planning justification brief - burlington...planning justification brief – 1621158 ontario ltd....

www.korsiak.com

PLANNING JUSTIFICATION BRIEF

Draft Plan of Subdivision

1621158 Ontario Ltd. (Emery Investments)

4853 Palladium Way

Blocks 23, 26, 31 and 32, 20M-1034

City of Burlington

June 2016

Korsiak | Urban Planning 206-277 Lakeshore Road East Oakville, Ontario, L6J 1H9

Tel: 905-257-0227 E: [email protected]

Prepared for: Prepared by:

1621158 Ontario Ltd. (Emery Investments) Korsiak Urban Planning

Planning Justification Brief – 1621158 Ontario Ltd. (Emery Investments) 1

PLANNING JUSTIFICATION BRIEF

Draft Plan of Subdivision

(1621158 Ontario Ltd.) Emery Investments

4853 Palladium Way

Blocks 23, 26, 31 and 32, Plan, 20M-1034

City of Burlington

Introduction

Korsiak Urban Planning has been retained by 1621158 Ontario Ltd. (Emery Investments) to prepare

this Planning Justification Brief in support of a Draft Plan of Subdivision application on lands located at

the north-west quadrant of Appleby Line and Palladium Way in the City of Burlington. It was requested

at the pre-consultation that a Planning Justification Brief be prepared and submitted as part of the

Draft Plan of Subdivision Application.

The subject lands have been marketed as a single block since 2008 (20M-1034) and have experienced

difficulties securing potential suitors to develop the block in its entirety. As such, a draft plan of

subdivision is proposed to subdivide the block into smaller, more marketable blocks.

Emery Investments has retained the assistance of additional specialized consultants. The following

reports have been prepared under separate cover in support of the proposed draft plan of subdivision:

• Functional Servicing Report − Urbantech Consulting

• Environmental Noise Impact Study − Valcoustics Canada Ltd.

• Traffic/Transportation Impact Study − Paradigm Transportation Solutions Limited

• Phase One Environmental Site Assessment − Soil Engineers Ltd.


Purpose of Report

The purpose of this Planning Justification Brief is to outline the nature of the proposed plan of

subdivision and to evaluate the proposal in the context of the policies of the Provincial Policy

Statement, the Region of Halton and the City of Burlington.

Site Description

The subject property is located within the Alton Community, west of Appleby Line and north of

Palladium Way. The property is municipally known as 4853 Palladium Way and is approximately 5.2

ha in size. The lands have been registered in a plan of subdivision (20M-1034) since May 2008, are flat

and have no significant vegetation.

The subject property is conveniently located just south of the Appleby Line/Highway 407 interchange.

Appleby Line is a Major Arterial road while Palladium Way is a collector road. Likewise, the subject site

is served by three local transit routes via the nearby Thomas Alton Boulevard / Appleby Line

intersection (less than 500 metres from the centre of the subject property). They include: the ‘Sutton

– Alton’ (11) route; the ‘Appleby– Walkers’ (15a & 15b) routes; and the ‘Burlington Northeast – Late

Night’ (51) route. Both the ‘Sutton – Alton’ and ‘Appleby – Walkers’ routes connect to the Appleby GO

Station while the former also connects the 407 GO Station.

Surrounding Land Uses

As shown on Figure 1 – Aerial Photo, the subject property is bound by Appleby Line to the east,

Palladium Way to the south and west and vacant lands to the north. Adjacent lands to the east, across

Appleby Line include vacant employment and partially developed commercial lands. Adjacent lands

to the south, across Palladium Way, are existing commercial lands owned by the applicant and vacant

future High Density Residential lands owned by Adi Development Group Inc. currently under Official

Plan Amendment/Zoning By-law Amendment (505-05-15 & 520-08/15) review by the City. The balance

of the Alton Community, west of the subject property, features predominantly low and medium

density residential uses built out to Walkers Line, with the exception of a few schools and commercial

uses abutting Walkers Line.

Business Corridor Regional

Commercial

Hydro Corridor

Hydro Corridor

Appleby Line

Palladium

Way

Mikalda Road

Thom

as A

lton

Blvd

.

Columbus Drive

Valera RoadVerdi Street

Capri Cres.

Existing LowDensity Residential

Existing Medium Density

Residential

FutureHigh DensityResidential

Existing Medium DensityResidential

RegionalCommercial

Additional LandsOwned By Applicant

Additional LandsOwned By ApplicantSubject Lands

File Number 505-03/15

Scale - 1:2500 April 14, 2016

206-277 Lakeshore Road EastOakville, Ontario L6J 1H9

T: [email protected]

Aerial PhotoAppleby Line

Hig

hway

407

Dun

das

Stre

et

Walkers Line

Key PlanNTS

Subject Lands

Additional LandsOwned By the Applicant

S:\Korsiak & Company\EMERY\Alton Palladium Way\aerial photo\April 16\Aerial Photo Business Corridor April 14 16.dwg, LC Figure 1AERIAL PHOTO


Development Proposal

Emery Investments would like to subdivide the 5.2 ha property into 10 blocks of approximately 0.45

ha each to host employment uses. The proposed blocks conform to the existing zoning regulations

regarding minimum lot width (45 m) and area (0.4 ha). As shown of Figure 2 – Draft Plan of Subdivision,

access to the site will be provided via Palladium Way. A cul-de-sac is proposed aligning with the

existing driveway opposite Palladium Way, on lands also owned by Emery Investments, providing

access to seven blocks (1-7). Access to the balance of the site (blocks 8-10) will be provided by two

additional entrances, one of which will service two blocks. The proposal provides maximum marketing

flexibility as blocks can be sold individually or as multiple blocks, depending on the user’s desired site

size.

Land Use Blocks Block Total Area (ha)

Business Corridor Blocks 1-10 10 4.84

0.3 m Reserve 11-12 2 0.00

Entry Feature 13 1 0.00

20.0 ROW (17m) 0.38

Totals 13 13 5.22

Policy Framework

Provincial Policy Statement

The Provincial Policy Statement (2014) contains policies relating to the management and direction of

land uses to achieve efficient and resilient development and land use patterns.

Section 1.1.1 states: “Healthy, livable and safe communities are sustained by:

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;

Block 40.59 ha

(1.46 ac.)

Block 10.45 ha

(1.11 ac.)

Block 30.46 ha

(1.13 ac.)

Block 20.46 ha

(1.15 ac.)

Block 50.43 ha

(1.06 ac.)

Block 60.45 ha

(1.11 ac.)

Block 70.45 ha

(1.12 ac.)

Block 80.45 ha

(1.12 ac.)

Block 90.50 ha

(1.23 ac.)Block 100.59 ha

(1.45 ac.)

20

R18

Appleby Line

Pallad

iumW

ay

Thom

as A

lton

Boul

evar

d

℄ length = 170.34 Existing Driveway

ExistingResidential

Future High DensityResidential

ExistingCommercial

Block 110.30m

Reserve

STREET "A"

Block 120.30m

Reserve

ExistingCommercial

Vacant(Future Employment)

Vacant(Future Employment)

Block 13Entry

Feature

LAND USE SCHEDULE

Land Use BlocksBlockTotal

Area(ha)

Business Corridor Blocks 1 - 10 10 4.840.3m Reserve 11 - 12 2 0.00Entry Feature 13 1 0.00

20.0m ROW (170m) 0.38

Totals 13 13 5.22

CORRECTLY AND ACCURATELY SHOWN.

DRAFT PLAN OF SUBDIVISION TO THE CITY OF BURLINGTON FOR APPROVAL.

OWNER'S AUTHORIZATIONI HEREBY AUTHORIZE KORSIAK URBAN PLANNING TO PREPARE AND SUBMIT THIS

SURVEYOR'S CERTIFICATEI HEREBY CERTIFY THAT THE BOUNDARIES OF THE LANDS TO BE SUBDIVIDED AS SHOWN ON THIS PLAN AND THEIR RELATIONSHIP TO ADJACENT LANDS ARE

L) SHOWN ON PLAN

J) SHOWN ON PLAN

F) SHOWN ON PLANE) SHOWN ON PLAN

G) SHOWN ON PLAN

D) SHOWN ON PLANC) SHOWN ON PLANB) SHOWN ON PLAN

ADDITIONAL INFORMATIONA) SHOWN ON PLAN

(UNDER SECTION 51 (17) OF THE PLANNING ACT)

I) CLAY LOAMH) MUNICIPAL AND PIPED WATER TO BE PROVIDED

K) SANITARY AND STORM SEWERS TO BE PROVIDED

DATE

DRAFT PLAN OF SUBDIVISIONFILE

EMERY - ALTON PALLADIUM WAY

Key Map

1621158 ONTARIO LTD.(EMERY INVESTMENTS)

4853 Palladium WayBLOCKS 23, 26, 31 & 32 REGISTERED PLAN 20M - 1034

CITY OF BURLINGTON

Appleby Line

Hig

hway

407

Dun

das

Stre

et

Walkers Line

NOTES:

- Pavement illustration is diagrammatic

May 11, 2016SCALE: 1:1500

206-277 Lakeshore Road EastOakville, Ontario L6J 1H9

T: [email protected]

Emery\Alton Palladuim Way\Draft Plan\May 16\Draft Plan - May 11 16

Richard Goldberg, CPA, CA

1621158 Ontario Ltd. (Emery Investments)620 Wilson Avenue, Suite 401Toronto, ON M3K 1Z3

SIGNED

DATESIGNED

Subject Lands

Additional LandsOwned By the Applicant

- Daylight Triangles = 3.0m x 3.0m

Thomas J. Salb, OLS

J.D. Barnes Limited401 Wheelabrator Way, Suite AMilton, ON L9T 3C1

April 28, 2016

May 5, 2016

Figure 2DRAFT PLAN OF SUBDIVISION


c) avoiding development and land use patterns which may cause environmental or

public health and safety concerns;

d) avoiding development and land use patterns that would prevent the efficient

expansion of settlement areas in those areas which are adjacent of close to

settlement areas;”

Policies in the ‘Settlement Areas’ section states:

“1.1.3.1 Settlement areas shall be the focus of growth 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 to the PPS by increasing the number of potential employment

opportunities to the Alton Community. The subject lands are situated in a settlement area which is

identified as an area to be the focus of growth. The proposed development is adjacent to the built out

area and optimizes planned or available infrastructure and public service facilities.

Growth Plan for the Greater Golden Horseshoe

The Growth Plan for the Greater Golden Horseshoe is a framework for implementing the Government

of Ontario's vision for building stronger, prosperous communities by better managing growth in the

region. The subject lands are located within the ‘Designated Greenfield Area’ of the plan. Section

2.2.7, Designated Greenfield Areas, states that:

“(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 plan of subdivision will add to the vibrancy of the Alton Community by facilitating

multiple employment opportunities. Likewise, the proposed development will make use of existing

infrastructure and is transit supportive. Thus, the proposal aligns with the provincial interest.

Region of Halton Official Plan

The subject lands are designated ‘Urban Area’ in the Halton Region’s Official Plan. Policies governing

this designation direct future growth to urban areas. Policies relevant to the proposed development

include:

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(10) To provide for an appropriate range and balance of employment uses including industrial, office and retail and institutional uses to meet long- term needs.

The proposed development conforms to the aforementioned policies of the Region of Halton Official

Plan by increasing the employment potential of the neighbourhood. The proposal also supports and

promotes walking, cycling and transit use while making efficient use of existing and proposed services.

City of Burlington Official Plan - Official Plan Amendment No. 3 – Alton Community Secondary Plan

The subject lands are part of the Alton Community Secondary Plan and have since been consolidated

into the Official Plan as site specific policies. Guiding principles of the Plan include a mixed use

community with the following objectives or characteristics: a wide range of employment uses;


neighbourhood and arterial commercial use; a range of housing densities and types; live-work

opportunities; a strong design emphasis on the pedestrian environment and public realm; a street

network that is highly interconnected and based on a grid; and transit-supportive collector streets

having reduced driveway access. To date, development has reflected these policies and will continue

to moving forward. The subject lands are located within the City of Burlington’s Employment Lands

Area and are designated ‘Business Corridor’ on Schedule ‘B’ of the Official Plan. The objective of this

designation is to “provide locations in the City of prestige-type offices and industrial uses that require

good access and high visibility along major transportation routes”. The draft plan of subdivision is

proposed in anticipation that the site will attract a range of permitted employment uses, adding to the

vitality of the Alton Community.

Zoning By-law

The subject lands are zoned Business Corridor One Exception 448 (BC1-448). Permitted uses include a

wide range of office, light industrial, hospitality, automotive care, retail and service commercial uses.

Obnoxious industrial uses are not permitted. The size of the blocks shown on the draft plan of

subdivision are within the prescribed zone standards as shown below in Table 3.4.1 of Zoning By-law

2020, as amended:

Lot Width Area

Lot abutting a street adjacent to the Queens Elizabeth Way or Highway 403 60 m 0.8 ha

Lot abutting Highway 407 60 m 0.8 ha

Lot abutting all other Streets 45 m 0.4 ha

Compatibility with Other Uses

The Ministry of Environment’s (MOE) Guideline D-6 is intended to be applied when a change of land

use is proposed to prevent or minimize future land uses problems due to the encroachment of

sensitive land uses and industrial land uses on one another. It is noted that the proposed development

does not request a change of land use.

Section 4.4.5 – Vacant Industrial Uses of the MOE’s Guideline D-6, states “where there is no existing

industrial facility within the area designated or zoned for industrial land uses, determination of the


potential influence area shall be based upon a hypothetical ‘worst case scenario’ for which the zoned

area is committed”.

As such the industrial uses permitted on the subject lands are non-obnoxious in nature and can be

classified as ‘Class I Industrial Facilities’ as they have a low probability of adversely effecting nearby

sensitive lands. Likewise, the adjacent residential lands to the west and future residential lands to the

south are adequately buffered from the subject property by Palladium Way. Furthermore, the

proposal is consistent with the land use policies of the Alton Community Secondary Plan. As no change

in use is requested, it is our opinion that a comprehensive Sensitive Land Use (Risk Assessment) Report

is not required.

Planning Opinion

The proposed Zoning By-law amendment is justified and represents good planning for the following reasons:

1. The proposal conforms to the Provincial Policy Statement, Regional Official Plan and Local Official Plan;

2. The proposed blocks conform to the existing zoning regulations regarding minimum lot width and area;

3. Future employment uses that will occupy the blocks in the draft plan of subdivision are in the public interest as it will meet the current and long term needs of the City of Burlington;

4. The location of the proposed development is at the intersection of two major roads that support and promote the use of transit;

5. The proposal supports the overall Alton Community neighbourhood structure;

6. The proposed development is readily serviced; and

7. The proposal is compatible with existing and planned uses.

planning justification brief - burlington...planning justification brief – 1621158 ontario ltd....

Documents