to: development and infrastructure committee subject ...€¦ · submitted comments and all...

of Report PB-34-14

TO: Development and Infrastructure Committee

FROM: Planning and Building

SUBJECT: Report providing information related to proposed Official Plan and zoning by-law amendments for 1325, 1331 Plains Road East and 1025 Glendor Avenue

Report Number: PB-34-14 Wards Affected: 2

File Numbers: 520-05/13, 505-03/13

Date to Committee: March 24, 2014 Date to Council: April 7, 2014

Recommendation:

For information only

Purpose:

Information Report for Statutory Public Meeting Respond to legislation

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RECOMMENDATIONS: None. Statutory Public Meeting Ward No.: 2

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APPLICANT: Ramsay Planning Inc.

OWNER: Habitat for Humanity Halton

FILE NUMBERS: 520-05/13, 505-03/13

TYPE OF APPLICATION: Official Plan Amendment and Rezoning

PROPOSED USE: 12 back to back townhouses, 1 one-storey accessible unit, total 13 units

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PROPERTY LOCATION: North east corner of Plains Road East and Glendor Avenue

MUNICIPAL ADDRESSES: 1325, 1331 Plains Road East, 1025 Glendor Avenue

PROPERTY AREA: 0.26 ha

EXISTING USE: Two single detached residential dwellings and a dance school

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OFFICIAL PLAN Existing: Mixed-use Corridor, General

OFFICIAL PLAN Proposed: Mixed-use Corridor, General, with a site-specific policy to permit stand alone back to back townhouses

ZONING Existing: MXG & R3.1

ZONING Proposed: MXG-exception

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NEIGHBOURHOOD MEETING:

June 5th, 2014

Community Design Discussion: October 10th, 2013

PUBLIC COMMENTS: 6

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Background:

On May 29th, 2013, the Planning and Building Department acknowledged that a complete application had been receivedfor the lands known as 1325, 1331 Plains Road West and 1025 Glendor Avenue.

The purpose of this report is to provide an overview of the proposed applications, an outline of applicable policies and regulations acomments received to date. This report is intended as background information for the statutory public meeting.

Site Description

The 0.26ha site is located at the north east corner of Plains Road East and Glendor Avenue. It is an assembly of three properties; 1325 Plains Road East (dance school); 1331 Plains Road East (single detached house), and; 1025 Glendor Avenue (single detached house). The combined Road East and 55m on Glendor Avenue. north, a residential townhouse coto the South, and a daycare and commercials businesses are located to the east. The subject lands are shown on an air photo below.

the Planning and Building Department acknowledged that a complete application had been received for an Official Plan Amendment and Rezoning for the lands known as 1325, 1331 Plains Road West and 1025 Glendor Avenue.

The purpose of this report is to provide an overview of the proposed applications, an outline of applicable policies and regulations and a summary of technical and public comments received to date. This report is intended as background information for the

is located at the north east corner of Plains Road East and Glendor an assembly of three properties; 1325 Plains Road East (dance school);

1331 Plains Road East (single detached house), and; 1025 Glendor Avenue (single combined lands have a frontage of approximately 47m on Plains

55m on Glendor Avenue. Single detached residential is located to the north, a residential townhouse co-op is located to the west, Plains Road East is located

a daycare and commercials businesses are located to the east. The are shown on an air photo below.

the Planning and Building Department acknowledged that a for an Official Plan Amendment and Rezoning

for the lands known as 1325, 1331 Plains Road West and 1025 Glendor Avenue.

The purpose of this report is to provide an overview of the proposed applications, an nd a summary of technical and public

comments received to date. This report is intended as background information for the

is located at the north east corner of Plains Road East and Glendor an assembly of three properties; 1325 Plains Road East (dance school);

1331 Plains Road East (single detached house), and; 1025 Glendor Avenue (single lands have a frontage of approximately 47m on Plains

Single detached residential is located to the op is located to the west, Plains Road East is located

a daycare and commercials businesses are located to the east. The

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Discussion:

Description of Applications

The original applications for official plan and zoning bylaw amendments were submitted on May 29th, 2013, and proposed 14 back to back townhouses, 7 fronting onto Glendor Avenue and 7 with a shared access onto Plains Road East. The applications were revised on January 23rd, 2014, as illustrated in Sketch No.2 attached in Appendix A, to 12 back to back townhouse units, with 1 one storey accessible unit, for a total of 13 units.

The City of Burlington is in receipt of the following applications:

• 520-05/13 – rezoning for the portion of the site currently zoned as R3.1 to MXG, adding a zoning exception to the entire property for site specific zoning regulations

• 505-03/13 – site specific official plan amendment to allow townhouses as a stand alone component.

Technical Reports

The following technical reports were submitted in support of the applications:

• Functional Servicing Report (Prepared by IBI Group, April 2013), Revised January 2014

• Planning Justification (Prepared by Allan Ramsay Planning Associates Inc) • Vegetation Management Plan (Prepared by IBI Group, March 2013), Revised

December 2013 • Record of Site Condition • Environmental Site Screening Questionnaire

Policy Framework

The proposed Official Plan and Zoning By-law amendments are subject to the following policy framework: the Provincial Policy Statement (PPS), 2005, the Places to Grow: Growth Plan for the Greater Golden Horseshoe, the Halton Region Official Plan, the City of Burlington Official Plan and Zoning By-law 2020.

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Halton Region Official Plan

The subject lands are designated as “Urban Area”. Urban areas are locations where urban services (water and waste water) are or will be made available to accommodate existing and future development.

The Regional Official Plan states that permitted uses shall be in accordance with local Official Plans and Zoning By-laws and other policies of the Regional Official Plan.

City of Burlington Official Plan

The subject lands are identified in the City of Burlington Official Plan as “Mixed Use Corridor – General”, s.5.3.

The objectives of this designation are to provide locations for concentrations of mixed use developments, which includes uses such as high density residential, retail, service commercial, office, entertainment, community facilities and institutions and open space uses, s.5.3.1.(a).

These spaces are also encouraged to be accessible to transit and pedestrians while remaining compatible with nearby land uses, s.5.3.1.(b).

This application generally meets the intent of the designation, but an amendment is required to the policies to allow stand alone townhouses, as the Official Plan only permits townhouses as a component of an overall development, s.5.3.2.(a)(ii).

City of Burlington Zoning By-law 2020

The subject lands are currently zoned as “MXG” and “R3.1”. 1325 Plains Road East (dance school) and 1331 Plains Road East (single detached house) are zoned as “MXG”, and 1025 Glendor Avenue (single detached house) is zoned as “R3.1”, as illustrated in Sketch 1 attached in Appendix B.

The MXG designation permits convenience and retail stores, standard, fast food and convenience restaurants, dry cleaning, laundromats, service commercial uses, office uses, recreational establishments, entertainment establishments, apartment buildings, retirement homes and townhouses. The R3.1 zone allows for detached dwellings with an accessory dwelling unit.

The regulations for the MXG designation are listed below. The table below identifies the MXG zone requirements and the applicant’s proposed MXG-exception values:

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Regulation MXG Proposed

Lot Width 30m 47m

Lot Area 1200m2 2573m2

Front Yard/Street Side 3m 3.1m

Rear Yard 6m 4.4m

Side Yard 3m 21m

Yard abutting R1, R2, R3 Zone

12m 4.4m

Density 30 units/ha 52 units/ha

Floor Area Ratio (Minimum – Maximum)

0.3:1 – 1.5:1 1.73:1

Amenity Area 25m2/bedroom 1007 m2

(approx. 77.5m2/unit)

Landscape Area Abutting a Street

3m 3m

Landscape Area Abutting R1, R2, R3

6m 4.4m

Parking

Resident

Visitor

Accessible

2 spaces/unit

0.5 spaces/unit

1

2 spaces/unit

0.5 spaces/unit

1

Permitted Uses 5.2.1.(o) Buildings containing back to back townhouse units are not permitted within 25 metres of a public street having a deemed width of 26m or greater

Permit back to back townhouse units within 25 metres of a public street having a deemed width of 26m or greater

Technical Review

On June 11th, 2013 staff circulated a request for comments to internal and external technical agencies. On January 28th, 2014, the revised application was circulated for

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comments. No objections have been received so far, subject to conditions that will be addressed in the upcoming recommendation report. Formal comments on the revised submission have not been received from all agencies yet.

Financial Matters:

In accordance with the Development Application Fee Schedule, all fees determined to date have been received.

Environmental Matters:

After review of the initial application, Halton Region requested a Record of Site Condition. The document was submitted with the revised application and circulated to the Region for review.

Public Engagement Matters:

On June 5th, 2013 a neighbourhood meeting was held at City Hall Council Chambers and was attended by six members of the public. Based on the feedback received on the proposed townhouse design, it was determined that a community design discussion would be appropriate to discuss different design options.

On October 10th, 2013 the community design discussion was held at City Hall, with nine attendees. Two different design options were presented and discussed – back to back townhouses with a shared amenity area and standard townhouses with small backyards, which would function as a central shared courtyard. Comments from the discussion include the following:

• Loss of mature trees will result in a loss of privacy • Parking issues already exist in this neighbourhood • The curve on Glendor Avenue should be reduced • It is hard to exit from Plains Road • It’s good that the proposed building frontage is farther east than the existing

dance studio • Concern about drainage to the north of the property • Concern about property values, there is already a co-op in the neighbourhood • Concern with the backyard option that junk will be stored outside • Concern that parking space in garage may not function due to storage • This area has no access to schools or shopping, why add more people?

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• Concerns about train noise

To date six letters have been received and have been attached as Appendix C. Comments include concerns expressed regarding the following:

• Increase in noise levels • Loss of trees • Adequate visitor parking • Pre-existing parking issues in the area • Traffic

§ Increased traffic flow § Plains Road is already a difficult exit § There are only two exits for the entire neighbourhood § The Glendor Avenue & Plains Road corner is a sharp turn and frequently

congested § Safety concerns with new driveways fronting onto Glendor Avenue

Public Notice

As this report is being prepared for the statutory public meeting, notice has been sent to all owners/tenants within 120m of the properties under application, to all individuals that submitted comments and all individuals that attended the neighbourhood meeting and/or requested to be added to the circulation list.

Conclusion:

This report provides a description of the development application, an update on the technical review of these applications and advises that several public comments have been received. A subsequent report will provide an analysis of the proposal in terms of applicable planning policies and will provide a recommendation on the proposed applications.

Respectfully submitted,

Rebecca Tannahill, Planner I

335-7600 ext. 7641

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Appendices:

Appendix A – Detail Sketch

Appendix B – Zoning Sketch

Appendix C – Public Comments

Notifications: (after Council decision)

Approved by:

Bruce Krushelnicki, Director of Planning and Building Scott Stewart, General Manager of Dev. and Infrastructure

Reviewed by:

Name: Mailing or E-mail Address:

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Appendix A – Detail Sketch

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Appendix B – Zoning Sketch

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Appendix C – Public Comments

Rebecca Tannahill

City of Burlington

Planning and Building Department

Re: Housing Project at Plains Road East and Glendor Avenue, Burlington, new development.

On June 5 2013 the following concerns were brought up at the public meeting at city hall and include the following.

1) A further Increase to traffic flow along Glendor Avenue. Already a large increase in traffic from the development at 1026 Glendor, and additional properties developed in the immediate area has increase noise levels thus decreasing enjoyment of property.

2) Increased traffic exiting onto Plains Road from the neighbourhood, this is already a difficult place to exit the area particularly when wishing to travel in an easterly direction, more homes will only make this problem worse.

3) Property aesthetics of several properties along Glendor Avenue, particularly affected are 1027, 1033 and 1038. The entire area has shifted from mostly single detached homes to higher density housing.

4) Safety concerns due to the increased number of children and high level of traffic flow.

5) There are only 2 exits for the the entire area which make up the Leighland neighbourhood which was originally not designed to accommodate the increase involving 104 mixed townhouses at 1026 Glendor, let alone the developments on Bonnie Court, Treeland St, Gabriel Place and now 14 more homes in the Habitat for Humanity development.

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With these issues in mind we feel proceeding with the development is a bad idea with negative consequences.

Sincerely,

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Tue 6/18/2013 4:59 PM

Hi Rebecca I am sorry this is late but I just wanted to voice my opinion on the plan regarding 1325,1331 Plains Road East and 1025 Glendor Ave. I don't think the town/row houses is a good idea. I live up the road and the Nelson Co-op is not a pleasent area. The police is always there, each day. I think by building more townhouses the problem for this area will only increase. Once people become familiar with the area I think the homes will loose attraction and value because of where they are located with the co-op across the road. Just wanted to let you know what I thought. I have only been in the area a year and a half and this is my opinion. I am sure others that have been around here longer might have stronger words to say.

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Wed 7/3/2013 1:47 PM

Greetings Rebecca,

Thank you for the information. I am sorry to have missed the public meetings; they were held quite soon after the signs went up (which was around the first of June if memory serves but was definitely not May 24 as it says on the signs). I would like to request that the traffic implications of the proposed 14 back-to-back townhomes at the corner of Glendor and Plains Rd E be fully addressed by the City prior to any permits being granted. There is a 90 degree bend at that corner which cars generally cut off when coming through. It seems it would require widening to ensure cars can negotiate the bend with enough visibility to see cars backing out of driveways around the corner etc. Do you know what is being done to ensure the 7 new driveways emptying onto Glendor will be safe both for the new residents and the existing traffic? There is also a lot of pedestrian traffic due to the daycare and school bus stops directly beside the proposed site, and the housing co-op opposite. Has a 2 way stop sign at the corner been considered?

I do support Habitat for Humanity building at this site but want to make sure the usual City guidelines are followed and the roads in particular are safe for the many families living in the direct area. Having just completed building an accessory dwelling on off of Glendor, I am all for forward movement towards medium density housing in this area. I just want to voice my concern that this corner in particular is a dangerous one as it is and I fear adding 7 new driveways just before the bend will create a high risk environment for pedestrians and vehicles alike.

Thank you for your consideration,

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Tue 10/1/2013 1:18 PM

Hi Rebecca, Thank you. Marianne's office provided me with the meeting notice since I am not in the 120m notice zone. I am planning to make copies to distribute to a wider area with the Freeman/Leighland community. I am hoping to raise more awareness and encourage more people from the community to attend. What I am most interested in currently is why the plans were changed to allow for more greenspace and resulting in additional street parking; did that suggestion come from someone in the community? Street parking does not appear to meet the vision for walkable communities as it always represents hazards for cyclists not to mention motorists. That corner is already very congested; especially during the week with school bus traffic. There is a patch across Glendor from the proposed development and in behind the Glendor co-operative housing that could provide additional greenery and a path to access the beautiful Leighland park in this community. The park is not widely used today; not sure why but could be due to the cost to rent the space and the limited recreation facilities in the park. Since this may be owned by CN, how could we partner with them to open up this space safely for convenient access to the park and more greenspace? Another concern directly related to another development in this community; is of course traffic on Plains Rd. I understand from residents that this concern has been raised many times and with every new development they are made aware of; and up to now has been continually ignored. Are there any plans to address this concern with this new development? What about community space; such as centres, libraries, coffee gathering places? The area is getting quite congested with little or no easy access for the seniors and/or children to the community. I look forward to your comments. Thank you again for your reply.

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Thu 10/3/2013 3:15 PM

Hi Rebecca, I want to be able to share my voice, however cannot attend the meeting on that date. What other avenues do I have? In the newsletter it was stated that a revised plan would be discussed. I would like more details on the alternate plan. Currently , in your response, it does not seem logical that removing 1 townhouse adds a backyard allowance for all 13 townhouses. As such I am confused and do not feel this is a sufficiently 'revised' plan. How can I locate the submitted plan to view for myself? The impression I received from the newsletter was that our community is displeased with the back to back plan for townhouses and that a more suitable plan would be considered. This is the information I am requesting. It is my understanding you are an employee for Burlington, and I am requesting your assistance in locating all relevant information I have access to for this site in my neighborhood. Thank you,

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