3 Halton Region Official Plan (September 28, 2015 Consolidation) The subject lands are identified as being within the Urban Area as indicated on Map 1 Regional Structure of the Halton Region Official Plan (ROP). 15 P age

17 The following Urban Area policies apply: Pol. 72 The objectives of the Urban Area are: 72(2) To support a form of growth that is compact and supportive of transit usage and non-motorized modes of travel, reduces the dependence on the automobile, makes efficient use of space and services, promotes live-work relationships and fosters a strong and competitive economy. 72(3) To provide a range of identifiable, inter-connected and complete communities of various sizes, types and characters, which afford maximum choices for residence, work and leisure. 72(4) To ensure that growth takes place commensurately both within and outside the Built Boundary. 72(6) To identify an urban structure that supports the development of Intensification Areas. 72(7) To plan and invest for a balance of jobs and housing in communities across the Region to reduce the need for long distance commuting and to increase the modal share for transit and active transportation. 72(9) To facilitate and promote intensification and increased densities. The proposed development advances several of the Region s key policy objectives of the Urban Area. This includes supporting a form of growth that is compact and supportive of transit usage, and active modes of transportation, while promoting live-work relationships. The proposed development is directly adjacent to Appleby Line, which is designated as a Higher Order Transit Corridor on Map 3: Functional Plan of Major Transportation Facilities. These Higher Order Transit Corridors are intended to serve as corridors for inter-municipal and regional transit, while also functioning as intensification corridors. The densities proposed would make efficient use of the existing transit infrastructure, while also being appropriate should higher order transit infrastructure be implemented in the future. The proposed development also contributes to the creation of complete communities by locating increased residential densities in close proximity to major commercial nodes and Employment Lands. The proposed development also contributes to a supply of housing that is more affordable than a typical single detached or ground oriented dwelling type, while providing for a greater variation of dwelling types than what currently exists in the Alton Community. Furthermore, the proposed development is consistent with the Region s objective of facilitating and promoting intensification at increased densities. Lastly, the proposed development incorporates indoor and outdoor amenity areas that will encourage residents to stay active and lead healthier lifestyles. Policy 76 of the ROP states that permitted uses and densities within the Urban Area shall be set out in Local Official Plans and Zoning By-laws. Below are the applicable Regional Policies that relate to the Urban Area: Pol. 77 It is the Policy of the Region to: 16 P age

18 77(2.1) Direct, through Table 2 and Table 2a, to the Built-Up Area a minimum of 40 per cent of new residential development occurring annually within Halton in 2015 and every year thereafter. The proposed development contributes to the Region reaching its intensification target, per Policy 77(2.1) above, which will increase to 60% through the next Regional Official Plan Review, in accordance with the latest iteration of the Growth Plan. The Region defines Designated Greenfield Areas as the area within the Urban Area that is not Built-Up Area. The proposed development falls within the Urban Area but outside of the Built-Up Area, and would therefore be within the Designation Greenfield Area. The following policies are applicable to Designated Greenfield Areas: Pol. 77(2.4) Require development occurring in Designated Greenfield Area to: a) contribute towards achieving the development density target of Table 2 and the Regional phasing of Table 2a; b) contribute to creating healthy communities; c) create street configurations, densities, and an urban form that support walking, cycling and the early integration and sustained viability of transit services; d) provide a diverse mix of land uses, including residential and employment uses to support vibrant neighbourhoods; and e) create high quality parks and open spaces with site design standards and urban design guidelines that support opportunities for transit and active transportation. Table 2 and Regional Phasing Table 2a of the ROP place a minimum overall development density for the Designated Greenfield area (residential and jobs combined per gross hectare) of 45. The proposed development puts forth a density (±185 uph), which exceeds the minimum put forth in Table 2. Much of the other policy direction related to growth within the Designated Greenfield Area is consistent with Provincial Policy in that growth should, provide a diverse mix of land uses in order to support vibrant neighbourhoods; and create densities and an urban form that supports walking, cycling, and the viability of transit; contribute to creating healthy communities. As previously discussed herein, the proposed development is supportive of these policy objectives. The proposed development also contributes to the Region s housing goal, which is to supply the people of Halton with an adequate mix and variety of housing to satisfy differing physical, social and economic needs (Pol. 84). As previously discussed herein, the proposed development will contribute to the diversity and mix of the housing supply in the neighbourhood. Policy 89(3) of the ROP requires that all new development within the Urban Area be on the basis of connection to Halton s municipal water and wastewater systems, unless otherwise exempt by the policies of the ROP. The proposed development is fully municipally serviced, as demonstrated through the concurrently submitted Functional Servicing Report. The proposed development is also supportive of the ROP s Energy and Utility policy objectives. The proposed development is located in proximity to transportation services, so that energy 17 P age

19 consumption is held to a minimum. The proposed development also promotes compact growth, live-work relationships, and locally accessible services, by locating in close proximity to commercial amenities and employment lands. Based on the above, the proposed development conforms to the applicable policies of the Halton Region Official Plan. 4.4 City of Burlington Official Plan The City of Burlington Official Plan was approved by the Ontario Municipal Board in October of Recently (November, 2017), the City has released its New Official Plan, which is expected to go to Local Municipal Council for adoption in early However, the timeline for Regional approval for the New Official Plan has not yet been established, as such, this section will review the proposed development against the in-force and effect Official Plan policy, by which approval authorities will evaluate the propose development. The subject lands are designated as Residential Areas on Schedule A Settlement Pattern of the City of Burlington Official Plan (BOP), and more specifically, as Residential High Density on the Schedule B Comprehensive Land Use Plan Urban Planning Area of the BOP; as a result of Burlington Official Plan Amendment No The subject lands are also identified as being within the Alton Community, which is subject to Site Specific policies as indicated in Section f); which will be discussed later herein. Part III Section 2.0 contains the policies related to the Residential Areas within the Urban Area. Section 2.2 contains the policy objectives for the City s Residential Areas, the following policies are applicable: Pol. Part III a) To encourage new residential development and residential intensification within the Urban Planning Area in accordance with Provincial growth management objectives, while recognizing that the amount and form of intensification must be balanced with other planning considerations, such as infrastructure capacity, compatibility and integration with existing residential neighbourhoods. c) To provide housing opportunities that encourage usage of public transit, pedestrian and bicycle transportation networks and decrease dependence on the car. d) To encourage a strong live/work relationship in the City by providing a variety of housing that reflects the existing and future socio-economic and demographic characteristics of local residents and job opportunities. e) To provide, where compatible, housing opportunities in proximity to employment areas and residential support uses such as shopping and recreational areas to create opportunities to reduce travel times. g) To require new residential development to be compatible with surrounding properties. 18 P age

20 The proposed development is a form of increased density that has taken into careful consideration other important planning factors through the various technical studies that are concurrently submitted. The proposed development will help encourage the use of public transit and active transportation due to its proximity to a plethora of transit and active transportation infrastructures, and to commercial amenities. The proposed development will also encourage strong live/work relationships through its proximity to several major employers, and future developable employment lands, which will help reduce potential work travel times. Compatibility with the surrounding neighbourhood has been established herein, and through the various submitted technical documents. Policy Part III e) of the BOP places a density range of between 51 and 185 units per net hectare on the lands designated as Residential High Density. Policy g) (iii) establishes the permitted uses for the Residential High Density designation, which include, street townhouses, back to back townhouses, stacked townhouses, attaching housing, and apartments. Notwithstanding the former, the subject lands are also governed by a Site Specific Policy in Section for the Alton Community. This Site Specific Policy notwithstands Part III Section a) g) (above) and establishes street townhouses, stacked townhouses, attached housing, and apartments as permitted uses, to a maximum height of 10 storeys. This was then further modified through the Site Specific OPA obtain through BOP OPA 102, which permits commercial land uses in the form of mixed use or stand alone buildings shall be provided fronting on Thomas Alton Boulevard. This Site Specific policy serves to permit the commercial component proposed on the ground floor fronting onto Thomas Alton Boulevard in the proposed development. Accordingly, the uses and densities (184 uph) proposed on site are permitted through the City of Burlington s Official Plan. Part III Section 2.5 of the BOP contains the City s housing intensification policies. The City s objectives for housing intensification centre around increasing the amount of available housing stock within existing neighbourhoods, provided that the additional housing is compatible with the scale, urban design, and community features of the neighbourhood. The BOP also identifies underutilized residential lands at the periphery of existing residential neighbourhoods as suitable locations for non-ground-oriented housing options. As demonstrated on Map 1, the subject lands are at the periphery of the Alton Community along the eastern edge. Policy Part III Section a) contains the evaluation criteria that shall be considered by the City when evaluating proposals for housing intensification within established neighbourhoods. How the proposed development addresses each criterion is outlined in Table 3 below: Table 3: Housing Intensification Criteria Housing Intensification Evaluation Criteria (Part III Section 2.5.2) (i) adequate municipal services to accommodate the increased demands are provided, including such services as water, wastewater and storm sewers, school accommodation and parkland; Addressed by Proposed Development Adequate Municipal Services (Infrastructure) A Functional Servicing Report and Stormwater Management Report, prepared by MTE Consultants Inc.; dated December 2017, has been concurrently submitted. Section 7.0 (Conclusion) of the report states that the proposed development can be adequately 19 P age

21 serviced from a water, sanitary and stormwater management perspective. Please refer to the concurrently submitted FSR for more details. School Accommodation The subject lands fall within the Halton District School Board and Halton Catholic District School Board. There are a number of schools nearby (±5 km), including public and catholic schools at both the elementary and secondary level. The respective school boards will be circulated for comment on the concurrently submitted application. Parkland The subject lands are in close proximity to several recreational amenities, including Doug Wright Park, Norton Park (and dog park), Norton Skatepark, Haber Recreation Centre, and Palladium Park. The lands are directly connected with Norton Park via a multi-use pathway that runs along the southeastern extent of the subject lands, adjacent to the hydro corridor. This open space connection provides additional opportunities for active/passive recreation, and a direct link to a public park. It should also be noted that the proposed development includes various indoor and outdoor amenity areas that will provide opportunities for recreation. A Transportation Impact Statement, Parking Study, and Transportation Demand Management Report has been prepared by Paradigm Transportation Solutions Limited; December, (ii) off-street parking is adequate; In Section 6 of the report, the 574 off-street parking spaces provided on-site (ratio of 1.39 spaces per unit) exceeds the recommended parking supply required to satisfy the proposed development s projected parking demand. This should be implemented with a Transportation Demand Management Strategy that will help reduce personal automobile 20 P age

22 dependency/ownership. A Transportation Impact Statement, Parking Study, and Transportation Demand Management Report has been prepared by Paradigm Transportation Solutions Limited; December, Section 7.2 of the proposed report contains study s recommendations, they are as follow: (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; 1. The proposed driveway connections to the external road network operate under two-way stop control. 2. The TDM measures outlined in Section and Section 5.4 be included in the future design of the subject site. 3. That the City of Burlington and Halton Region monitor the operation of Appleby Line intersection with Thomas Alton Boulevard and Harrison Court to ensure appropriate signal timings are in place and that the queuing conditions to no deteriorate. Should queuing conditions deteriorate, consideration for additional storage lane lengths be considered, where feasible. The proposed development will incorporate the above recommendations through the Zoning By-law Amendment or Site Plan process. (iv) the proposal is in proximity to existing or future transit facilities; As noted previously herein, and in Paradigm Transportation Solutions Limited s concurrently submitted Study (December, 2017); the site is well serviced by transit infrastructure, including Routes 11, 51, and 15 (A/B), with transit stops directly abutting the subject lands (±5 metres). These routes operate at a minutes frequency. The site is also well serviced by regional transit through the Appleby Go Station, which can be accessed from the subject lands via municipal transit connections (Route 11). 21 P age

23 The transit infrastructure adjacent to the subject lands is also likely to be upgraded in the near future, with a potential BRT transit line planned along Dundas Street, a potential transitway planned along the 407, and with Appleby Line identified as a higher order transit corridor in the City of Burlington Official Plan. An Urban Design Brief was prepared by Acronym Urban Design & Planning; dated December 13 th, The Urban Design brief reached the following conclusions and recommendations with respect to the proposed development compatibility with the existing neighbourhood character: (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; (vi) effects on existing vegetation are minimized, and appropriate compensation is provided for significant loss of vegetation, if necessary to assist in proposed development conforms to the City of Burlington Official Plan, specifically OPA 102 and the proposed site-specific amendments are consistent with the intent of City of Burlington Zoning By-law The proposed open space and the mix and deployment of the proposed mid and low-rise building types will result in an excellent addition to the existing Thomas Alton Neighbourhood. I support the form, scale and configuration of the proposed development as illustrated in the documents that I have reviewed As noted above, the concurrently submitted Urban Design Brief is supportive of the proposed development from a form, scale and configuration perspective. Further, the UDB does state that, from an urban design perspective, there are no specific impacts resulting from the proposed development that require mitigation. The UDB also concludes that the proposed development will be compatible both in form and character with the existing Thomas Alton Neighbourhood in terms of scale, massing, height, siting, setbacks, coverage, and the proposed approach to onsite parking. Please refer to the concurrently submitted Urban Design Brief for more details. The subject lands have largely been cleared and there is minimal vegetation on site. Nevertheless a Tree Inventory and Protection 22 P age

24 maintaining neighbourhood character; (vii) significant sun-shadowing for extended periods on adjacent properties, particularly outdoor amenity areas, is at an acceptable level; (viii) accessibility exists to community services and other neighbourhood conveniences such as community centres, neighbourhood shopping centres and health care; Plan has been prepared by Adesso Design Inc.; dated December 15 th, This Plan has recommended the removal of 16 trees (which conflict with the development and proposed entryways) and the retention of 17, all 17 of which are municipal tree assets. The Plan has also recommended that tree protection fencing hoarding be placed around the individual street tree s root structure to protect each of the retained trees. Core Architects Inc. has prepared a Shadow Analysis; dated December 12 th, The Shadow Analysis was analyzed by Acronym Urban Design & Planning in the submitted Urban Design Brief (dated December 13 th, 2017). It concludes that at no time during the year will there be any shadow impacts on adjacent residential area or amenity areas, including those that are part of the proposed development. Accordingly, the proposed development satisfies this criterion. Community Services As previously mentioned herein, the subject lands are connected to Norton Park and the Haber Recreation Centre via a multi-use path that abuts the subject lands to the southeast. The Haber Recreational Centre provides a full spectrum of recreational facilities and programming including 8 gymnasiums, community rooms, and a public library. Norton Park provides outdoor recreational facilities, including two artificial turf playing fields, a basketball court, playground equipment, a skate park, and a splash pad. Other recreational facilities include a baseball diamond and playground at Doug Wright Park, a multi-use trail network that runs throughout the Alton Neighbourhood. Neighbourhood Shopping The subject lands are in close proximity to several commercial amenities, including small scale and big box retailers, restaurants, 23 P age

25 entertainment, and personal services. Future residents will be able to satisfy their daily and weekly needs through the existing commercial amenities in the immediate area. It should also be noted that the proposed mid-rise building incorporates a ground floor commercial component fronting onto Thomas Alton Boulevard. Health Care (ix) capability exists to provide adequate buffering and other measures to minimize any identified impacts; The subject lands have access to appropriate health care facilities. This includes the Alton Village Medical Clinic, which is located opposite Thomas Alton Boulevard from the proposed development (4903 Thomas Alton Boulevard). Furthermore, there are various healthcare operations in the surrounding area, including medical clinics, dental clinics, and pharmacies. As recommended in the various concurrently submitted technical documents; the proposed development was designed with the intention of minimizing any potential impacts on the surrounding neighbourhood. This includes providing a townhouse component to the south of the subject lands as a transitional land use between the existing townhouses abutting to the south and the proposed mid-rise building to the north of the subject lands. Furthermore, the location of the lands themselves lends to a reduced probability of compatibility issues, as the lands are surrounded by public right-of-way or a hydro corridor on all sides except for to the south, where the above measures have been taken to ensure compatibility. The site has also been designed as to load the greatest proposed density towards the intersection of Appleby Line and Thomas Alton Boulevard, and provide an east to west transition in building height from 10 stories to 8 stories to mitigate shadowing and visual impacts on the low density residential uses to the west (opposite Valera Road). A ±6m stepback at the 3 rd storey (podium) at the portion of the building that is adjacent to 24 P age

26 Valera Road has also been incorporated to provide for a lower height and more suitable transition to the low density residential uses fronting onto Valera Road. The above is consistent with the Site Specific provisions attached to OPA 102 that states that Residential building height shall be transitioned to provide for a lower height fronting Valera Road and existing residential development to the south (x) where intensification potential exists on more than one adjacent property, any redevelopment 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; The compatibility of the proposed development is further examined in the concurrently submitted Urban Design Brief, prepared by Acronym Urban Design & Planning (dated December 13 th, 2017). The Report states that from an urban design perspective, there are no specific impacts resulting from the proposed development that require mitigation and that the proposed development is supportable from a form, scale and configuration perspective. Please refer to the concurrently submitted Urban Design Brief for more details. The lands surrounding the subject lands are largely developed. The lands to the south and west contain existing low density residential development, which is unlikely to be redeveloped in the near future, whereas the lands to the east are a hydro corridor, where development is restricted. The lands to the north were recently developed into a commercial plaza. The only potential developable parcel surrounding the subject lands is the parcel opposite the lands to the northwest (4853 Thomas Alton Boulevard), which is currently subject to an ongoing development application, which is not anticipated to be affected by the proposed development. It is not anticipated that the proposed development will compromise the development potential of any adjacent properties. 25 P age

27 (xi) natural and cultural heritage features and areas of natural hazard are protected; (xii) where applicable, there is consideration of the policies of Part II, Subsection , g) and m); and (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. There are no natural or cultural heritage features or areas of natural hazard on, or adjacent to, the subject lands. There are lands regulated by Conservation Halton opposite Appleby Line, however these lands are not anticipated to be affected by the proposed development. The submitted Tree Inventory and Protection Plan has adequately addressed any outstanding concerns related to natural heritage. The policies of Part II Subsection g) and m) are not applicable to the proposed development as the lands do not contain a watercourse, nor are they in the South Aldershot Planning Area. The subject lands are located at the periphery of an existing residential neighbourhood (Alton). Further, the lands abut and have direct vehicular access to a major arterial road (Appleby Line). As discussed above, and as indicated in the concurrently submitted Urban Design Brief by Acronym Urban Design & Planning (December 13 th, 2017) the built form, scale and profile of development is well integrated with the existing neighbourhood so that an appropriate transition between the existing residential development and the proposed development is provided. Based on the foregoing, the proposed development complies with the housing intensification criteria outlined in the BOP. Whereas the proposed height is in conformity with the existing BOP designation, the above housing intensification criteria must be addressed as the proposed development does represent appropriate intensification when compared to surrounding residential development. Furthermore, the above demonstrates that the Site Specific requirements attached with OPA 102 have been met through the submitted design concept, and supported through the various technical studies, each of which will be discussed later herein. The proposed development appropriately implements the direction established through OPA 102 and the intent of the Residential High Density designation (Alton Community). Based on the abovementioned policy review and analysis, the proposed development conforms to the City of Burlington Official Plan. 4.5 City of Burlington Zoning By-law No The subject lands are zoned as CN1-332 (Neighbourhood Commercial) Zone modified, under the City of Burlington Zoning By-law No In order to implement the proposed development, the 26 P age

28 subject lands will need to be rezoned to a RAL4-XXX (Residential Alton Community) Zone, modified. The proposed rezoning of the subject lands is an implementation of the Council direction issued through OPA 102, which redesignated the lands from Neighbourhood Commercial to Residential High Density. The proposed RAL4-XXX Zone, would implement the intent of the Official Plan designation while also requesting certain site specific modification to the base RAL4 Zone. Please refer to the below Zoning By-law Matrix for a comparison of the base RAL4 Zone and the proposed development. Please note that, with the exception of the proposed street townhouses, the subject lands should be considered one lot for the purposes of zoning interpretation. Table 4: Zoning By-law Matrix Mid-rise Building Regulation Type Base RAL4 Zone Requirement Proposed Compliance Semi-detached Dwelling Duplex Dwelling Triplex Dwelling Fourplex Dwelling Apartment Building Permitted Uses Townhouse Dwelling Commercial (Mixed Street Townhouse Dwelling Use Building) Stacked Townhouse Dwelling Apartment Building Retirement Home Day Care Centre Lot Width 45 m ±58.47 m Lot Area 0.2 hectares ±2.2 hectares Building up to 6 storeys: 7.5m for a building wall 30m in lengths of less N/A Yards 7.5m plus 1 m for each 5 m of wall length that exceeds 30m Buildings over 6 storeys: ½ the height of the building for building wall of 30m or less ½ the height of the building plus 1 m for each 5 m of wall length that exceeds 30m 2.89 m to the hypotenuse of a daylight triangle ±8 m to Appleby Line ±8 m to Thomas Alton Boulevard ±5.2 m to Valera Road 27 P age

29 Density Parking Apartment Building: Minimum 50 units per hectare Maximum 185 units per hectare One off-street loading space shall be provided in conjunction with every principal building, including mixed use buildings, but excluding residential buildings less than 4 storeys high (1 loading space required) Each parking space shall be 2.75 m in width and have an area of 16.5 m 2 (2.75m x 6.0m) below grade parking structures shall not extend into a required landscape buffer and shall be setback 3 m from all other property lines and street lines Parking for apartment buildings shall be required as follows: 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 ±8 m to Hydro Corridor units per hectare 2 loading spaces 2.6m X 5.6m Underground parking structure ±0.44 metres from streetline 414 spaces (620 spaces required) Barrier free parking shall be provided at a rate of 3% of required parking. (19 required) 14 barrier free spaces (underground) 1 barrier-free space (surface) 28 P age

30 Bicycle Parking Retail, Retail Centre, Service Commercial Office, Institutional: 2 spaces plus 1 space / 1000 m 2 GFA 189 bicycle spaces provided (3 required) Building Height 10 storeys maximum 10 storeys Abutting Thomas Alton Boulevard: 6m ±8m Landscaped Area Abutting Appleby Line: 6m ±8m Abutting the hypotenuse of a daylight triangle: 6m 2.8m Abutting Valera Road: 6m ±4.4m Amenity Area 25m 2 per bedroom 15m 2 per efficiency 6,936 m 2 Townhouse Units (Condo) (RAL3 Provisions Apply) Semi-detached Dwelling Duplex Dwelling Triplex Dwelling Permitted Uses Fourplex Dwelling Townhouse Dwelling Townhouse Street Townhouse Dwelling Stacked Townhouse Dwelling Apartment Building Lot Width 45m ±58.47m Lot Area 0.4 hectares ±2.2 hectares Front Yard 3m to dwelling 6m to garage >6 m Rear Yard 6m 6m 3.05m (hydro corridor, east) Side Yard 4.5m 1.77 (street townhouses, west) Density N/A for townhouses in the RAL4 Zone N/A 2 occupant spaces per 2 occupant spaces per unit, unit 0.5 visitor spaces per unit ( visitor spaces per required) Parking unit (10) 1 barrier free parking space shall be provided for visitor 1 barrier-free (surface) parking facilities of P age

31 Built Form Building Height Driveways and Garages spaces. The minimum area for a private garage is 6m X 3m X 2m in height. The number of townhouse units per block shall not exceed 8 Three storey to a maximum of 14 m (peaked roof); 10 m (flat roof) Maximum driveway width shall be 3m Minimum driveway length of 6.7m for a townhouse on a condo road 3m X 5.9m X 2m m 3.25 m 6.2m Privacy Area 20m 2 >20m rear yard privacy per townhouse unit area (varies) Street Townhouse Units (Valera) (RAL3 Provisions Apply) Semi-detached Dwelling Duplex Dwelling Triplex Dwelling Permitted Uses Fourplex Dwelling Townhouse Dwelling Street Townhouse Street Townhouse Dwelling Stacked Townhouse Dwelling Apartment Building Lot Width 6.5m 4.87m Lot Area 160 m 2 ±120.9m 2 Front Yard 3m to dwelling >6 m Rear Yard 7m 4.25m (min) Side Yard 1.2m 1.9 m Density N/A for townhouses in the RAL4 Zone N/A Parking Built Form Building Height 2 occupant spaces per unit The minimum area for a private garage is 6m X 3m X 2m in height. The number of townhouse units per block shall not exceed 8 Three storey to a maximum of 14 m (peaked roof); 10 m (flat roof) 2 occupant spaces per unit 3m X 5.9m X 2m m 30 P age

32 Driveways and Garages Maximum driveway width shall be 3m ±2.84 Privacy Area 20m 2 >20m rear yard privacy per townhouse unit area (varies) Back to Back Townhouses (Condo) (RM3 provision apply) Semi-detached Dwelling Duplex Dwelling Triplex Dwelling Fourplex Dwelling Back to Back Permitted Uses Townhouse Dwelling Townhouses Street Townhouse Dwelling Stacked Townhouse Dwelling Apartment Building Lot Width 45m ±58.47m Lot Area 0.4 hectares ±2.2 hectares Front Yard 7.5m >7.5m Rear Yard 9m >9m Side Yard 4.5m >4.5m Density 50 units per hectare N/A Amenity Area 25 m 2 per unit ±27.9 m 2 (Minimum) Privacy Area 5.5 m 2 balcony with a Balcony (min) 4.0m 2 in maximum projection of 1.8 area and a max. metres from front wall. Projection 2.4 metres Parking 2 occupant spaces per unit plus 0.35 visitor spaces per unit (with exclusive use garage) (10 visitor spaces required) The minimum area for a private garage is 6m X 3m X from front wall. 2 occupant spaces per unit 0.35 visitor spaces per unit provided (10 visitor spaces) Minimum area is 6m X 3m X 2m in height. 2m in height. Building Height 3 storeys 3 storeys plus terrace Note: Site Statistics above are approximate and are subject to change as the development concept is revised. The entirety of the subject lands will be zoned RAL4, with the above site-specific exceptions included within the zoning in order to permit the development as proposed. The vast majority of the proposed site specific provisions are minor site specific lot standard regulations that serve to address technical criteria of implementing the proposed development. However, a number of the proposed site specific provisions represent significant deviation from the base R4AL Zone and are further discussed below. Please refer to the Draft Zoning By-law in Appendix D, which includes the necessary site-specific amendments to the RAL4-XXX (Residential Alton Community) to implement the proposed development. 31 P age

33 Ground Floor Commercial The proposed apartment condominium building implements a ground floor commercial component that front onto Thomas Alton Boulevard. This commercial component will help serve the daily and weekly needs of future residents of the proposed development, and the surrounding neighbourhood. The commercial component will also help animate the street and contribute to a more pedestrian friendly environment by providing passive surveillance through eyes on the street. Furthermore, the commercial component was included as a requirement through OPA 102, stating that commercial land uses in the form of mixed use or stand alone buildings shall be provided fronting on Thomas Alton Boulevard. In accordance with the direction provided by Staff and Council through the subsequent OPA; a commercial component was included within the building design. Parking Supply The proposed development provides a reduced parking supply than the requirements through Zoning By-law No The off-street parking supply for the propose development is included in the table below: Table 5: Provided Parking Supply Dwelling Type Occupant Parking Visitor Parking Ratio (per unit) Mid-rise Building Townhouse (Condo) Street Townhouse 28 N/A 2 Back-to-back Townhouse Commercial (139 m 2 ) Total The parking supply provided by the proposed development is supported by the Transportation Impact Study and Parking Study, prepared by Paradigm Transportation Solutions; dated December This report provides recommended parking ratios and supply in Table 6.4: Recommended Parking Ratio & Supply, which has been justified throughout Section 6 of the report. The proposed parking supply (578) and ratio (1.39) exceeds the parking supply (569) and ratio (1.37) recommended within the Report. As such, the reduction in parking supply on site is justifiable and appropriate. Please refer to Section 6 of the concurrently submitted Transportation Impact & Parking Study for details regarding the recommended parking supply and support of same. Street Townhouse Lot Size The proposed street townhouses (14) fronting onto Valera Road are proposed at reduced lot widths (4.87m) and lot areas (±120m 2 ). The reduction in lot width and area is a result of accommodating increased densities on the subject lands. The proposed density on the subject lands has been justified through the housing intensification policies of Table 3 of this report. The proposed lot 32 P age

34 widths and areas are still functional and do represent a minor reduction from the requirement under the RAL4, where lot widths of 6.5 metres and lot areas of 160m 2 are required. Please note that the overall density of the proposed development is in conformity with the 185 units per hectare regulated through the base RAL4 Zone. The proposed reduction in lot width and area is considered compatible with the existing surrounding residential development. Amenity Area The proposed development includes a reduction in the amount of amenity space on a per unit basis than what is required through the City s Zoning By-law No The proposed development provides ±20.16 m 2 of indoor and outdoor amenity area per unit within the mid-rise building (including indoor/outdoor/private amenity areas). The proposed development provides ample indoor amenity area through an amenity room on the ground floor and an indoor amenity area on the 3 rd floor. The proposed development also provides ample outdoor amenity area, with a rooftop terrace (podium) and a centralized open space between the proposed mid-rise building and townhouses. Furthermore, each unit is provided with private amenity space in the form of a balcony or terrace. The amenity area for the townhouse and back-to-back townhouse components of the proposed development complies with the amenity area and privacy area requirements of the Zoning By-law, with the exception of the balcony area requirement for the back to back townhouses. The amenity area supplied in the proposed development is anticipated to satisfy the demand of future residents. Back-to-back Use & Height The proposed development incorporates a back-to-back townhouse (maisonette) dwelling type. This unit type was selected for its ability to provide increased densities while still maintaining a ground oriented dwelling type. These dwelling types were also located in the centre of the proposed development to mitigate any potential impact on the surrounding existing residential land uses. These back-to-back are subject to the regulations of the RM3 Zone, which places a maximum height of 3 storeys on the dwelling type. The proposed zoning by-law amendment would permit these dwelling types, subject to the provisions of the RM3, with certain site-specific provisions. One of the requested site-specific conditions would be to permit a building height of 3 storeys plus a rooftop terrace. Whereas a rooftop terrace is not a 4 th storey, out of an abundance of caution, the site specific provisions of the attached by-law have expressly permitted a rooftop terrace on the third floor. These terraces provide ample amenity area for future residents of the back-to-back units. The proposed back-to-back units will also not be subject to the maximum density requirements of the RM3 Zone, as their density is incorporated into the broader site wide density calculations for the RAL4 Zone. The inclusion of the proposed back-to-back units does not adversely impact any of the existing surrounding development and is a suitable type of ground oriented development that will enable the subject lands to accommodate increased densities in a compatible fashion, while optimizing the use of the proposed condominium road. Temporary Sales Trailer Section 2.21 q) (iii) permits a temporary building or trailer within any zone for conducting the sales of new dwelling units. Under this provision, the temporary sales trailer must be removed from the site within 6 months or within 60 days of completing sales of dwelling units, whichever is less. As the 33 P age

35 proposed development incorporates a significant number of units, and sales are anticipated to extend beyond the 6 month horizon; the application would request that a temporary sales trailer be permitted to remain on site for a duration of up to 3 years. The proposed development represents an appropriate form of mixed-use development and residential intensification consistent with municipal and provincial policy, as outlined above. The proposed Zoning by-law Amendment, simply serves to implement the Council direction received through Official Plan Amendment 102 in a compatible and appropriate manner. The addition of back-to-back townhouses as a permitted use to the RAL4 zone via a site-specific provision will enable the development to provide a greater variety of unit types, and provide an intervening land use, while maintaining the density targets established in the RAL4 Zone. The proposed Amendment to the City of Burlington Zoning By-law No.2020 implements the general policy intent of the underlying RAL4 Zone, while contributing to the achievement of municipal and provincial land use planning objectives. 5 Review of Technical Studies This section serves to provide a brief overview of the relevant technical documents that were required through the pre-consultation process. The recommendations provided within each of the respective technical reports are briefly discussed with reference to how they impact the proposed development. 5.1 Functional Servicing Report A Functional Servicing Report was prepared by MTE Consultants Inc.; dated December, This Report assessed the feasibility of the proposed development from a sanitary, water and stormwater management servicing perspective. The Report included the following recommendations: 1. Sanitary service for the proposed development can be achieved via the existing 300mm diameter sanitary sewer. The total population for the site exceeds the original design population however there is capacity within the existing sewer network to service the increased demand. 2. Water servicing will be provided via the existing 200mm diameter water service within the site. Additional hydrants will be required on-site. 3. The percent impervious of the site is less than the design percent imperviousness for the Alton Village subdivision, thus stormwater quantity controls are not required. 4. Stormwater quality control will be achieved via the proposed oil/grit separator. 5. On-site storm sewers will direct minor storm events towards the existing storm sewers on Valera Road. 6. Major overland flow will be directed south-east towards the hydro corridor. 34 P age

36 Based on the foregoing, the proposed development is feasible from a sanitary, water and stormwater management servicing perspective. The concurrently submitted Functional Servicing Report is supportive of the proposed development. 5.2 Tree Inventory and Protection Plan A Tree inventory and Protection Plan was completed by Adesso Design Inc; dated December 15 th, There were a total of 33 trees identified on-site. This Plan has recommended the removal of 16 trees that conflict with the proposed development and proposed entryways. The remaining 17 existing trees are slated to be retained, all of which are municipal tree assets. The Plan recommends that tree protection fencing be installed around each retainable trees root structure to protect it from damage during the construction process. 5.3 Traffic Impact & Parking Study A Transportation Study & Parking Study was completed by Paradigm Transportation Solutions Limited; dated December, This Study conducted a detailed analysis of the existing traffic conditions and projected future traffic conditions based on the proposed development. The Study also provided an analysis on the proposed parking supply on site and the projected parking demand. Further, the Study also highlighted and recommended several transportation demand management measures to help reduce parking demand and the number of trips taken to/from the site via single occupancy personal automobile. The study made a number of findings/recommendations; the following are directly applicable to this report: 1. The site s parking supply of 574 parking spaces exceeds the number of recommended parking spaces (569) put forth in the report. 2. The study area intersections are anticipated to continue to operate with levels of service similar to the background traffic operations for the horizon of the years assessed. 3. No specific roadway improvements at the site driveway connections or at the surrounding study area intersections are required as a result of site generated traffic alone. 4. The proposed driveway connections to the external road network should operate under two-way stop control. 5. The TDM measures outlined in the report should be included in the future design of the subject site. 6. It is recommended that the City of Burlington and Halton Region monitor the operation of Appleby Line intersection with Thomas Alton Boulevard and Harrison Court to ensure appropriate signal timings are in place and that queuing conditions do not deteriorate to a point where the 35 P age

37 operation of the signalized intersections are reduced. Should queue lengths deteriorate consideration for additional storage lane lengths should be considered, where feasible. Based on the foregoing, the concurrently submitted TIS is supportive of the proposed development from a traffic and parking perspective; provided the submitted recommendations are incorporated into site design. 5.4 Noise & Vibration Report An Environmental Noise Assessment & Vibration Report was completed by Novus Environmental Inc. The study evaluated the potential noise impacts of the environment on the proposed development, the development on itself, and the development on the surrounding area. The following conclusions were submitted within the report: 1. Upgraded glazing in not required on any façades. 2. Mandatory air conditioning will be required for the north facing units of the mid-rise building. All other units will require forced air heating and the provision for air conditioning. 3. Noise impacts on the rooftop amenity spaces of the mid-rise building and Townhouse Block 6 rear yards require acoustic barriers to meet the applicable guideline limits. 4. Warning clauses are to be included in all agreements of purchase and sale and registered on title. Various clauses are recommended depending on the unit type and location. Please refer to the Report for more details on which warning clauses are recommended to be included in agreements for each unit. 5. No additional noise mitigation measures are required to mitigate any impacts from stationary noise sources. 6. Impacts of the proposed development on the surroundings are expected to meet the applicable guideline limits, and can be adequately controlled by following the design guidance outlined in the report. 7. Impacts of the proposed development on itself are not anticipated and can be adequately controlled by following the design guidance outlined in the report. Based on the design guidance and warning clauses within the report being incorporated appropriately into the proposed development; the proposed development is acceptable from a Noise & Vibration perspective. Please refer to the concurrently submitted Environmental Noise & Vibration Assessment for more details. 36 P age

38 5.5 Shadow Study A Shadow Study was completed by Core Architects Inc.; and is concurrently submitted. The Shadow Study was prepared in accordance with the City s terms of reference. The concurrently submitted Urban Design brief analyzed the completed Shadow Study and determined that At no time during the year will there be any shadow impacts on adjacent residential areas or amenity areas, including those that are part of the proposed development. Accordingly, the submitted Shadow Study is supportive of the proposed development. Please refer to the concurrently submitted Shadow Study for more information. 5.6 Urban Design Brief An Urban Design Brief was completed by Acronym Urban Design & Planning; dated December 13th, The Urban Design brief reached the following conclusions and recommendations: 1. The proposed development will be compatible in both form and character with the existing Thomas Alton neighbourhood, in terms of scale, massing, height, siting, setbacks, coverage, and the proposed approach to parking. The proposed development will achieve appropriate transitions between the varied context of existing and future buildings 2. At no time during the year will there be any shadow impacts on adjacent residential areas or amenity areas, including those that are part of the proposed development. 3. from an urban design perspective, there are no specific impacts resulting from the proposed development that require mitigation. 4. The proposed open space and the mix and deployment of the proposed mid and low-rise building types will result in an excellent addition to the existing Thomas Alton Neighbourhood. I support the form, scale and configuration of the proposed development as illustrated in the documents that I have reviewed. As noted above, the concurrently submitted Urban Design Brief is supportive of the proposed development from a form, scale and configuration perspective. Please refer to the concurrently submitted Urban Design Brief for more details 5.7 Geotechnical Report A Geotechnical Report was completed by Landtek Limited; dated August 4 th, The concurrently submitted report provides guidance with respect to three major criteria: 1. To confirm the subsurface soil and groundwater conditions for foundation design and construction. 2. To provide design and construction recommendations with regards to building foundations, floor slabs, pavement structures, and subsurface drainage and utilities. 37 P age

39 3. To assess the characteristics of the soils to be excavated and their suitability for reuse on the site as engineered fill, if required. The recommendations contained within the report are outside the scope of this report; please refer to the concurrently submitted Geotechnical Report for detailed analysis and recommendations. 6 Public Consultation Strategy In accordance with Section 31.1 within Schedule A of recently amended Ontario Regulation 545/06 Zoning By-laws, Holding By-laws and Interim Control By-laws, a proposed strategy for consulting with the public with respect to the application is considered prescribed information to be provided as part of applications to amend a Zoning By-law. It should be noted that this regulation came into effect after the pre-consultation meeting. The following discusses the Public Consultation Strategy for this application. At the time of drafting this report, the applicant has already held a pre-application neighbourhood meeting on November 29 th, 2017 (7pm-9pm) at the Haber Recreation Centre. This meeting was held in order to provide the public an opportunity to provide valuable input and feedback that was incorporated into the design of the proposed development. A brief presentation was given by the applicant s consulting team and attendees were then broken into focus groups to provide more detailed feedback to meeting facilitators. This meeting generated some valuable feedback from neighbourhood stakeholders that was included in the design of the proposed development concept. A second neighbourhood meeting will be organized to provide information to the public and to generate valuable feedback from stakeholders in accordance with the pre-consultation held with City Staff on August 2 nd, The applicant or agent will liaise with the City after the rezoning application is submitted in order to organize the neighbourhood meeting. The City of Burlington is responsible for securing the appropriate venue and mailing out invitations to the meeting; the applicant and the applicant s agent will be present in order to answer any questions and provide technical clarifications to stakeholders. All feedback and materials received from the public will be submitted to the City. Further, in accordance with Ontario Regulations 545/06 and 543/06 and Sections 22 and 34 of the Planning Act, land owners within 120 metres of the subject lands will receive notice that a Zoning By-law Amendment application has been received by the City and to inform them that the required public meeting has been scheduled. These notices will advise those circulated that information and materials relating to the proposed development is available for their review and will invite them to make comments and present their views prior to, and at the statutory public meeting. We trust this Public Consultation Strategy is adequate and will satisfy the requisite Public Consultation Strategy submission for the proposed development. We look forward to further discussing the details within the Public Consultation Strategy with City Staff at the appropriate juncture. 38 P age

40

41 Appendix A Official Plan Amendment 102

42 The Corporation of the City of Burlington By-law City of Burlington By-law A By-law to adopt Official Plan Amendment No. 102 to redesignate lands at 4880 Valera Road from Neighbourhood Commercial to Residential High Density with a site specific policy to require at grade commercial along Thomas Alton Blvd and policies providing for appropriate transition from the residential to the west. The redesignation of this property will permit high density residential development with a commercial component along Thomas Alton Blvd. File: /15 (PB-19-16) Whereas the Council of the Corporation of the City of Burlington in accordance with the provisions of Sections 17 and 21 of the Planning Act, 1990, as amended, approved recommendation PB at its meeting held on October 3, 2016, Now therefore the Council of the Corporation of the City of Burlington hereby enacts as follows: 1. That Amendment No. 102 to The Official Plan (1994) of the Burlington Planning Area consisting of the attached amendment and supporting documentation is hereby adopted. 2. That this by-law shall come into full force and take effect on the final day of passing thereof. Enacted and passed this 3 rd day of October, Mayor Rick Goldring City Clerk Angela Morgan Page 1 of 5

43 The Corporation of the City of Burlington By-law AMENDMENT NO. 102 TO THE OFFICIAL PLAN OF THE BURLINGTON PLANNING AREA CONSTITUTIONAL STATEMENT The details of the Amendment, as contained in Part B of this text, constitute Amendment No. 102 to the Official Plan of the Burlington Planning Area, as amended. PART A PREAMBLE 1. PURPOSE OF THE AMENDMENT The purpose of this Amendment is to redesignate the lands at 4880 Valera Road from Neighbourhood Commercial to Residential High Density with a site specific policy to require at grade commercial along Thomas Alton Blvd and policies providing for appropriate transition from the residential to the west. The redesignation of this property will permit high density residential development with a commercial component along Thomas Alton Blvd. 2. SITE AND LOCATION The subject properties are located on the south side of Thomas Alton Blvd, west of Appleby Line. The 2.24ha subject site is currently vacant with the exception of a temporary sales trailer. North of the subject lands, north of Thomas Alton Blvd, is developed with a two storey office commercial development. West and southwest of the subject lands are designated for High Density Residential and Medium Density Residential uses and are with a mix of single detached residential and townhouse dwellings. Southeast of the subject lands is a hydro transmission corridor, beyond which is developed with a variety of retail uses. Lands east of Appleby are developed with a variety of retail uses including a large home improvement and garden centre. 3. BASIS FOR THE AMENDMENT a) The subject application proposes intensification that is consistent with the Provincial Policy Statement (PPS). The PPS promotes densities for new housing which efficiently use land, resources, infrastructure and public service facilities, and support the use of public transit. b) Directing intensification to areas in proximity to transit and intensification corridors and providing policies that identify the appropriate type and scale of development assist the City in achieving its intensification targets and meet the Page 2 of 5

44 The Corporation of the City of Burlington By-law intent of the Provincial Places to Grow Growth Plan and the Region of Halton Official Plan. c) The proposed development is located on lands with adequate infrastructure and in close proximity to transit routes, commercial uses and community amenities so satisfies Official Plan policies to provide housing opportunities in locations that can reduce travel times and decrease dependence on the car. d) The proposed high density designation satisfies Official Plan policies to encourage integration of a wide range of housing types. e) The applicant submitted technical studies with the application that provide adequate and appropriate information to support the development. f) The City of Burlington Commercial Market Analysis, undertaken as part of the current Official Plan Review, has determined that the lands currently designated for retail uses will be sufficient to meet the City's need until Recent planning approvals related to new commercial development in the immediate area have increased the range of commercial uses available in the market and have challenged the viability of this site for neighbourhood commercial purposes. The approval of high density residential uses on this site with a limited amount of at-grade commercial uses will not impair the City's ability to meet its future retail needs. g) The development will provide access on an arterial road that can accommodate the traffic and will have minimal impacts on the local road. h) High density residential and commercial development is appropriate and compatible at this location, and can co-exist with existing development without adverse impact. Built form details and site design will be subject to further review with the City of Burlington through rezoning and site plan approval applications. Page 3 of 5

45 The Corporation of the City of Burlington By-law PART B THE AMENDMENT 1. DETAILS OF THE AMENDMENT Map Change: Comprehensive Land Use Plan Urban Planning Area, being Schedule B of the Official Plan of the Burlington Planning Area, as amended, is modified by the attached Schedule B1. Schedule B1 indicates the lands to be redesignated from Neighbourhood Commercial to Residential High Density. Text Change: The text of the Official Plan of the Burlington Planning Area, as amended, is hereby amended as follows: By adding the following policy n) at the end of Part III, Land Use Policies Urban Planning Area, Section 2 Residential, Subsection 2.2.3, Site Specific Policies: 4880 Valera Road n) Notwithstanding the policies of Part III, Subsection a) of this Plan, commercial land uses in the form of mixed use or stand alone buildings shall be provided fronting on Thomas Alton Boulevard. Residential building height shall be transitioned to provide for a lower height fronting Valera Road and existing residential development to the south. 2. INTERPRETATION This Official Plan Amendment shall be interpreted in accordance with the Interpretation policies of Part VI, Implementation, Section 3.0, Interpretation, of the Official Plan of the Burlington Planning Area. 3. IMPLEMENTATION This Official Plan Amendment will be implemented in accordance with the appropriate Implementation policies of Part VI of the Official Plan of the Burlington Planning Area. Page 4 of 5

46 The Corporation of the City of Burlington By-law Page 5 of 5

47 Appendix B Registered Plan 20M1007

48

49 Appendix C Site Plan

50 2100 TERRACE ROOF TERRACE TOWNHOUSES ROOF TERRACE TOWNHOUSES BLOCK 3 3 STOREY BLOCK 2 8 NO. 3 STOREY TOWN HOUSES (RAL 4 - HIGH DENSITY) N80 12'10"W HYDRO CORRIDOR N9 43'40"E BLOCK 5 8 NO. 3 STOREY BLOCK 6 8 NO. 3 STOREY (TYP END) (TYP MID) (TYP END) (TYP MID) BLOCK 4 6 NO. 3 STOREY TOWNHOUSES (TYP MID) (TYP END) FIRE ROUTE MAILBOX LOCATION R13000 R13000 R (TYP BACK TO BACK) FIRE ROUTE (TYP BACK TO BACK) 8 NO. 3 STOREY TOWNHOUSES BLOCK 7 12 NO. 3 STOREY BACK TO BACK TOWNHOUSES WITH BLOCK 8 14 NO. 3 STOREY BACK TO BACK TOWNHOUSES WITH (TYP MID) (TYP END) R (TYP BACK TO BACK) DASHED LINE INDICATES BUILDING OUTLINE AT GROUND 6400 (TYP BACK TO BACK) TH -14 LOT AREA 223.6SQ.M TH -13 LOT AREA 125.1SQ.M TH -12 LOT AREA 126.0SQ.M R SQ.M AREA TH -11 LOT TH -10 LOT AREA 126.2SQ.M TH -09 LOT AREA 201.7SQ.M FIRE ROUTE R NO. 3 STOREY FREEHOLD TOWNHOUSES TH -08 LOT AREA 200.2SQ.M TH -07 LOT AREA 123.5SQ.M 6000 R12000 (TYP MID) 4875 (TYP END) TH -06 LOT AREA 122.2SQ.M 5435 TH -05 LOT AREA 121.3SQ.M TH -04 LOT AREA 120.9SQ.M TH -03 LOT AREA 121.0SQ.M TH -02 LOT AREA 121.5SQ.M R N0 52'20"E FREEHOLD TOWNHOUSES TH -01 LOT AREA 188.6SQ.M BLOCK 1 R12200 (TYP MID) 4875 (TYP END) HATCH DENOTES PROPOSED FIRE ROUTE ENTRANCE R13500 TOWN HOUSES (RAL 4 - HIGH DENSITY) N16 01'50"W PEDESTRIAN ACCESS TO HYDRO CORRIDOR VERDI STREET VALERA ROAD TOWN HOUSES (RAL 4 - HIGH DENSITY) (TO HYDRO TOWER) ENTRANCE INTAKE AIR GRILL TERRACE TERRACE N46 14'00"W TERRACE R12000 TERRACE TERRACE EXIT TERRACE TERRACE TYPE-A STOREY APARTMENT BUILDING VISITOR PARKING (5 SPACES) (TYP) TERRACE 2750 (TYP) VISITOR PARKING (15 SPACES) (TYP) LOADING SPACE 6000 RAMP TO UNDERGROUND PARKING R12000 LOADING MECHANICAL PENTHOUSE ENTRANCE DROP OFF PARKING TERRACE TERRACE PODIUM LOADING SPACE EXTENT OF UNDERGROUND PARKING LOADING TERRACE EXIT COVERED EXIT STAIR FROM BASEMENT TERRACE TERRACE EXIT TERRACE TERRACE TERRACE TERRACE TERRACE TERRACE TERRACE TERRACE SIDEWALK TERRACE TERRACE N63 50'10"E TERRACE STOREY APARTMENT BUILDING TERRACE EXIT THOMAS ALTON BLVD TERRACE TERRACE 3 STOREY PODIUM AIR GRILL EXRACT TERRACE BUS STOP 4500 HYDRO TRANSFORMER ENTRANCE TERRACE 2000 EXIT ENTRANCE APPPLEBY LINE TERRACE TERRACE INTAKE AIR GRILL N89 52'20"E COMMERCIAL (MXE - MIXED USE) BUS STOP A103 SITE PLAN CW 08 DEC 2017 CW 1:300 BABAK ESLAHJOU LICENCE 4706 N 4880 VALERA ROAD LP BURLINGTON, ON 4880 VALERA ROAD TOWNHOUSE DESIGN ARCHITECT YONGE ST. TORONTO M2N 0G3 ICONARCHITECTS.CA T: F: ZBA APPROVAL 20 DEC ZBA APPROVAL(DRAFT) 08 DEC 2017

51 Appendix D Draft Zoning By-law Amendment

52 The Corporation of the City of Burlington Zoning By-law Amendment 2020.XXX City of Burlington By-law 2020.XXX Description A by-law to amend By-law 2020, as amended, to permit a mixed use commercial/residential development at 4880 Valera Road, Burlington. File No.: XXX-XX-XX (PB-XX-XX) Preamble Whereas Section 34(1) of the Planning Act, R.S.O. 1990, c. P. 13, as amended, states that Zoning By-laws may be passed by the councils of local municipalities; and Whereas the Council of the Corporation of the City of Burlington approved Recommendation PB-XX-XX on XXXX, 2018, to amend the City s existing Zoning By-law 2020, to re-zone the lands at 4880 Valera Road from CN1-332 to RAL4 XXX to permit a mixed use commercial/residential development consisting of apartment, block townhouse, street townhouse, back to back townhouse units, and a ground floor commercial component; The Council of the Corporation of the City of Burlington hereby enacts as follows: Content 1. Zoning Map Number XX of Part XX of By-law 2020, as amended, is hereby amended as shown on Schedule A attached to the By-law. 2. The land designated as A on Schedule A attached hereto are hereby rezoned from BC1-319 to BC1-XXX. 3. Part 14 of By-law 2020, as amended, Exceptions to Zone Classifications, is amended by adding Exception XXX as follows: Exception XXX Exception XXX Zone RAL4 Map XX Amendment 2020.XXX Enacted 1. Permitted Uses Only the following uses shall be permitted: Apartment Buildings Block Townhouses Street Townhouses Back to Back Townhouses Commercial uses permitted within the CN1 Zone Page 1 of 6

53 The Corporation of the City of Burlington Zoning By-law Amendment 2020.XXX Exception XXX Zone RAL4 Map XX 2. Regulation that apply to the entire development site: Amendment 2020.XXX Enacted a) Density: (i) Minimum: 50 units per hectare (ii) Maximum: 185 units per hectare b) Landscape Area: (i) abutting the hypotenuse of a daylight triangle: 2.8m (ii) abutting Appleby Line: 6m (iii) abutting Thomas Alton Boulevard: 6m (iv) abutting Valera Road: 4.2m Notwithstanding 2. b) above, a hydro transformer, walkway, and underground parking exhaust grill shall be permitted within the Landscaped Area. The portion of the lot line comprised of street townhouses shall not require a Landscaped Area abutting a street. c) Setbacks for an underground parking structure less than 1.6m above grade: (i) from the hypotenuse of a daylight triangle: 0.37 metres (ii) from Appleby Line: 2.1m (iii) from Thomas Alton Boulevard: 3m (iv) from Valera Road: 1.4m d) A balcony may project into a required yard up to a maximum of 2.5m. e) Loading Spaces: 2 f) Minimum area for a private garage: 5.9m X 3m X 2m in height 3. Regulations for apartment buildings, including the 8 storey and 10 storey tower on a shared podium: a) Maximum number of apartment units:344 units b) Minimum amount of amenity area: 6,937 m 2 c) Required yards: (i) to the hypotenuse of a daylight triangle: 2.8m (ii) to Appleby Line: 8m (iii) to Thomas Alton Boulevard: 8m (iv) to Valera Road: 6m (v) to a hydro corridor (southeast): 8m d) Building Height: maximum of 10 storeys e) Required parking: Page 2 of 6

54 The Corporation of the City of Burlington Zoning By-law Amendment 2020.XXX Exception XXX Zone RAL4 Map XX Amendment 2020.XXX Enacted (i) occupant parking: 1.05 spaces per unit (ii) visitor parking: 0.15 spaces per unit (iii) barrier free parking spaces: 14 (iv) bicycle parking: 189 spaces (v) parking for ground floor commercial use not greater than 135m 2 : 0 spaces f) Minimum parking space dimensions in an underground structure: 2.6m X 5.6m 4. Regulation for townhouses (condo): a) Maximum number of townhouse units: 30 b) Required yards: (i) rear yard abutting an S Zone (easterly hydro corridor): 6m (ii) rear yard abutting an RAL4 Zone (southerly): 6m (iii) side yard abutting an S Zone (easterly hydro corridor): 3m (iv) side yard abutting an RAL4 Zone (westerly): 1.7m c) Building height: maximum 3 storeys up to 10m in height d) Required parking: (i) occupant parking: 2 space per unit (ii) visitor parking: 0.25 spaces per unit (iii) visitor barrier free parking: 1 space e) Maximum driveway width: 2.9m f) Minimum driveway length: 6.2m g) Minimum Privacy Area: 20m 2 per unit 5. Regulation for street townhouse (freehold): a) Maximum number of townhouse units: 14 b) Required Yards: (i) front yard abutting Valera Road: 6.7m (ii) side yard abutting an RAL4 Zone (southerly): 3m (iii) rear yard: 4.2m (iv) interior side yard abutting an RAL4 zone: 1.9m (v) exterior side yard abutting a private road: 2.3m c) Minimum Lot Width: 4.8m d) Minimum Lot Area: 120 m 2 Page 3 of 6

55 The Corporation of the City of Burlington Zoning By-law Amendment 2020.XXX Exception XXX Zone RAL4 Map XX e) Required parking: 2 occupant spaces per unit Amendment 2020.XXX Enacted f) Maximum building height: 3 storeys to a maximum of 10 metres in height g) Maximum driveway width: 2.9m h) Minimum driveway length: 6.5m I) Minimum privacy area: 20m 2 per unit 6. Regulation for back to back townhouse (condo): a) Maximum number of back to back townhouse units: 26 b) Minimum amenity area: 25m 2 per unit c) Minimum privacy area: balcony with a minimum area of 4 m 2 and with a maximum projection of 2.4 m from the front wall of a dwelling. d) Required parking: (i) occupant parking: 2 spaces per unit (ii) visitor parking: 0.35 spaces per unit (iii) visitor barrier free parking: 1 space e) Maximum building height: 4 storeys to a maximum 12 metres (3 storeys plus rooftop terrace) 4 a) When no notice of appeal is filed pursuant to the provisions of the Planning Act, R.S.O. 1990, c.p.13, as amended, this By-law shall be deemed to have come into force on the day it was passed; 4 b) If one or more appeals are filed pursuant to the provisions of the Planning Act, as amended, this By-law does not come into force until all appeals have been finally disposed of, and except for such parts as are repealed or amended in accordance with an order of the Ontario Municipal Board this By-law shall be deemed to have come into force on the day it was passed. Enactment Enacted and passes this XX day of XXXXX, Mayor Rick Goldring Deputy Clerk Deb Caughlin Online Version of this Document does not contain signatures. Please contact City Clerk to obtain a copy of the signed original. Page 4 of 6

56 The Corporation of the City of Burlington Zoning By-law Amendment 2020.XXX Explanation of Purpose and Effect of By-law 2020.XXX By-law 2020.XXX rezones the lands at 4880 Valera Road from CN1-332 to RAL4 XXX to permit a mixed use commercial/residential development consisting of apartment, block townhouse, street townhouse, back to back townhouse units, and a ground floor commercial component. For further information regarding By-law 2020.XXX, please contact Planner of the City of Burlington Planning & Building Department at (905) , extension XXXX. Page 5 of 6

57 The Corporation of the City of Burlington Zoning By-law Amendment 2020.XXX Page 6 of 6