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PLANNING JUSTIFICATION REPORT
Local Official Plan Amendment
&
Zoning By-Law Amendment
Proposed Mixed-Use Development – Manaman Centre Inc.
1050, 1060, 1070, 1080 & 1090 Bronte Street South
Part of Lot 8, Concession 1, NS (Trafalgar)
Parts 5-16, 20R-20571
Town of Milton
April 2017
Prepared for: Prepared by:
Manaman Centre Inc. Korsiak Urban Planning
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PLANNING JUSTIFICATION REPORT
Local Official Plan Amendment
&
Zoning By-Law Amendment
Proposed Mixed-Use Development – Manaman Centre Inc.
1050, 1060, 1070, 1080 & 1090 Bronte Street South
Part of Lot 8, Concession 1, NS (Trafalgar)
Parts 5-16, 20R-20571
Town of Milton
April 2017
Introduction
Korsiak Urban Planning has been retained by Manaman Centre Inc. (The Manaman Group) to prepare this
Planning Justification Report in support of Local Official Plan & Zoning By-law Amendment applications
required to allow for the proposed mixed-use development of lands located at the north-western
quadrant of Bronte Road South and Louis St. Laurent Avenue (Figure 1 – Context Photo).
The Manaman Group has retained the assistance of additional specialized consultants. The following
plans and reports have been prepared under separate cover in support of the proposed LOPA/ZBA
applications:
• Conceptual Site Plan, Drawings & Proposed
Elevations WZMH Architects
• Sun Shadow Study WZMH Architects
• Functional Serving / Stormwater
Management Report Urbantech Consulting
• Traffic Impact Study MMM Group
• Parking Study MMM Group
Existing MediumDensity Residential
Existing MediumDensity Residential
Existing MediumDensity Residential
Commercial
FutureDevelopment
ZoneFuture Development
ZoneJean Vanier CatholicSecondary School
CN
R R
ail L
ine
CN
R R
ail L
ine
GastlePark
Louis St. Laurent Avenue
Bro
nte
Stre
et S
outh
Beaty Neighbourhood
Park - South
P.L. Robertson Public
Elementary School
EnvironmentalLinkage Area
SUBJECTPROPERTY
Future MediumDensity Residential
Future LoblawSupermarket
KEY MAP SUBJECT LANDS
DERRY ROAD
HIG
HW
AY
25
BR
ON
TE
ST
RE
ET
SO
UT
H
TR
EM
AIN
E R
OA
D
LOUIS ST. LAURENT AVE.
CN
R
Aerial Photo
Scale - 1:4000 February 21, 2017
206-277 Lakeshore Road EastOakville, Ontario L6J 1H9
Figure 1 - Context Photo
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• Noise Feasibility Study HGC Engineering
• Geotechnical Investigation Soil Engineers Ltd.
• Hydrogeological Overview & Summary
Report Soil Engineers Ltd.
Purpose of the Report
The purpose of this Planning Justification Report is to outline the nature of the proposed Local Official
Plan and Zoning By-law amendments and to evaluate the proposal in the context of the policies of the
Provincial Policy Statement, the Growth Plan for the Greater Golden Horseshoe, the Region of Halton and
the Town of Milton.
Site Description
The subject lands have an area of 2.21 ha and are located at the northwestern quadrant of Bronte Street
South and Louis St. Laurent Avenue. The subject site has a frontage of approximately 130.05 metres along
Bronte Road South with a lot depth of 157.13 metres. The site is currently vacant, flat and has no
significant vegetation.
Driveway Access to the site is granted at Louis St. Laurent Avenue (future signalized) and Bronte Street
South. The former driveway connects Louis St. Laurent to Asleton Boulevard along the subject property’s
western lot line. The latter driveway is a fire route connecting to Bronte Street South along the site’s
northern lot line, dividing the subject lands from the adjacent future medium density residential lands to
the north.
By way of background, the subject lands were part of a larger (11.49 ha) parcel of land owned by Manaman
Centre Inc. Those lands were rezoned (By-law 083-2008) to Secondary Mixed Use Node Special Section
119 (C2*119*H1*H2) and Future Development (FD). Subsequently, portions of the lands were severed
and conveyed to Loblaw Properties Inc. (2.55 ha) and Mattamy (Willmott) Limited (3.80 ha). The former
was the subject of a minor variance with the subject lands, allowing the parcels to be developed as a single
entity. The latter has since been rezoned to RMD2*235, permitting Townhouse and Back-to-Back
Townhouse dwellings.
Surrounding Land Uses
The subject site is located in the south-western limits of the Willmott Neighbourhood of the Sherwood
Survey Planning District (Residential Phase 2 of the Town’s Urban Expansion Area). As shown in Figure 1
– Context Photo, adjacent lands north of Louis St. Laurent Avenue have been developed into medium
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density residential, commercial and open space uses. A neighbourhood park is located on the west side
of Asleton Boulevard, approximately 550 metres north of the subject lands. The park terminates at the
Environmental Linkage Area (Union Gas pipeline corridor) which is a part of the greenlands/open space
system for the Sherwood Survey Planning District.
Immediately to the west of the subject lands is the site of a future supermarket owned by Loblaws.
Abutting the Loblaws property to the west and bordering the north/south CN Rail Line is the stormwater
management pond that will serve the subject site. East of the subject property, opposite Bronte Street
South is a commercial complex, served with amenities including a supermarket (Sobeys), a medical centre
and pharmacy, a pet store, banking, a Beer Store and an LCBO.
Lands south of Louis St. Laurent Avenue are part of the Boyne Survey Planning District (Residential Phase
3 of the Town’s Urban Expansion Area). There are currently two existing schools east of Bronte Street
South, including Jean Vanier Catholic Secondary School, which is diagonally opposite the subject lands at
the southeast quadrant of Louis St. Laurent Avenue and Bronte Street South. The lands opposite the
subject property, west of Bronte Street South are existing agricultural lands currently zoned ‘Future
Development’ (FD), designated Secondary Mixed Use Node in the Boyne Survey Secondary Plan.
The subject site is served by the Milton Transit ‘8 Willmott’ Line which provides service to Bronte Street /
Louis St. Laurent Avenue and the Milton GO Station via Main Street, Ontario Street, Derry Road, Bronte
Street, Louis St. Laurent Avenue, Farmstead Drive, McLaughlin Avenue and Santa Maria Boulevard.
Terminating at Milton Go Station, the line also intersects many of the remaining seven transit routes
provided by Milton Transit, making public transit a feasible option for both local and regional commuters.
Proposed Development
Manaman Centre Inc. is proposing to develop the site with three 6-storey buildings. Two of the buildings
will feature retail uses at grade level and five (5) storeys of residential above. The third building will be
completely residential. As illustrated in Figure 2- Conceptual Site Plan, the site layout features three (3)
buildings generally situated along the north (A2), east (A5) and south (A3) property lines. In total, the
proposed development provides 375 residential units, 3,730 m2 of commercial Gross Floor Area, achieving
a net density of 170 units per hectare (uph).
The interior of the site provides grade level commercial parking while the west property line abuts the
shared access route with Loblaws, connecting Louis St. Laurent and Bronte Street South. The site features
Figure 2 Conceptual Site Plan
LOUIS ST. LAURENT AVENUE
SWM
PO
ND i1
1(P
HASE
1)
4M ASPHALT SWM POND ACCESS RD
CRU A1
4m ASPHALT SWM POND ACCESS RD & BARRIER GATE
3m A
SPHA
LT T
RAIL
BRO
NTE
ST. S
OUT
H
BLOCK A26 STOREYS
RESIDENTIAL WITHGROUNDFLOOR RETAIL
BLOCK A36 STOREYS
RESIDENTIAL WITHGROUNDFLOOR RETAIL
BLO
CK A
56
STO
REYS
RESI
DENT
IAL
OLD PROPERTY LINENEW PROPERTY LINE (DAYLIGHT SAVINGS TRIANGLE)
Manaman DevelopmentProject No:10007/06902
Drawing No:
Date
Scale:Milton, OntarioThe Manaman Group
22PD-1.1 R5
April 3, 2017
1:1000 (11"x17")
SITE PLAN
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a level of underground residential parking as well as storage and recreational amenities. Outdoor amenity
areas are provided, with a featured location at the southeastern corner, abutting the public right-of-way.
It is anticipated that this space will function as a ‘quasi’ public area, and will be designed to invite shoppers
and transit users alike.
Policy Framework
Provincial Policy Statement
The Provincial Policy Statement (PPS) contains policies relating to the management and direction of land
uses to achieve efficient development and land use patterns.
Section 1.1.1 states:
“Healthy, livable and safe communities are sustained by:
a) Promoting efficient development and land use patterns which sustain the financial
well-being of the Province and municipalities over the long term; and
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;
Policies in the ‘Settlement Areas’ section state:
1.1.3.1 Settlement areas shall be the focus of growth and development, and their vitality and
regeneration shall be promoted.
1.1.3.2 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.
4. support active transportation;
5. are transit-supportive, where transit is planned, exists or may be developed;
The proposed development conforms with provincial mandate set out in the Provincial Policy Statement
by contributing to compact, mixed use and transit oriented communities within the settlement area. The
development makes efficient use of land, existing infrastructure and public services by redeveloping
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underutilized lands. Likewise, the proposal introduces apartment dwellings to the area, diversifying the
residential character of the neighbourhood.
Growth Plan for the Greater Golden Horseshoe
The Growth Plan for the Greater Golden Horseshoe (2006) provides the Province with a framework for
building stronger, prosperous communities by better managing growth. The subject site is located within
the ‘Settlement Area’ and is identified as a ‘Designated Greenfield Area’.
Policies of the Designated Greenfield Area include:
2.2.7 Designated Greenfield Areas 1. New development taking place in designated greenfield areas will be planned, designated, zoned
and designed in a manner that – (a) contributes to creating complete communities
(b) creates street configurations, densities, and an urban form that support walking, cycling, and the early integration and sustained viability of transit services
(c) provides a diverse mix of land uses, including residential and employment uses, to support vibrant neighbourhoods
(d) creates high quality public open spaces with site design and urban design standards that support opportunities for transit, walking and cycling.
The proposed development conforms to the aforementioned policies of the Growth Plan for the Greater
Golden Horseshoe by comprising a mix of residential and retail uses that support and promote walking,
cycling and transit use, contributing to the development of complete communities.
Region of Halton Official Plan
The subject lands are designated ‘Urban Area’ in the Halton Official Plan. Policies governing this
designation direct future growth to urban areas. Policies relevant to the proposed development include:
“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;
140. The goal for environmental quality is to achieve a high-quality environment, for this
and future generations, that will sustain life, maintain health and improve the quality
of living;
172(2) To develop a balanced transportation system that:
a) reduces dependency on automobile use;
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b) includes safe, convenient, accessible, affordable and efficient public transit
system that is competitive with the private automobile; and
c) promotes active transportation”.
The proposed development conforms to the aforementioned policies of the Halton Region Official Plan
by comprising a mix of dense residential uses that support and promote walking, cycling and transit use
while making efficient use of existing and proposed services.
Town of Milton Official Plan
The subject property is located within the Urban Area and is designated Secondary Mixed Use Node, as
shown Figure 3 – Urban Area Land Use Plan. As per Section (B) 3.6, “the Secondary Mixed Use Node Area
designation shall provide a range of commercial uses to serve the surrounding residential areas, including
a major food store, as well as a location for office and institutional and a full range of residential uses
including low, medium and high densities”.
Additionally, Section 3.6.2.1 states that “The Secondary Mixed Use Node designation on Schedule "B"
means that the main permitted use shall be a group of commercial uses the total size of which ranges
from 9,300 to 13,935 square metres, including a food store, grocery store and supermarket. In addition,
office, institutional and a full range of high density residential uses which are integrated with the
commercial uses will also be permitted. Park uses will also be permitted”.
As such, Section 3.3.3.5 provides policies for High Density Residential Uses and states that “applications
for development of high density residential uses in a Residential/Office Area, or proposed sites for such
uses in Secondary Plans shall be evaluated based on conformity with all the following criteria:
a) Site:
The area of the site is sufficient to provide on-site recreation amenities, adequate parking
facilities and landscape.
b) Mixed Use Development:
The residential uses may form part of a mixed use building or be located in a purpose
designed building.
c) Height:
i) the height of the buildings does not exceed six storeys except in accordance with the
policies of subsection 5.5.3.8 of this Plan; and,
i) the height or bulk of the proposal will not unduly overshadow any adjacent low and
medium residential uses. Shadow studies may be required from the applicant to satisfy
this criteria.
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TOWN OF MILTONOFFICIAL PLAN
Schedule BUrban Area Land Use Plan
(C) Copyright Teranet, Town of Milton 2008
This Schedule Forms Part Of TheOfficial Plan And Should Be Read
Together With The Text.
0 0.2 0.4 0.6 0.8 10.1Kilometres
Consolidated August 2008
NAD 1983 - UTM Zone 17N
D4
PLANNED 401 INTERCHANGE
RAILWAY
URBAN EXPANSION AREA BOUNDARY
PARKWAY BELT WEST PLAN AREA
DEFERRED AREAS
ENVIRONMENTALLY SENSITIVE AREA
EXISTING URBAN AREA
PERMANENT URBAN SEPERATOR
PROPOSED MAJOR ROADS
REGULATORY FLOOD PLAIN BOUNDARY (in existing Urban Area)
GREENLANDS A AREA (see subsection 2.2.3.8)
AGRICULTURAL
BUSINESS PARK AREA
CENTRAL BUSINESS DISTRICT
COMMUNITY PARK AREA
EMPLOYMENT AREA
ENVIRONMENTAL LINKAGE AREA (exact locations to be determined)
GREENLANDS B AREA
INDUSTRIAL AREA
INSTITUTIONAL AREA
RESIDENTIAL AREA
RESIDENTIAL EMPLOYMENT AREA
RESIDENTIAL OFFICE AREA
SECONDARY MIXED USE NODE
TOWN OF MILTON BOUNDARY
Figure 3 Urban Area Land Use Plan
SUBJECT SITE
S:\Korsiak & Company\MANAM
AN GROUP\Manaman Centre\Aerial Photo\M
anaman centre aerial photo Jan 11 16.dwg, LC
S:\Korsiak & Company\MANAMAN GROUP\Manaman Centre\Aerial Photo\Manaman centre aerial photo Jan 11 16.dwg, LC
7
d) Services:
On-site recreation”
As described in the ‘Development Proposal’ section above, the proposed mixed use development is six
storeys in height, complete with outdoor and indoor amenity space. The proposal features a level of
underground parking for residents as well as surface commercial parking within the site. A Shadow Study
has been prepared and submitted as part of this application and found that the proposal will not unduly
overshadow any adjacent low and medium residential uses. Therefore, the proposed development meets
the criteria for High Density Residential Uses in Residential/Office Areas (or proposed sites for such uses
in Secondary Plans).
Sherwood Survey Secondary Plan
The subject property is located within the Willmott Neighbourhood of the Sherwood Survey Secondary
Planning Area. The Sherwood Survey Secondary Plan (OPA 15) was prepared and adopted by Council in
on July 26, 2004. The Secondary Plan was designed to create a safe, livable, attractive and healthy
community, that has a strong sense of community and the environment by: ensuring connectivity; linkage
to greenlands and open space; the development of community facilities; ensuring sensitivity to the
Niagara Escarpment; and the development of a compact community that is pedestrian oriented and
supportive of transit.
As shown on Figure 4 –Sherwood Survey Secondary Plan Land Use Plan, the subject property is designated
‘Secondary Mixed Use Node’. In addition to the uses permitted in Section 3.6 (described above), lands in
the Sherwood Survey Secondary Mixed Use Node may be used for Medium Density I and II Residential
uses in accordance with the policies of Section 3.2. The relevant policy is 3.2.2 c):
“c) Medium Density attached residential uses categorized as Medium Density Residential
II such as stacked townhouses and apartments at a maximum density of 70 units per net
hectare in accordance with the policies of subsection 3.2.3.2”;
The proposal achieves a density of 170 uph, which can be categorized as High Density Residential.
Likewise, Section 3.2.3.2 c) prescribes a maximum height of four storeys, whereas the proposal features
six storeys. Thus, a Local Official Plan Amendment will be required to permit the proposed increased
height and density.
SUBJECT SITE
Figure 4 - Sherwood Survey Land Use Plan
S:\Korsiak & Company\MANAMAN GROUP\Manaman Centre\Aerial Photo\Manaman centre aerial photo Jan 11 16.dwg, LC
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Boyne Survey Secondary Plan - Secondary Mixed Use Node
As noted previously, the lands immediately south of Louis St. Laurent Avenue on both sides of Bronte
Street South are also designated Secondary Mixed Use Node (Figure 5 - Boyne Survey Secondary Plan Land
Use Plan). The intent is to develop one large node centred on the intersection of Bronte Street South and
Louis St. Laurent Avenue.
The Secondary Mixed Use Node of the Boyne Survey Secondary Plan is subject to the following policies:
C.10.5.5.1 The Secondary Mixed Use Nodes shall generally develop in accordance with the
policies of Section B.3.6, however:
a) Single storey commercial buildings may be permitted; however, commercial
development with additional height and density is strongly encouraged;
b) Residential development shall be limited predominately to high density residential
uses in accordance with the policies of Section C.10.5.1.4;
C.10.5.1.4 High Density Residential Uses
Applications for development of apartment buildings in the High Density Residential use
category shall be evaluated based on conformity with all of the following criteria:
a) Site: i) The area of the site is sufficient to provide appropriate on-site
recreation and/or open space amenities, adequate parking
facilities and landscaping.
ii) The site is generally located abutting an arterial road to facilitate
access to public transit.
b) Mixed Use Development:
The residential uses may form part of a mixed use building or be located
in a purposely designed building.
c) Height and Density:
i) Buildings shall have a minimum height of three storeys and a
minimum FSI of 1.0, with a maximum height of 15 storeys and a
maximum FSI of 3.0; and,
ii) The height or bulk of the proposal will not unduly overshadow any
adjacent low and medium density residential uses. Shadow
studies may be required from the applicant to satisfy this criterion.
d) In addition to the policies of B.3.6.3.4, development shall reflect the following:
iii) Buildings should be located on or close to the street line and massed at
intersections to establish a strong street edge;
iv) For mixed use buildings, pedestrian traffic generating activities, particularly
retail commercial uses and restaurants, shall be located at grade level, with
residential and office uses in upper storey locations;
Figure 4 Boyne Survey Land Use Plan
SUBJECT SITE
S:\Korsiak & Company\MANAMAN GROUP\Manaman Centre\Aerial Photo\Manaman centre aerial photo Jan 11 16.dwg, LC
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Although not within the Boyne Survey Secondary Planning Area, the development proposal is consistent
with the criteria set out in C.10.51.4, apartment buildings in the High Density Residential Use category.
The proposed development provides adequate parking, recreational and amenity space, is located at the
intersection of two arterial roads and is served well by public transit. Likewise, the proposed development
is mixed-use and high density.
Discussion
The proposal is consistent with Section (B) 3.6 of the Official Plan, Secondary Mixed-Use Node, stating that
the ‘Secondary Mixed Use Node Area’ designation shall “provide a range of commercial uses to serve the
surrounding residential areas, including a major food store, as well as a location for office and institutional
and a full range of residential uses including low, medium and high densities”. Given that the subject
property abuts the location of the future Loblaws food store, the existing commercial uses east of Bronte
Street South and the Secondary Mixed Use designation south of Louis St. Laurent Avenue (including Jean
Vanier Catholic Secondary School), we believe the proposed mixed use buildings are well situated and
represent good planning.
It is the intention of the Town to develop the intersection of Bronte Road South and Louis St. Laurent
Avenue as one large Mixed Use Node. However, the boundary between the Sherwood Survey and Boyne
Survey Secondary Plan areas is Louis St. Laurent Avenue. By way of background, the Sherwood Survey
Secondary Plan was adopted by Council on July 26, 2004. Comparatively, the Boyne Survey Secondary
Plan was adopted by Council on August 24, 2015. The Growth Plan for the Greater Golden Horseshoe (as
discussed above) was not adopted by the Province until 2006. As such, the policies of the Sherwood
Survey Secondary Plan are outdated and do not contemplate the density targets prescribed by the Growth
Plan, whereas the policies of the Boyne Survey Secondary Plan do. Thus, the proposed Official Plan
Amendment more appropriately reflects prevailing Provincial policy.
Official Plan Amendment
In order to permit the proposed development, it is requested that the Official Plan of the Town of Milton
be amended as follows:
Map changes
• Amending Schedule I1 – ‘Urban Area Specific Policy Areas’ by adding Specific Policy Area No. XX to the
subject property.
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Text Change
Adding the following text to Section 4.11 ‘Specific Policy Area’:
• 4.11.3.XX Notwithstanding Section 3.2.2.c), The land identified as Specific Policy Area No. XX on
Schedule I1 of this Plan, being the lands at 1050, 1060, 1070, 1080 & 1090 Bronte Road South may be
developed to provide mixed use buildings of up to 6 storeys in height and with a residential density
of up to 185 units per hectare. The Draft Official Plan Amendment is appended to this report as
‘Appendix I’.
Zoning
Existing Zoning The subject lands are currently zoned Secondary Mixed Use Commercial Special Section 119 (C2*119) and
permits a range of commercial uses, but does not permit any residential uses. As previously discussed,
the abutting property to the west owned by Loblaw Properties Ltd. (Loblaws), is also zoned C2*119. By
way of background, under a previous arrangement by the property owners, the two lots were to be
developed together. As such, a minor variance was required (D13 (A1-16/008/M) to allow multiple lots
under separate ownership to be developed as a single lot for the purpose of administering the Zoning By-
law. At the pre-consultation, we were advised that in order for Manaman Centre Inc. to develop the
subject lands as a separate parcel from Loblaws, a new minor variance would be required. Subsequent
discussions with Town staff culminated in the agreement that a ‘housekeeping’ Minor Variance
application would be submitted on behalf of Loblaw Properties Inc. to address details of the new
development arrangement. Manaman Centre Inc. has discussed the development proposal with Loblaws
and they do not object. Likewise, site specific standards are proposed in the Draft Amending Zoning By-
law for the subject development proposal.
Proposed Zoning
The proposal seeks to rezone the subject lands to a new site specific Residential High Density Special
Section Zone (RHD*AAA) in order to permit the proposed mixed-use development. The draft zoning by-
law is appended to this report as Appendix 1.
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Planning Opinion
The proposed Local Official Plan and Zoning By-law amendments are justified and represent good planning
for the following reasons:
1. The proposal conforms to the Provincial Policy Statement, Growth Plan for the Greater Golden
Horseshoe and the Regional Official Plan and is consistent with the objectives to the Town of
Milton Official Plan;
2. The proposal introduces apartment dwellings to the area, diversifying the residential character of
the neighbourhood;
3. The proposal includes a mix of commercial and residential uses;
4. The proposal complements and benefits from many of the adjacent commercial, cultural and
recreational amenities;
5. The proposed development makes efficient use of existing and planned hard and soft services;
6. The subject lands are well served by public transit, providing local and regional connections; and
7. The proposed densities are consistent with those contemplated in Section 3.6 – Secondary Mixed
Use Node, of the Town of Milton Official Plan.
Respectfully submitted,
KORSIAK URBAN PLANNING
_____________________
Terry Korsiak, MA, MCIP, RPP
AMENDMENT NUMBER XX
TO THE OFFICIAL PLAN OF THE TOWN OF MILTON
Part of Lot 8, Concession 1 (NS Trafalgar)
Parts 5 - 16, 20R-20571
1050, 1060, 1070, 1080 & 1090 Bronte Street South
Town of Milton
(Town File: LOPA-XX/17)
AMENDMENT NUMBER XX
TO THE OFFICIAL PLAN OF THE TOWN OF MILTON
PART 1 THE PREAMBLE, does not constitute part of this Amendment PART 2 THE AMENDMENT, consisting of the following text constitutes
Amendment No. XX to the Official Plan of the Town of Milton
PART I: THE PREAMBLE THE TITLE This amendment, being an amendment to the Official Plan of the Town of Milton shall be known as: Amendment No. XX To the Official Plan of the Town of Milton 1050, 1060, 1070, 1080 & 1090 Bronte Street South (Part of Lot 9, Concession 1 (NS Trafalgar)) Parts 5 – 16, 20R-20571 (Town of Milton)
(LOPA XX/17) PURPOSE OF THE AMENDMENT The purpose of this amendment is to add a Specific Policy Area to the lands at 1050, 1060, 1070, 1080 & 1090 Bronte Street South. LOCATION OF THE AMENDMENT The subject lands are located on the north side of Louis St. Laurent Avenue, west of Bronte Street South. The lands are municipally identified as 1050, 1060, 1070, 1080 & 1090 Bronte Street South and are legally described as Part of Lot 8, Concession 1 (NS Trafalgar), Town of Milton. The location of the property is illustrated in Figure 1. BASIS OF THE AMENDMENT The proposed amendment would permit the development of three six-storey mixed use buildings, containing 375 residential units, 3,730 m2 of commercial space at grade with a residential density of up to 185 units per hectare.
PART II: THE AMENDMENT All of this part of the document entitled Part II: THE AMENDMENT consisting of the following text constitutes Amendment no. 39 to the Town of Milton Official Plan. DETAILS OF THE AMENDMENT The Official Plan of the Town of Milton is hereby amended by Official Plan Amendment No. XX pursuant to Section 17 and 21 of the Planning Act, as amended, as follows:
1.0 Map Change
1.1 Amending Schedule I1 – “Urban Area Specific Policy Areas” by adding Special Policy Area No. XX to the lands at 1050, 1060, 1070, 1080 & 1090 Bronte Street South (known legally as Part of Lot 8, Concession 1 (NS Trafalgar)).
2.0 Text Change
2.1 Adding the following text to Section 4.11 “Specific Policy Area”:
4.11.3.XX Notwithstanding Section 3.2.2.c), the land identified as Specific Policy Area No. XX on Schedule I1 of this Plan, being the lands at 1050, 1060, 1070, 1080 & 1090 Bronte Street South may be developed to provide mixed use buildings of up to 6 storeys in height and with a residential density of up to 185 units per hectare.
THE CORPORATION OF THE TOWN OF MILTON
BY-LAW NO.XX.2017
BEING A BY-LAW OF THE TOWN OF MILTON TO ADOPT AN AMENDMENT TO THE TOWN OF MILTON OFFICIAL PLAN PURSUANT TO SECTION 17 OF THE PLANNING ACT, AS AMENDED, IN RESPECT OF THE LANDS MUNICIPALLY IDENTIFIED AS 1050, 1060, 1070, 1080, & 1090 BRONTE STREET SOUTH, LEGALLY DESCRIBED AS PART OF LOT 8, CONCESSION 1, (NS TRAFALGAR), PARTS 5 – 16, 20R-20571, TOWN OF MILTON IN THE REGIONAL MUNICIPALITY OF HALTON (FILE NO. LOPA XX/17)
The Council of the corporation of the Town of Milton, in accordance with the provisions of Section 17 and 21 of the Planning Act R.S.O. 1990, c. P.13, as amended, hereby enacts as follows:
1. Amendment No. XX to the Official Plan of the Town of Milton, to amend Policy
4.11 and Schedules C.7.A.CBD and I1 of the Town of Milton Official Plan to
provide for permission for the development of three 6-storey mixed use
buildings, at lands located at 1050, 1060, 1070, 1080 & 1090 Bronte Street
South and legally described as Part of Lot 8, Concession 1 (NS Trafalgar),
Town of Milton, consisting of the attached maps and explanatory text, is hereby
adopted.
2. Pursuant to Subsection 17(27) of the Planning Act, R.S.O. 1990, c. P. 13, as
amended, this Official Plan Amendment comes into effect the day after the last
day for filing a notice of appeal, if no appeal is filed pursuant to Subsections 17
(24) and (25). Where one or more appeals have been filed under Subsection
17 (24) or (25) of the said Act, as amended, this Official Plan Amendment
comes into effect when all such appeals have been withdrawn or finally
disposed of in accordance with the direction of the Ontario Municipal Board.
3. In the event that the Regional Municipality of Halton, being the Approval
Authority, has declared this Official Plan Amendment to not be exempt, the
Clerk is hereby authorized and directed to make application to the Approval
Authority for approval of the aforementioned Amendment Number XX to the
Official Plan of the Town of Milton.
READ A FIRST, SECOND AND THIRD TIME and FINALLY PASSED this ** day of ********, 2017
Mayor Gordon A. Krantz
Town Clerk Troy McHarg
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TOWN OF MILTONOFFICIAL PLAN
Schedule I1URBAN AREA
SPECIFIC POLICY AREAS(Refer to sections 4.11 & 3.8.3.2)
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(C) Copyright Teranet, Town of Milton 2008
This Schedule Forms Part Of TheOfficial Plan And Should Be Read
Together With The Text.
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Consolidated August 2008
NAD 1983 - UTM Zone 17N
Specific Policy Area #10(see subsection 3.8.3.2)
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SPECIFIC POLICY AREA
EXISTING URBAN AREA BOUNDARY
DEFERRED AND APPEALED AREASAND NUMBERS
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URBAN EXPANSION AREA BOUNDARY
TOWN OF MILTON BOUNDARY
5 SPECIFIC POLICY NUMBER
10
Specific PolicyArea #XX
S:\Korsiak & Company\MANAMAN GROUP\Manaman Centre\Aerial Photo\Manaman centre aerial photo Jan 11 16.dwg, LC
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THE CORPORATION OF THE TOWN OF MILTON
BY-LAW NO.XXX.2017
BEING A BY-LAW TO AMEND THE TOWN OF MILTON COMPREHENSIVE ZONING BY-LAW 016-2014, AS AMENDED, PURSUANT TO SECTION 34 OF THE PLANNING ACT IN RESPECT OF THE LANDS DESCRIBED AS PART OF LOT 8, CONCESSION 1, NS (TRAFALGAR), MANAMAN CENTRE INC., FILE Z-0*/17
WHEREAS the Council of the Corporation of the Town of Milton deems it appropriate to amend Comprehensive Zoning By-law 016-2014, as amended; AND WHEREAS the Town of Milton Official Plan provides for the lands affected by this by-law to be zoned as set forth in this by-law; NOW THEREFORE the Council of the Corporation of the Town of Milton hereby enacts as follows:
1. THAT Schedule A to Comprehensive Zoning By-law 016-2014 is hereby further amended by changing the existing Secondary Mixed Use Commercial Special Section 119 (C2*119) Zone symbol to the to a new site specific Secondary Mixed Use Commercial Special Section (C2*AAA) Zone symbol on the land shown on Schedule A attached hereto.
2. THAT Section 13.1 of Comprehensive By-law 016-2014 is hereby further amended
by adding subsection 13.1.1.AAA as follows:
Secondary Mixed Use Commercial - Special Section AAA (C2*AAA) Zone
i. Additional Permitted Uses:
Notwithstanding Section 7.1, Table 7B to the contrary, the following uses shall also be permitted:
a. mixed use buildings b. apartment buildings
ii. Notwithstanding the Zone regulations of Section 7.2, Table 7D to the contrary,
the following Zone Regulations shall apply: a) Maximum lot coverage – 35% b) Minimum front yard setback for a building oriented along Bronte Street
South – 1.5 metres c) Maximum front yard setback for a building oriented along Bronte Street
South– 10 metres d) Minimum exterior side yard setback for a building oriented along Louis
Saint Laurent Avenue – 1.5 metres
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e) Maximum exterior side yard setback for a building oriented along Louis Saint Laurent Avenue – 10 metres
f) Minimum Permitted Non-residential Gross Floor Area for all buildings combined– 1,500 m2
g) Maximum Permitted Non-residential Gross Floor Area for all buildings combined– 14,864 m2
h) Minimum Permitted Non-residential Gross Floor Area for Individual buildings combined – 370 m2
i) Maximum Permitted Non-residential Gross Floor Area for individual buildings combined – 5,575 m2
j) Maximum building height – 6 storeys to a maximum of 25 metres k) Minimum landscaped open space – 10% l) A landscape buffer abutting a public or private street line shall not be
required m) Minimum landscape buffer abutting a residential zone – 2.0 m
iii. Notwithstanding the Zone regulations of Section 7.2, Table 7D to the contrary, the following Zone Regulations shall also apply for mixed use buildings.
a) Permitted non-residential uses, excluding office uses, shall only be permitted on the first storey of a multi-storey mixed-use building.
b) Minimum first storey height, measured from floor to floor shall be 4.0 metres.
c) Section 4.18 iv, v & vi shall not apply. d) At grade patios are permitted for retail and restaurant uses facing an
arterial road or a private street.
e) Notwithstanding Section 4.5, to the contrary, balconies are permitted in
all yards.
iv. Notwithstanding the Zone regulations of Section 7.2, Table 7D to the contrary,
the following Zone Regulations shall also apply for apartment buildings. a) Porches / Verandas are permitted in the front yard and rear yard;
v. Special Zone Provisions
a) Maximum length of a main wall shall not exceed 115 metres.
b) Notwithstanding Section 5.14.1 to the contrary, the underground parking structure may be located within 1.5 m of a street line or lot line.
c) Notwithstanding Section 4.19.5, Table 4H to the contrary, stairs and air vents associated with an underground parking structure shall be permitted in any yard.
d) Notwithstanding Section 4.19.5, Table 4H to the contrary, porches/verandas may encroach to a maximum of 3.0 metres into the
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rear yard and shall project a maximum of 2.0 metres from the building face and no closer than 1.0 metres to the front, interior and exterior side lot lines.
e) Notwithstanding Section 5.8.1, Table 5E to the contrary, the parking requirement for a residential dwelling unit shall be a minimum of: 1.0 spaces per 1 bedroom dwelling unit 1.0 spaces per 1 bedroom plus den dwelling unit 1.15 spaces per 2 bedroom dwelling unit 1.15 spaces per 2 bedroom plus den dwelling unit plus 0.20 visitor parking spaces per dwelling unit.
f) Notwithstanding Section 5.8.2, Table 5F to the contrary, the parking requirements for permitted non-residential uses shall be 1 parking space per 20 m2 of gross floor area less 10%.
g) Shared parking provision – Visitor parking associated with a residential use, and client parking associated with a permitted non-residential use, may be provided in any combination of a parking structure and a surface parking area and may be used for any combination of residential and permitted non-residential uses.
h) For the Purpose of this section MIXED USE BUILDING – Shall mean a building which contains both residential dwelling units and permitted non-residential uses and where the residential units are located above the permitted non-residential portions.
THAT if no appeal is filed pursuant to Section 34(19) of the Planning Act, R.S.O. 1990, c. P.13, as amended, or if an appeal is filed and the Ontario Municipal Board dismisses the appeal, this by-law shall come into force on the day of the passing. If the Ontario Municipal Board amends the by-law pursuant to Section 34(26) of the Planning Act, as amended, the part or parts so amended come into force upon the day the Board’s Order is issued directing the amendment or amendments. READ A FIRST, SECOND AND THIRD TIME and FINALLY PASSED this ** day of ********, 2017
Mayor Gordon A. Krantz
Town Clerk Troy McHarg
C2*AAA
LOUIS ST LAURENT AVENUE
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SCHEDULE ATO BY-LAW No. ***-2017
TOWN OF MILTON
PART OF LOT 8CONCESSION 1, NEW SURVEY (TRAFALGAR)
PARTS 5-16, 20R-20571TOWN OF MILTON
REGIONAL MUNICIPALITY OF HALTON
MANAMAN CENTRE INC.Z-0*/17
March 2, 2017