PLANNING JUSTIFICATION BRIEF - Burlington
www.korsiak.comPLANNING JUSTIFICATION BRIEFDraft Plan of Subdivision1621158 Ontario Ltd. (Emery Investments)4853 Palladium WayBlocks 23, 26, 31 and 32, 20M-1034City of BurlingtonJune 2016Prepared for:1621158 Ontario Ltd. (Emery Investments)Korsiak Urban Planning206-277 Lakeshore Road EastOakville, Ontario, L6J 1H9Prepared by:Korsiak Urban PlanningTel: 905-257-0227E: info@korsiak.com
PLANNING JUSTIFICATION BRIEFDraft Plan of Subdivision(1621158 Ontario Ltd.) Emery Investments4853 Palladium WayBlocks 23, 26, 31 and 32, Plan, 20M-1034City of BurlingtonIntroductionKorsiak Urban Planning has been retained by 1621158 Ontario Ltd. (Emery Investments) to preparethis Planning Justification Brief in support of a Draft Plan of Subdivision application on lands located atthe north-west quadrant of Appleby Line and Palladium Way in the City of Burlington. It was requestedat the pre-consultation that a Planning Justification Brief be prepared and submitted as part of theDraft Plan of Subdivision Application.The subject lands have been marketed as a single block since 2008 (20M-1034) and have experienceddifficulties securing potential suitors to develop the block in its entirety. As such, a draft plan ofsubdivision is proposed to subdivide the block into smaller, more marketable blocks.Emery Investments has retained the assistance of additional specialized consultants. The followingreports 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 Phase One Environmental Site Assessment Paradigm Transportation SolutionsLimited Soil Engineers Ltd.Planning Justification Brief – 1621158 Ontario Ltd. (Emery Investments)1
Purpose of ReportThe purpose of this Planning Justification Brief is to outline the nature of the proposed plan ofsubdivision and to evaluate the proposal in the context of the policies of the Provincial PolicyStatement, the Region of Halton and the City of Burlington.Site DescriptionThe subject property is located within the Alton Community, west of Appleby Line and north ofPalladium Way. The property is municipally known as 4853 Palladium Way and is approximately 5.2ha in size. The lands have been registered in a plan of subdivision (20M-1034) since May 2008, are flatand 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 siteis served by three local transit routes via the nearby Thomas Alton Boulevard / Appleby Lineintersection (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 – LateNight’ (51) route. Both the ‘Sutton – Alton’ and ‘Appleby – Walkers’ routes connect to the Appleby GOStation while the former also connects the 407 GO Station.Surrounding Land UsesAs 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, acrossAppleby Line include vacant employment and partially developed commercial lands. Adjacent landsto the south, across Palladium Way, are existing commercial lands owned by the applicant and vacantfuture High Density Residential lands owned by Adi Development Group Inc. currently under OfficialPlan Amendment/Zoning By-law Amendment (505-05-15 & 520-08/15) review by the City. The balanceof the Alton Community, west of the subject property, features predominantly low and mediumdensity residential uses built out to Walkers Line, with the exception of a few schools and commercialuses abutting Walkers Line.Planning Justification Brief – 1621158 Ontario Ltd. (Emery Investments)2
droHyAerial PhotorRegionalCommercialHighway 407idoBusinessCorridorRegionalCommercialDundas StreetrrCoAppleby LineWalkers LineSubject LandsKey PlanNTSAdditional LandsOwned By the ApplicantAppleby LineAdditional LandsOwned By ApplicantSubject Landslerd.BlvayonExisting LowDensity reeldalumStkaCordiS:\Korsiak & Company\EMERY\Alton Palladium Way\aerial photo\April 16\Aerial Photo Business Corridor April 14 16.dwg, LCMidVePaoaExisting Medium DensityResidentialiveDrll adExistingMedium DensityResidentialaRFile Number 505-03/15HyVaFutureHigh DensityResidentialiumAdditional LandsOwned By ApplicantScale - 1:2500April 14, 2016206-277 Lakeshore Road EastOakville, Ontario L6J 1H9T: 905-257-0227info@korsiak.comFigure 1AERIAL PHOTO
Development ProposalEmery Investments would like to subdivide the 5.2 ha property into 10 blocks of approximately 0.45ha each to host employment uses. The proposed blocks conform to the existing zoning regulationsregarding 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 theexisting driveway opposite Palladium Way, on lands also owned by Emery Investments, providingaccess to seven blocks (1-7). Access to the balance of the site (blocks 8-10) will be provided by twoadditional entrances, one of which will service two blocks. The proposal provides maximum marketingflexibility as blocks can be sold individually or as multiple blocks, depending on the user’s desired sitesize.Land UseBlocksBlock TotalArea (ha)Business Corridor Blocks1-10104.840.3 m Reserve11-1220.00Entry Feature1310.0020.0 ROW (17m)0.38Totals13135.22Policy FrameworkProvincial Policy StatementThe Provincial Policy Statement (2014) contains policies relating to the management and direction ofland 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 secondunits, affordable housing and housing for older persons), employment (includingindustrial and commercial), institutional (including places of worship, cemeteriesand long-term care homes), recreation, park and open space, and other uses tomeet long-term needs;Planning Justification Brief – 1621158 Ontario Ltd. (Emery Investments)3
Vacant(Future Employment)DRAFT PLAN OF SUBDIVISIONFILEExistingCommercialBlock 120.30mReserveBlock 13EntryFeature1621158 ONTARIO LTD.(EMERY INVESTMENTS)4853 Palladium WayBLOCKS 23, 26, 31 & 32 REGISTERED PLAN 20M - 1034CITY OF BURLINGTONAppleby LineEMERY - ALTON PALLADIUM WAYBlock 30.46 ha(1.13 ac.)Block 40.59 ha(1.46 ac.)ExistingCommercialDundas StreetBlock 110.30mReserveBlock 10.45 ha(1.11 ac.)Block 20.46 ha(1.15 ac.)Highway 407Appleby LineWalkers LineSubject LandsAdditional LandsOwned By the ApplicantKey MapOWNER'S AUTHORIZATIONI HEREBY AUTHORIZE KORSIAK URBAN PLANNING TO PREPARE AND SUBMIT THISDRAFT PLAN OF SUBDIVISION TO THE CITY OF BURLINGTON FOR APPROVAL.R18Existing DrivewaySIGNED1621158 Ontario Ltd. (Emery Investments)620 Wilson Avenue, Suite 401Toronto, ON M3K 1Z3SURVEYOR'S CERTIFICATEI HEREBY CERTIFY THAT THE BOUNDARIES OF THE LANDS TO BE SUBDIVIDED ASSHOWN ON THIS PLAN AND THEIR RELATIONSHIP TO ADJACENT LANDS ARECORRECTLY AND ACCURATELY SHOWN.SIGNEDJ.D. Barnes Limited401 Wheelabrator Way, Suite AMilton, ON L9T 3C1FutureHigh DensityResidentialADDITIONAL INFORMATION (UNDER SECTION 51 (17) OF THE PLANNING ACT)G) SHOWN ON PLANH) MUNICIPAL AND PIPED WATER TO BE PROVIDEDI) CLAY LOAMJ) SHOWN ON PLANK) SANITARY AND STORM SEWERS TO BE PROVIDEDL) SHOWN ON PLANA) SHOWN ON PLANB) SHOWN ON PLANC) SHOWN ON PLAND) SHOWN ON PLANE) SHOWN ON PLANF) SHOWN ON PLANLAND USE dentialArea(ha)BlocksBlockTotalBusiness Corridor Blocks1 - 10104.840.3m Reserve11 - 1220.00Entry Feature1310.0013135.22Land UseBlock 100.59 ha(1.45 ac.)April 28, 2016DATEThomas J. Salb, OLSBlock 80.45 ha(1.12 ac.)Block 90.50 ha(1.23 ac.)May 5, 2016DATERichard Goldberg, CPA, CABlock 70.45 ha(1.12 ac.)PaVacant(Future Employment)Block 50.43 ha(1.06 ac.)Block 60.45 ha(1.11 ac.) length 170.3420STREET "A"20.0m ROW (170m)0.38TotalsNOTES:- Pavement illustration is diagrammatic- Daylight Triangles 3.0m x 3.0mSCALE: 1:1500May 11, 2016Emery\Alton Palladuim Way\Draft Plan\May 16\Draft Plan - May 11 16206-277 Lakeshore Road EastOakville, Ontario L6J 1H9T: 905-257-0227info@korsiak.comFigure 2DRAFT PLAN OF SUBDIVISION
c)avoiding development and land use patterns which may cause environmental orpublic health and safety concerns;d) avoiding development and land use patterns that would prevent the efficientexpansion of settlement areas in those areas which are adjacent of close tosettlement areas;”Policies in the ‘Settlement Areas’ section states:“1.1.3.1Settlement areas shall be the focus of growth and their vitality and regenerationshall be promoted;1.1.3.2Land 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 servicefacilities which are planned or available, and avoid the need for theirunjustified 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 employmentopportunities to the Alton Community. The subject lands are situated in a settlement area which isidentified as an area to be the focus of growth. The proposed development is adjacent to the built outarea and optimizes planned or available infrastructure and public service facilities.Growth Plan for the Greater Golden HorseshoeThe Growth Plan for the Greater Golden Horseshoe is a framework for implementing the Governmentof Ontario's vision for building stronger, prosperous communities by better managing growth in theregion. The subject lands are located within the ‘Designated Greenfield Area’ of the plan. Section2.2.7, 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 communitiesPlanning Justification Brief – 1621158 Ontario Ltd. (Emery Investments)4
b. creates street configurations, densities, and an urban form that support walking,cycling, and the early integration and sustained viability of transit servicesc. provides a diverse mix of land uses, including residential and employment uses, tosupport vibrant neighbourhoodsd. creates high quality public open spaces with site design and urban design standardsthat support opportunities for transit, walking and cycling.”The proposed plan of subdivision will add to the vibrancy of the Alton Community by facilitatingmultiple employment opportunities. Likewise, the proposed development will make use of existinginfrastructure and is transit supportive. Thus, the proposal aligns with the provincial interest.Region of Halton Official PlanThe subject lands are designated ‘Urban Area’ in the Halton Region’s Official Plan. Policies governingthis designation direct future growth to urban areas. Policies relevant to the proposed developmentinclude:72. The objectives of the Urban Area are:72(2)To support a form of growth that is compact and supportive of transitusage and non-motorized modes of travel, reduces the dependence on theautomobile, makes efficient use of space and services, promotes live-workrelationships and fosters a strong and competitive economy;72(10) To provide for an appropriate range and balance of employment usesincluding industrial, office and retail and institutional uses to meet longterm needs.The proposed development conforms to the aforementioned policies of the Region of Halton OfficialPlan by increasing the employment potential of the neighbourhood. The proposal also supports andpromotes 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 PlanThe subject lands are part of the Alton Community Secondary Plan and have since been consolidatedinto the Official Plan as site specific policies. Guiding principles of the Plan include a mixed usecommunity with the following objectives or characteristics: a wide range of employment uses;Planning Justification Brief – 1621158 Ontario Ltd. (Emery Investments)5
neighbourhood and arterial commercial use; a range of housing densities and types; live-workopportunities; a strong design emphasis on the pedestrian environment and public realm; a streetnetwork that is highly interconnected and based on a grid; and transit-supportive collector streetshaving reduced driveway access. To date, development has reflected these policies and will continueto moving forward. The subject lands are located within the City of Burlington’s Employment LandsArea and are designated ‘Business Corridor’ on Schedule ‘B’ of the Official Plan. The objective of thisdesignation is to “provide locations in the City of prestige-type offices and industrial uses that requiregood access and high visibility along major transportation routes”. The draft plan of subdivision isproposed in anticipation that the site will attract a range of permitted employment uses, adding to thevitality of the Alton Community.Zoning By-lawThe subject lands are zoned Business Corridor One Exception 448 (BC1-448). Permitted uses include awide 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 ofsubdivision are within the prescribed zone standards as shown below in Table 3.4.1 of Zoning By-law2020, as amended:LotWidthAreaLot abutting a street adjacent to the Queens Elizabeth Way or Highway 40360 m0.8 haLot abutting Highway 40760 m0.8 haLot abutting all other Streets45 m0.4 haCompatibility with Other UsesThe Ministry of Environment’s (MOE) Guideline D-6 is intended to be applied when a change of landuse is proposed to prevent or minimize future land uses problems due to the encroachment ofsensitive land uses and industrial land uses on one another. It is noted that the proposed developmentdoes 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 existingindustrial facility within the area designated or zoned for industrial land uses, determination of thePlanning Justification Brief – 1621158 Ontario Ltd. (Emery Investments)6
potential influence area shall be based upon a hypothetical ‘worst case scenario’ for which the zonedarea is committed”.As such the industrial uses permitted on the subject lands are non-obnoxious in nature and can beclassified as ‘Class I Industrial Facilities’ as they have a low probability of adversely effecting nearbysensitive lands. Likewise, the adjacent residential lands to the west and future residential lands to thesouth are adequately buffered from the subject property by Palladium Way. Furthermore, theproposal is consistent with the land use policies of the Alton Community Secondary Plan. As no changein use is requested, it is our opinion that a comprehensive Sensitive Land Use (Risk Assessment) Reportis not required.Planning OpinionThe proposed Zoning By-law amendment is justified and represents good planning for the followingreasons:1. The proposal conforms to the Provincial Policy Statement, Regional Official Plan and LocalOfficial Plan;2. The proposed blocks conform to the existing zoning regulations regarding minimum lot widthand area;3. Future employment uses that will occupy the blocks in the draft plan of subdivision are in thepublic 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 thatsupport and promote the use of transit;5. The proposal supports the overall Alton Community neighbourhood structure;6. The proposed development is readily serviced; and7. The proposal is compatible with existing and planned uses.Planning Justification Brief – 1621158 Ontario Ltd. (Emery Investments)7
Planning Justification Brief – 1621158 Ontario Ltd. (Emery Investments) 2 Purpose of Report The purpose of this lanning Justification P 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 .
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