PLANNING JUSTIFICATION REPORT
|
|
- Anissa Wilcox
- 5 years ago
- Views:
Transcription
1 PLANNING JUSTIFICATION REPORT PREPARED FOR: CAMBRIDGE HINDU SOCIETY BOXWOOD DRIVE, CHERRY BLOSSOM AND ROYAL OAK ROAD, CAMBRIDGE PREPARED BY: HANS MADAN, MPA, MCIP, RPP 330 F TRILLIUM DRIVE KITCHENER, ONTARIO N2E 3J2 PHONE: FAX: DATE: JULY 21, 2017 PROJECT : CHS
2 TABLE OF CONTENTS 1. INTRODUCTION 3 2. SITE DESCRIPTION 3 3. PROPOSAL 4 4. PROVINCIAL POLICY STATEMENT (2014) AND GROWTH PLAN FOR THE GREATER GOLDEN HORSESHOE (2017) 5 5. REGION OF WATERLOO OFFICIAL PLAN (2010) 6 6. CITY OF CAMBRIDGE OFFICIAL PLAN (2012) 8 7. ZONING BY-LAW PRE-CONSULTATION & REPORTS JUSTIFICATION CONCLUSION 15 APPENDIX A PROPOSED SITE PLAN APPENDIX B RECORD OF PRE-SUBMISSION CONSULTATION Page 2 of 16
3 1. INTRODUCTION Cambridge Hindu Society owns a property bounded by Cherry Blossom Road, Royal Oak Road and Boxwood Drive, Cambridge, Ontario. The Society wishes to build and a place of worship and operate it under the name Radha Krishna Mandir. It has submitted an application for a site specific amendment to the zoning by-law to the City of Cambridge to allow the proposed use. This report has been prepared to provide details and justification for the proposal. 2. SITE AND AREA DESCRIPTION The subject property is bounded by public streets on all sides namely Cherry Blossom Road, Royal Oak Road and Boxwood Drive, in the City of Cambridge, Region of Waterloo. The property is legally described as Part of Lot 27; Beasley s Broken Front Concession and also described as Part 11 Plan 67R The property has a frontage of metres on Boxwood Drive and flankage of metres on Cherry Blossom Road & metres on Royal Oak Road respectively and an area of ha. The property is located to the south of the North Cambridge Industrial Area. To the northwest, north of Cherry Blossom Road and west of Boxwood Drive is the Toyota Motor Manufacturing plant. The lands immediately to the north of Cherry Blossom Road and east of Boxwood Drive are open space lands and further to the north the lands are under development with industrial uses. The property surrounded on all other sides by residential uses that were developed over time and on private services. Page 3 of 16
4 Aerial photo: subject property (source: Region of Waterloo GIS map) 3. PROPOSAL The proposal is to construct a place of worship (Mandir) with a floor area of approximately 557m 2 on the main floor and similar size floor area in the basement. The main floor area would have the prayer hall and ancillary uses such as reception, coat room, elevators and barrier free washroom etc. The lower basement level also has a large hall which would be used for weddings and similar functions and serving food. It also has a small stage for performance by children and other ancillary uses. However, the lower level would be used only in conjunction with the upper floor and by the same people who attend the prayer hall for eating and other small functions. Both floors are not expected to be used at the same time. The floor layout and elevation plans and rendering are included in attached Appendix A. Page 4 of 16
5 Figure 1: Site Plan 4. PROVINCIAL POLICY STATEMENTS & THE GROWTH PLAN The Provincial Policy Statement (PPS), 2014 that replaced and builds on the 2005 PPS came into effect on April 30 th, It is applicable to all applications made under The Planning Act. The PPS is a comprehensive statement of Provincial Policies and matters of Provincial interest related to land use planning and development. Its main objective is to achieve efficient land use and development patterns; to support sustainability by promoting strong, livable, healthy, complete and resilient communities; protecting the environment and public health and safety; and facilitating economic growth. It encourages development of complete communities that includes among other matters services such as a Place of Worship. Page 5 of 16
6 In addition to the PPS, the Province has recently issued a new Growth Plan for the Greater Golden Horseshoe (Growth Plan) under the Places to Grow Act, The new Plan replaces the 2005 Growth Plan and came into effect on July 1, 2017 The 2017 Growth Plan is similar to the 2005 Plan. It stipulates locations and densities for new developments that must be met in order to reduce consumption of farmland by directing and intensifying growth to the built up areas and maximizing the use of existing infrastructure. One of the guiding principles of the Growth Plan is to Build compact, vibrant and complete communities. The Plan makes enhancements to the requirements over the 2005 Plan, sets higher density targets and protection of natural, environmental and cultural features. One of the key guiding principles of the 2017 Plan is to build complete communities. Both the PPS and Growth Plan are implemented by providing appropriate policies in the local Official Plans such as Region of Waterloo and the City of Cambridge Official Plans as discussed later in this report. In my opinion the proposal is consistent with the PPS and conforms to the Growth Plan as it is allowed under both the official plans and will help in building of complete communities. 5. REGION OF WATERLOO OFFICIAL PLANS The site is designated Built-Up Area (see Figure 2) under the 2010 Region of Waterloo Official Plan (ROP). The ROP also allows all types of urban uses including a place of worship provided it complies with the local official plan, as discussed alter in this report under the appropriate heading. The site is not located within the Source Water Protection Area under ROP is shown in figure 3. Page 6 of 16
7 SUBJECT SITE Figure 2: Excerpt from the ROP Map 3a Urban Area Figure 3: Excerpt from the ROP Map 6a Urban Area Source Water Protection Areas Page 7 of 16
8 6. CITY OF CAMBRIDGE OFFICIAL PLAN The site is located within Built Up Area (Provincial Plan) on Map 1A Urban Structure and designated as Future Urban Reserve on Map 2 General Land Use Map in the 2012 City of Cambridge Official Plan (see Figure 4). * SUBJECT SITE Figure 4: Excerpt from the Cambridge Official Plan (2012) Map 2 General Land Use Map A place of worship is permitted in this designation under policy Uses Permitted in All Designations provided it meets other policies as discussed below. It meets polices set out in as follows: The above policy notes that the City will provide institutional and other similar uses in order to help achieve complete communities while encouraging these facilities to locate in the Urban Growth Centre, Community Core area, Nodes and Regeneration Areas, Reurbanization Corridors and Major Transit Station Areas. The proposed use while not located in any of these areas never the less will assist in building complete community. Building a place of worship in such areas is quite cost prohibitive based on land area Page 8 of 16
9 required and land prices. Very few, if any, places of worship are being built in such areas. The Cambridge Hindu Society, prior to purchasing current site, had undertaken extensive search, bid on some properties that had come on the market without any success. The Society has also been looking for a site since the purchase of the subject site again without any success. It should be noted that the policy only encouraged to located in the described areas. The Policy states that the City may take actions to facilitate or encourage the establishment of a range of institutional uses in appropriate locations. In my opinion it means that it can be located in other areas as well. The compatibility requirements of sub policies 2, 3 & 4 are discussed later in the report. Policy This policy sets out the criteria to evaluate compatibility with surrounding uses are discussed below: a) The proposed building is proposed on a parcel of land that is separated by public streets on all sides. The massing and scale of the building is appropriate for the site. The height of the building would be similar to many industrial buildings, and generally similar to a two story residential dwellings. The type of building materials have not been decided yet but would be similar to other buildings in the area and the Mandir s architectural character will be compatible with adjacent uses as there is mixture of height and material design used on adjacent industrial and residential uses. b) Preservation and protection of the natural open space system, cultural heritage resources, views and vistas is not expected to be comprised by the proposal or bundling location. A Tree Management Plan has been prepared by a qualified professional that supports the proposal. c) Continued viability of neighbouring uses is not expected to be impacted by the proposed use, as it is proposed on full municipal services and separated by public streets from other uses etc. d) Proposed place of worship has been designed to address the pedestrian and vehicles movements/linkages to minimize impact on neighbouring uses. The Page 9 of 16
10 previously proposed access on Royal Oak Road has been removed and relocated on Cherry Blossom Road. The Main access is on Boxwood Drive where only one other access is located. It is our opinion that both Boxwood Drive and Cherry Blossom Roads can handle the projected traffic. Parking proposed will exceed the requirements of the Zoning By-law thus eliminating the need for on street parking. e) The property is of sufficient size and separated from other uses and should not have any sun/shadow effects, wind effects, signage, lighting, building orientation and buffering of existing uses. The site plan not only complies but substantially exceeds landscaping and setback requirements. f) There is no sub policy in the Official Pan. g) No odour, dust or emission impacts are anticipated from the proposal. h) While there would be occasional, evening use, similar to any other place of worship, majority of the activities would take place during day time. The main service is held on Sunday s from approximately 10am to 1pm. i) The site has vehicular access on two public streets with sufficient capacity and no traffic impacts are anticipated. Further, the primary services are anticipated on Sundays or weekends when majority of the industrial uses will not be operating. j) The Mandir would be separated from industrial uses by public streets and should not be impacted from these uses. A stationary noise study has been prepared by a qualified professional that supports the proposal and confirms that there should be no impact on the Mandir use. 7. CITY OF CAMBRIDGE ZONING BY-LAW The subject property is zoned (E) A1 under the City of Cambridge Zoning By-law (see Figure 5). A place of worship is not permitted in this designation and an amendment to the By-law is required to allow the proposed use of a Place of Worship. In the surrounding area the Toyota Motor Corporation property to the northwest is zoned M3. The property on the east side of Boxwood Drive and east of Cherry Blossom Road is zoned OS1, The industrial properties further to the north and east of the open space are zoned M3. The rural residential properties to west, east and south are zoned R1 Page 10 of 16
11 SUBJECT SITE Figure 5: Excerpt from the City of Cambridge Zoning By-law Map C6 8. PRE-CONSULTATION A new Pre-Consultation was undertaken on January 26, 2017 with the City of Cambridge Planning Department and the Subdivision Coordinating Committee on behalf of the Cambridge Hindu Society. A copy of the letter summarizing the comments of the committee is attached as Appendix B. The following reports/studies were required as part of a complete application: Planning Justification Report (with specific analysis to the above-noted) Parking Needs/Utilization Study (Scope to be discussed with Transportation) Stationary Noise Assessment (For the proposed use) Tree Management Plan Functional Servicing Report Site Servicing/Site Grading Plans Stormwater Management Plan Page 11 of 16
12 Site Plan Drawing Floor Plans (show uses proposed within the building). Building elevations This Planning Justification Report has been prepared and is being submitted to comply with the above requirement with the zone change application. All the remaining studies and plans, except parking study, have also been prepared and submitted with the application. All of these support the project. A parking study is not being submitted as discussed later in this report. Functional Servicing Report The Functional Servicing Report has been prepared and submitted with the application. A summary of the recommendations are provided below: The Functional Servicing Report for the Cambridge Hindu Mandir holdings, addressed the key servicing requirements for servicing of the proposed development. Services considered are: Sanitary sewers - 200mm sanitary connection to City sewer on Boxwood Drive Water supply a 150 mm connection to the existing 450mm City trunk on Cherry Blossom Drive. This will serve for fire and domestic use Storm-water management m3 of storage is provided with a 130 mm orifice to manage the stormwater runoff from the development. A STC 300 proposed for water quality, Runoff from the site will be conveyed to the existing culvert outlet across Royal Oak Drive. Grading consist with the natural grade of the lands. Stationary Noise Assessment A Stationary Noise Assessment has been prepared by RWDI and support the proposal. Its recommendations are provided below: Road traffic analysis demonstrates that it is feasible to develop the site for the proposed place of worship with suitable construction. This construction would provide for the future installation of air conditioning and would meet OBC requirements for wall and window constructions. The following Noise Warning Clause Type C would be required: Page 12 of 16
13 This dwelling unit has been designed with the provision for adding central air conditioning at the occupant s discretion. Installation of central air conditioning by the occupant in low and medium density developments will allow window and exterior doors to remain closed, thereby ensuring that the indoor sound levels are within the sound level limits of the Municipality and the Ministry of the Environment and Climate Change. Information provided by the nearby Toyota Motor Manufacturing Canada demonstrates that compliance will be achieved for stationary sources, at the proposed development. It is predicted that applicable limits will be met during all periods of the day. Stationary source of sound does not therefore restrict the feasibility of this development. Parking Needs/Utilization Study The site exceeds the parking requirements of the Zoning By-law. Further, the President of the Mandir, with assistance from others has checked the parking use at current location of the Mandir at 67 Old Mill Road, Cambridge on numerous Sunday's, when the largest gathering takes place. On most Sundays the number of cars parked on the site or adjacent streets is between 20 to 25. On rare occasions, when biggest holidays or festivals are observed that this number is exceeded, but a number over 100 has never been observed. The site plan proposes a total of 102 parking spaces which is substantially more than the current use and almost twice the Zoning By-law requirement. Further, it should be noted that both floors are not used at the same time. The Prayers and wedding ceremonies are held on the main level and then same people go to the lower level for food etc. There would be some functions, such as children performance etc at the lower level but the main floor is not likely to be used at the same time. Similarly, the meetings rooms for the most part will not be in use concurrently. On rare occasions that these may be in use it is not likely that there would a large gathering in the main hall. In any case, the parking far exceeds the requirement and not expected to be an issue. Based on the above it is respectfully submitted that the proposal provides sufficient parking and a study is neither required nor justified. Page 13 of 16
14 Tree Management Plan A Tree Management Plan has been prepared by MacKinnon & Associates and supports the proposal. The plan s recommendation for preservation or removal of the trees will be followed and implemented during the development of the site. 9. JUSTIFICATION In my opinion the proposal is consistent with the PPS and conforms to the Growth Plan as follows: (i) the site is located in the Built Up Area under the Regional Official Plans and designated Future Urban Reserve under the City of Cambridge Official Plan both of which permit the proposed use; (ii) the project is an infill development that uses an unused vacant parcel; (iii) the project is isolated from both residential and industrial uses by public streets that provide a good buffer and separation and thus will be compatible with adjacent land uses; (iv) the proposal will be on full municipal services and all of the required municipal infrastructure and other services are either available or will be made available to the proposal; (v) the proposal will assist in providing complete communities by providing a service for a segment of the Cambridge residents; (vi) based on the adjacent existing uses in the area the use of the property for either residential or industrial uses will likely have negative impacts, whereas a place of worship is a good transitional use between industrial and residential uses; (vii) In addition to the Mandir use by the Hindu community, it would be open to all and provide facility for use by neighbours and others in the community; Page 14 of 16
15 (viii) one of the key tenets of the Society is to provide food and assistance to homeless & people in need in the community and having a suitable building will help fulfill this tenet; and (ix) The Mandir will provide economic benefits to the City, whenever out of town invitees and guest lecturers, to the facility, they will use hotels, purchase food, gas etc. 10. CONCLUSION The proposal to develop the site is consistent with PPS, conforms to the Growth Plan and complies with the Region of Waterloo & City of Cambridge Official Plans polices as outlined under respective documents above. The proposal will be on full municipal services and can be undertaken without any additional expenses on the part of the municipalities for infrastructure purposes. It will optimize the use of existing municipal infrastructure. Also, it would provide a needed facility for current and future Cambridge Hindu residents. The current facility is small and obsolete and a new larger and a more modern facility is badly needed. The Society has been searching for an appropriate location, either existing building or vacant site and has not been able to find a suitable location. The proposed site is located at an ideal location and best suited for its use. Even though public transit is not available at the site at this time it is quite likely such service may be extended to the area in the future to service the existing and proposed employment and other uses in the area. Further, public transit is not available to its current location at 67 Old Mill Road. In order to address this, the members of the Society pool transportation and provide rides for those members who do not own their vehicles or are not able to drive. In conclusion, it is my professional opinion that the proposal is an appropriate use for the site and is not expected to have any negative impact on any of the surrounding properties. Further, the site is surrounded by industrial and employment uses to the north and residential uses on all other sides. It would be difficult to develop the site for a use that would be more compatible with existing uses. A residential use on this site will be affected by the existing and proposed industrial uses and an industrial use will impact existing Page 15 of 16
16 residential uses. The designation of the site Future Urban Reserve under the 2012 Cambridge Official Plan is evidence of this. A place of worship, in my opinion would be a good transitional use between industrial and residential uses. Hans Madan, BES, MPA, MCIP, RPP Page 16 of 16
K. SMART ASSOCIATES LIMITED
Planning Justification Report Zoning By-Law Amendment 185 King Street North Waterloo, Ontario April 7th, 2017 Project Reference Number 16-245 K. SMART ASSOCIATES LIMITED CONSULTING ENGINEERS AND PLANNERS
More informationMEMORANDUM. Date: January 16, Planning & Development Committee. From: Michael Di Lullo, City Clerk
MEMORANDUM Date: January 16, 2018 To: Planning & Development Committee From: Michael Di Lullo, City Clerk Re: Items Further to the Agenda January 16, 2018 Delegations 1. Dwarka Persaud, President, Lebreche
More informationFigure 1- Site Plan Concept
Figure 1- Site Plan Concept Parking will be provided underground on three levels at rate of 1.0 space/ unit; this rate includes all visitors parking. MMM Group has prepared a parking assessment (April,
More informationPLANNING JUSTIFICATION REPORT
PLANNING JUSTIFICATION REPORT 55 DELHI STREET CITY OF GUELPH PREPARED FOR: VESTERRA PROPERTY MANAGEMENT PREPARED BY: LABRECHE PATTERSON & ASSOCIATES INC. SCOTT PATTERSON, BA, CPT, MCIP, RPP PRINCIPAL,
More informationReport Regarding Site Plan Control for 55 Wellspring Way (File No. SP-06-16)
Report Regarding Site Plan Control for 55 Wellspring Way (File No. SP-06-16) Executive Summary: The purpose of this report is to provide Council with information regarding site plan control under Section
More informationONTARIO MUNICIPAL BOARD
PL 120483 ONTARIO MUNICIPAL BOARD Applicant/Appellant: 2124123 Ontario Limited Subject: OPA, Rezoning and Draft Plan of Subdivision Municipal Address: 3940 Highway 7 East Municipality: City of Markham
More informationThe Corporation of the TOWN OF MILTON
Report to: From: Chair & Members of the Administration & Planning Standing Committee W.F. Mann, Director of Planning and Development Date: April 16, 2012 PD 022-12 (Z19/11) Subject: Technical Report Proposed
More information2136 & 2148 Trafalgar Road Town of Oakville Region of Halton
PLANNING JUSTIFICATION REPORT 2136 & 2148 Trafalgar Road Town of Oakville Region of Halton Zoning By-Law Amendment Application 2500674 Ontario Inc. November 2016 Table of Contents Page 1.0 Location/Summary
More informationTrafalgar Road Corridor Planning Study Open House
Trafalgar Road Corridor Planning Study Open House June 24, 2013 6:30-8:30 p.m. Oakville & Trafalgar Rooms Overview The Livable Oakville Plan identifies the lands along Trafalgar Road, between the QEW and
More informationPLANNING JUSTIFICATION REPORT
80 & 85 MUNCH AVENUE CITY OF CAMBRIDGE PREPARED FOR: REID S HERITAGE HOMES ON BEHALF OF NORRICH WEST INC. PREPARED BY: LABRECHE PATTERSON & ASSOCIATES INC. VICTOR LABRECHE, MCIP, RPP PRINCIPAL, SENIOR
More information150 Eighth Street Zoning By-law Amendment Application Preliminary Report
REPORT FOR ACTION 150 Eighth Street Zoning By-law Amendment Application Preliminary Report Date: March 27, 2019 To: Etobicoke York Community Council From: Director, Community Planning, Etobicoke York District
More informationURBAN DESIGN BRIEF URBAN DESIGN BRIEF 721 FRANKLIN BLVD, CAMBRIDGE August 2018
URBAN DESIGN BRIEF URBAN DESIGN BRIEF 721 FRANKLIN BLVD, CAMBRIDGE August 2018 DESIGN BRIEF CONTENTS PART A 1.0 INTRODUCTION 2.0 DESCRIPTION & ANALYSIS OF SITE CONTEXT 3.0 DESIGN CONSTRAINTS AND OPPORTUNITIES
More informationPlanning and Growth Management Committee. Chief Planner and Executive Director, City Planning Division. Pg12013 (File No NNY 34 OZ)
865 York Mills Road Official Plan Amendment Application Preliminary Report STAFF REPORT ACTION REQUIRED Date: February 28, 2012 To: From: Wards: Reference Number: Planning and Growth Management Committee
More information12 AMENDMENT NO. 149, TOWN OF MARKHAM HIGHWAY 404 NORTH SECONDARY PLAN
12 AMENDMENT NO. 149, TOWN OF MARKHAM HIGHWAY 404 NORTH SECONDARY PLAN The Planning and Economic Development Committee recommends the adoption of the recommendation contained in the following report August
More information178 Carruthers Properties Inc.
178 Carruthers Properties Inc. Planning Rationale for 178 Carruthers Avenue Site Plan Control Application June 2014 Table of Contents 1.0 Introduction 2.0 Overview of Subject Property 3.0 Current Zoning
More information8 Oak Street - Official Plan and Zoning By-law Amendment Application - Preliminary Report
STAFF REPORT ACTION REQUIRED 8 Oak Street - Official Plan and Zoning By-law Amendment Application - Preliminary Report Date: March 17, 2014 To: From: Wards: Reference Number: Planning and Growth Management
More informationOfficial Plan Review: Draft Built Form Policies
PG.30.1 REPORT FOR ACTION Official Plan Review: Draft Built Form Policies Date: May 15, 2018 To: Planning and Growth Management Committee From: Chief Planner and Executive Director, City Planning Division
More informationTHE CITY OF VAUGHAN BY-LAW BY-LAW NUMBER
THE CITY OF VAUGHAN BY-LAW BY-LAW NUMBER 123-2013 A By-law to designate the whole of the City of Vaughan as a Site Plan Control Area, and to adopt site development guidelines and rules of procedure for
More information1120 Haist Street - Pelham Arena Community Co-Design Recommendation Report Haist Street - Pelham Arena Community Co-Design Recommendation Report
1120 Haist Street - Pelham Arena Community Co-Design Executive Summary: In May, 2017 the Town retained the services of The Planning Partnership to undertake a community design charrette process to determine
More informationMaster Environmental Servicing Plan & Secondary Plan
1 East Side Lands Stage 2 Master Environmental Servicing Plan & Secondary Plan Public Consultation Centre #4 March 20, 2018 Welcome! Today s Agenda Please sign in at the registration table. 6:00 pm 6:30
More information280 Manse Road - Official Plan Amendment, Zoning Amendment, Draft Plan of Subdivision Applications - Preliminary Report
STAFF REPORT ACTION REQUIRED 280 Manse Road - Official Plan Amendment, Zoning Amendment, Draft Plan of Subdivision Applications - Preliminary Report Date: March 11, 2014 To: From: Wards: Reference Number:
More information11.4 Highway 400 North Employment Lands Secondary Plan APPROVED BY THE ONTARIO MUNICIPAL BOARD ON NOVEMBER 21, 2011
11.4 Highway 400 North Employment Lands Secondary Plan APPROVED BY THE ONTARIO MUNICIPAL BOARD ON NOVEMBER 21, 2011 11.4.1 General 11.4.1.1. as approved by the Ontario Municipal Board on November 21, 2011,
More informationDesign Brief and Planning Rationale. for Site Plan Control Application. Harmony Subdivision, Stage 1, Block 104
Design Brief and Planning Rationale for Site Plan Control Application Harmony Subdivision, Stage 1, Block 104 4025 Strandherd Drive, Minto Communities Inc. Prepared By: NOVATECH Suite 200, 240 Michael
More informationPlanning Assessment Report. Southeast Corner of John Street West & Victoria Street, Niagara-on-the-Lake April, Planning & Design Inc.
Planning Assessment Report Southeast Corner of John Street West & Victoria Street, Niagara-on-the-Lake April, 2016 Planning & Design Inc. TABLE OF CONTENTS 1! Introduction... 1! 1.1! Purpose... 1! 1.2!
More information[PLANNING RATIONALE] For Site Plan Control and Lifting of Holding Zone By-Law 101 Champagne Avenue. May 23, 2014
[PLANNING RATIONALE] For Site Plan Control and Lifting of Holding Zone By-Law 101 Champagne Avenue May 23, 2014 Contents 1.0 Introduction... 2 2.0 Site Context... 2 2.1 Adjacent Uses... 2 Figure 1: Site
More informationOfficial Plan Review
Official Plan Review Summary Report - The Built Environment August 2014 Part 1: Introduction Planning for a healthy, prosperous and sustainable community is an important goal for our municipality. From
More informationand services The protection and conservation of environmentally significant and sensitive natural heritage features and functions.
6. Land Use 6.0 Preamble A healthy and livable city is one in which people can enjoy a vibrant economy and a sustainable healthy environment in safe, caring and diverse neighbourhoods. In order to ensure
More information141 GEORGE STREET PLANNING RATIONALE
141 GEORGE STREET PLANNING RATIONALE MINOR ZONING BY-LAW AMENDMENT NOVEMBER 2, 2016 PLANNING RATIONALE 223 McLeod Street Ottawa, ON K2P 0Z8 613.730.5709 fotenn.com INTRODUCTION FOTENN Consultants is acting
More information20 & 30 Frank Nighbor Place
Engineering Land / Site Development Municipal Infrastructure Environmental / Water Resources Traffic / Transportation Structural Recreational Planning Land / Site Development Planning Application Management
More informationROAD CLOSURE AND LAND USE AMENDMENT SILVER SPRINGS (WARD 1) NORTHEAST OF NOSEHILL DRIVE NW AND SILVER SPRINGS ROAD NW BYLAWS 2C2018 AND 29D2018
Page 1 of 19 EXECUTIVE SUMMARY This application proposes redesignating two parcels in the community of Silver Springs from Special Purpose Future Urban Development (S-FUD) District and undesignated road
More informationURBAN DESIGN BRIEF. 2136&2148 Trafalgar Road. Town of Oakville
URBAN DESIGN BRIEF 2136&2148 Trafalgar Road Town of Oakville Prepared By: METROPOLITAN CONSULTING INC For 2500674 Ontario Inc November 2016 TABLE OF CONTENTS Page No. 1.0 Introduction/Description of Subject
More information6 Growth Management Challenges and Opportunities
6 Growth Management Challenges and Opportunities The Town has established a goal of attaining a 50% participation rate with respect to employment opportunities versus residential population. The Town s
More informationPlanning Rationale Fernbank Road, Ottawa. Major Zoning By-law Amendment and Site Plan Control Application Ontario Inc.
Planning Rationale Major Zoning By-law Amendment and Site Plan Control Application 5264 Fernbank Road, Ottawa 1872089 Ontario Inc. March 2014 Planning Rationale Major Zoning By-law Amendment and Site Plan
More informationPublic Storage Self-storage Facility (Warehouse)
Public Storage Self-storage Facility (Warehouse) 3545 St. Joseph Boulevard Planning Rationale PREPARED FOR: Maple Reinders Constructors Ltd. 2660 Argentia Road Mississauga, Ontario L5N 5V4 PREPARED BY:
More informationProposed UHAUL Burlington Interior Self Storage & Vehicle Rental Facility
Proposed UHAUL Burlington Interior Self Storage & Vehicle Rental Facility AMERCO Real Estate / UHAUL Co. 3267 Mainway Rd. Burlington, Ontario April, 2018 Prepared By: Strategy4 Inc. 1. Introduction: The
More informationPlanning Justification Brief
Planning Justification Brief Proposed Re-Zoning Halton Catholic District School Board 302, 312, 324, 332 Rebecca Street Lots 4, 5, 6, & 7 and Blocks A & B Registered Plan 552 May 2017 Introduction Strategy
More informationYONGE STEELES CORRIDOR SECONDARY PLAN. Young + Wright / IBI Group Architects Dillon Consulting Ltd. GHK International (Canada) Ltd.
PART A: PREAMBLE 1.0 PURPOSE The purpose of this Secondary Plan is to provide a development framework for intensification of the Yonge/ Steeles corridor including the north side of Steeles Avenue West
More information646 Kingston Road - Official Plan Amendment and Zoning Amendment Applications - Preliminary Report
STAFF REPORT ACTION REQUIRED 646 Kingston Road - Official Plan Amendment and Zoning Amendment Applications - Preliminary Report Date: December 8, 2014 To: From: Wards: Reference Number: Toronto and East
More informationand Richmond Street West - Official Plan Amendment Application - Preliminary Report
STAFF REPORT ACTION REQUIRED 822-838 and 860-862 Richmond Street West - Official Plan Amendment Application - Preliminary Report Date: August 14, 2017 To: From: Wards: Reference Number: Toronto and East
More informationVILLAGE OF BOLTON HERITAGE CONSERVATION DISTRICT PLAN
Page 1 1. INTRODUCTION AND BACKGROUND 1.1 THE PROJECT VILLAGE OF BOLTON HERITAGE CONSERVATION DISTRICT PLAN TERMS OF REFERENCE The Town of Caledon (Town) is a large, predominantly rural municipality with
More information9 CITY OF VAUGHAN OFFICIAL PLAN AMENDMENT NO BOCA EAST INVESTMENTS LIMITED
9 CITY OF VAUGHAN OFFICIAL PLAN AMENDMENT NO. 631 - BOCA EAST INVESTMENTS LIMITED The Planning and Economic Development Committee recommends the adoption of the recommendations contained in the following
More informationPOLICY AMENDMENT AND LAND USE AMENDMENT TUXEDO PARK (WARD 9) CENTRE STREET N AND 26 AVENUE NE BYLAWS 36P2017 AND 234D2017
Page 1 of 11 EXECUTIVE SUMMARY This application proposes to redesignate a single parcel of land in the Community of Tuxedo Park from Commercial Corridor 2 (C-COR2 f1h10) District to Mixed Use Active Frontage
More informationPORT WHITBY COMMUNITY
PORT WHITBY COMMUNITY SECONDARY PLAN UPDATE COMMUNITY IMPROVEMENT PLAN URBAN DESIGN GUIDELINES September 2015 DRAFT PROPOSED AMENDMENT NUMBER # to the Whitby Official Plan PURPOSE: The intent of this Amendment
More informationSustainable Growth. Sustainable Growth
2 Sustainable Growth Sustainable Growth SUSTAINABLE GROWTH 2.1 COMMUNITY VISION... 2-5 2.2 THE CITY SYSTEM... 2-7 2.2.1 AREAS... 2-7 2.2.2 CITY-WIDE SYSTEMS... 2-8 2.2.3 PROVINCIAL PLAN BOUNDARIES AND
More information4780 Eglinton Avenue West - Zoning By-law Amendment and Draft Plan of Subdivision Applications - Preliminary Report
STAFF REPORT ACTION REQUIRED 4780 Eglinton Avenue West - Zoning By-law Amendment and Draft Plan of Subdivision Applications - Preliminary Report Date: May 29, 2014 To: From: Wards: Reference Number: Etobicoke
More informationI. Introduction. Prior Approvals
Statement of Justification First National Bank 19790 Crystal Rock Drive, Germantown, Maryland Application for Site Plan and Limited Preliminary Plan Amendment I. Introduction DPH Architecture, for First
More informationPlanning Justification Report
Planning Justification Report Application for Draft Plan of Subdivision, Official Plan Amendment and Zoning Bylaw Amendment for Lift of Hold Proposed Residential Development Part of Lots 34 & 35, Concession
More informationUrban Design Manual PLANNING AROUND RAPID TRANSIT STATIONS (PARTS) Introduction. Station Study Areas
111111 PLANNING AROUND RAPID TRANSIT STATIONS (PARTS) Introduction The ION rapid transit system will link Waterloo, Kitchener and Cambridge through a central transit corridor (CTC). There are a number
More informationBressa Developments Limited. Planning Justification Report. Revised Draft Plan of Subdivision and Zoning By-Law Amendment
Bressa Developments Limited Revised Draft Plan of Subdivision and Zoning By-Law Amendment Planning Justification Report Part of Lots 7 & 8 Concession 1, North of Dundas Street Town of Oakville September,
More information2. Shaping Waterloo Region s Urban Communities
2. Much of the region s growth over the past several decades has occurred in suburban areas that separated where people live from where they work and shop. This pattern of growth has increased the need
More informationTABLE OF CONTENTS 1.0 INTRODUCTION... 3
TABLE OF CONTENTS 1.0 INTRODUCTION... 3 1.1. BACKGROUND... 3 1.2. THE PROPOSAL... 5 2.0 EXISTING POLICY FRAMEWORK... 5 2.1. PROVINCIAL POLICY STATEMENT (PPS)... 5 2.2. CITY OF LONDON OFFICIAL PLAN (OP)...
More information2450 Victoria Park Avenue Official Plan Amendment Application Preliminary Report
STAFF REPORT ACTION REQUIRED 2450 Victoria Park Avenue Official Plan Amendment Application Preliminary Report Date: December 19, 2012 To: From: Wards: Reference Number: Planning and Growth Management Committee
More informationQueen Street West - Zoning Amendment Application - Preliminary Report
STAFF REPORT ACTION REQUIRED 944-952 Queen Street West - Zoning Amendment Application - Preliminary Report Date: February 6, 2013 To: From: Wards: Reference Number: Toronto and East York Community Council
More informationEglinton Avenue East & 50 Thermos Road - Official Plan Amendment Application Preliminary Report
STAFF REPORT ACTION REQUIRED 1966 2050 Eglinton Avenue East & 50 Thermos Road - Official Plan Amendment Application Preliminary Report Date: March 15, 2016 To: From: Wards: Reference Number: Scarborough
More information6.0 Land Use Policies for Rural Settlements. 6.1 Rural Settlement Strategy
6.0 Land Use Policies for Rural Settlements 6.1 Rural Settlement Strategy INTRODUCTION AMENDMENT NO. 131 PURPOSE Designated rural settlements comprise Rural Clusters, Villages and Serviced Villages as
More informationCommittee of the Whole (Public Hearing) Report
Item:1 Committee of the Whole (Public Hearing) Report DATE: Tuesday, June 05, 2018 WARD: 2 TITLE: OFFICIAL PLAN AMENDMENT FILE OP.17.016 ZONING BY-LAW AMENDMENT FILE Z.17.046 IMPORTANNE MARKETING INC.
More information6 PORT SYDNEY SETTLEMENT AREA
Section 6 Port Sydney Page 61 6 PORT SYDNEY SETTLEMENT AREA 6.1 Basis and Principles Village of Port Sydney Waterfront Community Existing Services 6.1.1 Port Sydney is an historic settlement that has developed
More informationUrban Design Brief. Watson Parkway North & Watson Road North Guelph, Ontario. Prepared by Coletara Development
Urban Design Brief Watson Parkway North & Watson Road North Guelph, Ontario Prepared by Coletara Development December, 2013 Urban Design Brief, Coletara Development 1 Introduction This Urban Design Brief
More information240 and 242 Finch Avenue West Zoning By-law Amendment Application Preliminary Report
REPORT FOR ACTION 240 and 242 Finch Avenue West Zoning By-law Amendment Application Preliminary Report Date: March 1, 2019 To: North York Community Council From: Director, Community Planning, North York
More information6. REGIONAL AND COMMUNITY FACILITIES DESIGNATIONS 6.1. OBJECTIVES FOR REGIONAL AND COMMUNITY FACILITIES LAND USE DESIGNATIONS
6. REGIONAL AND COMMUNITY FACILITIES DESIGNATIONS INTRODUCTION The Regional and land use designations provide the primary locations for uses which satisfy the health, education and other service needs
More informationTelecommunication Facility Policy
Telecommunication Facility Policy September 26, 2016 Table of Contents SECTION 1 Purpose of the Policy SECTION 2 Principles SECTION 3 Designated Municipal Official SECTION 4 Design and Landscaping SECTION
More informationWITNESS STATEMENT Of. Ronald Blake. On behalf of the Intervenor The Corporation of the City of Markham
Filed: 2013-06028 EB-2012-0451 Exhibit L.EGD.COM.2 Page 1 of 7 WITNESS STATEMENT Of Ronald Blake On behalf of the Intervenor The Corporation of the City of Markham In the matter of an application by Enbridge
More informationPlanning & Development. Background. Subject Lands
Planning & Development APPLICATION BRIEFING Prepared For: Planning Advisory Committee Submitted by: Jason Fox, Director of Planning & Development Date: Subject: Development Agreement Application by Brentwood
More informationPlanning Rationale in Support of an Application for Zoning By-Law Amendment. 4495, 4499, 4509 & 4515 Innes Road City of Ottawa
Planning Rationale in Support of an Application for Zoning By-Law Amendment 4495, 4499, 4509 & 4515 Innes Road City of Ottawa Prepared by: Holzman Consultants Inc. Land Development Consultants March 26,
More informationCorporation of the City of Cambridge Planning and Development Committee Meeting No
Corporation of the City of Cambridge Planning and Development Committee Meeting No. 02-19 Historic City Hall - 46 Dickson Street Tuesday, January 29, 2019 7:00 p.m. AGENDA Meeting Called to Order Disclosure
More informationMark-up of the effect of the proposed Bronte Village Growth Area OPA No.18 on the text of section 24, Bronte Village, of the Livable Oakville Plan
Mark-up of the effect of the proposed Bronte Village Growth Area OPA No.18 on the text of section 24, Bronte Village, of the Livable Oakville Plan Notes: This document is provided for information purposes
More information7437, 7439 and 7441 Kingston Road - Zoning By-law Amendment and Site Plan Control Applications - Preliminary Report
STAFF REPORT ACTION REQUIRED 7437, 7439 and 7441 Kingston Road - Zoning By-law Amendment and Site Plan Control Applications - Preliminary Report Date: August 13, 2015 To: From: Wards: Reference Number:
More informationRequest for Decision. Recommendation. Presented: Monday, Jul 07, Report Date Friday, Jun 20, Type: Public Hearings
Presented To: Planning Committee Request for Decision Application for rezoning in order to permit a place of worship on a vacant lot zoned for C1, Local Commercial uses, Cam Street, Sudbury Sitiri Investments
More informationCHAIR AND MEMBERS PLANNING & ENVIRONMENT COMMITTEE JOHN M. FLEMING MANAGING DIRECTOR, PLANNING AND CITY PLANNER
TO: FROM: SUBJECT: CHAIR AND MEMBERS PLANNING & ENVIRONMENT COMMITTEE JOHN M. FLEMING MANAGING DIRECTOR, PLANNING AND CITY PLANNER APPLICATION BY: THE CORPORATION OF THE CITY OF LONDON OUTDOOR PATIOS IN
More informationPlanning Primer Legislative Background, Policy Documents and Development Review Processes. Presented by: Planning Services Date: April 6, 2017
Planning Primer Legislative Background, Policy Documents and Development Review Processes Presented by: Planning Services Date: April 6, 2017 Agenda Legislative Background 7:30 to 8:00 pm Questions 8:00
More informationUrban Design Brief Woodland Cemetery Funeral Home 493 Springbank Drive
Urban Design Brief Woodland Cemetery Funeral Home The Incorporated Synod of the Diocese of Huron April 15, 2016 Urban Design Brief April 15, 2016 TABLE OF CONTENTS Page No. INTRODUCTION... 1 SECTION 1
More information3 TOWN OF WHITCHURCH-STOUFFVILLE OFFICIAL PLAN AMENDMENT NOS. 116 & 117
3 TOWN OF WHITCHURCH-STOUFFVILLE OFFICIAL PLAN AMENDMENT NOS. 116 & 117 The Planning and Economic Development Committee recommends the adoption of the recommendations contained in the following report,
More informationBackground Summary Report
Background Summary Report May 2014 Submitted by Macaulay Shiomi Howson Ltd. In association with AMEC MMM Group Brook McIlroy Inc. Hemson Consulting Ltd. Table of Contents 1. Introduction... 1 2. Why is
More information1.0 Purpose of a Secondary Plan for the Masonville Transit Village
Report to Planning and Environment Committee To: Chair and Members Planning & Environment Committee From: John M. Fleming Managing Director, Planning and City Planner Subject: Masonville Transit Village
More informationURBAN DESIGN BRIEF 181 Burloak Drive, Oakville
URBAN DESIGN BRIEF 181 Burloak Drive, Oakville February 2017 Our File: 1730B 230-7050 WESTON ROAD / WOODBRIDGE / ONTARIO / L4L 8G7 / T: 905 761 5588/ F: 905 761 5589/WWW.MHBCPLAN.COM TABLE OF CONTENTS
More informationCONTENTS 8.0 LAND USE 8.1 GENERAL LAND USE 8.2 RESIDENTIAL 8.3 MIXED USE 8.4 COMMERCIAL 8.5 EMPLOYMENT LANDS
8-2 Land Use 8.0 LAND USE CONTENTS 8.1 GENERAL LAND USE 8.1.1 Uses provided for in all Land Use Designations 8.1.2 Uses prohibited in Hazardous Lands, Hazardous Sites and Special Policy Areas 8.1.3 Uses
More informationMaster Environmental Servicing Plan & Secondary Plan
East Side Lands Stage 2 1 Master Environmental Servicing Plan & Secondary Plan Public Information Centre #1 June 16, 2016 Welcome! Today s Agenda Please sign in at the front desk. 5:30 pm 6:30 pm: Open
More informationA Guide to Open Space Design Development in Halifax Regional Municipality
A uide to Open Space Design Development in Halifax Regional Municipality May 2007 1 Introduction Pursuant to Section 3.5 of the Regional Municipal Planning Strategy (RMPS), subdivision of land may proceed
More informationBloor St. W. Rezoning - Preliminary Report
STAFF REPORT ACTION REQUIRED 1638-1644 Bloor St. W. Rezoning - Preliminary Report Date: April 1, 2008 To: From: Wards: Reference Number: Toronto and East York Community Council Acting Director, Community
More informationPlanning Justification Report for 1888 Gordon Street Guelph, Ontario
Planning Justification Report for 1888 Gordon Street Guelph, Ontario 161401285 Prepared for: The City of Guelph on behalf of Tricar Developments Inc. 3800 Colonel Talbot Road London ON N6P 1H5 Prepared
More information10 COPE DRIVE. May 08, 2018 Planning Rationale and Design Brief. Site Plan Control
10 COPE DRIVE May 08, 2018 Planning Rationale and Design Brief Site Plan Control Prepared for: Taggart Realty Management 225 Metcalfe Street, Suite 708 Ottawa, ON K2P 1P9 taggart.ca Prepared by: Fotenn
More informationCITY OF VAUGHAN EXTRACT FROM COUNCIL MEETING MINUTES OF NOVEMBER 15, 2016
Item 11, Report No. 38, of the Committee of the Whole, which was adopted without amendment by the Council of the City of Vaughan on November 15, 2016. Regional Councillor Di Biase declared an interest
More informationPLANNING RATIONALE 3843 INNES ROAD, ORLEANS 78 UNITS CONDOMINIUM PROJECT MELKART DEVELOPMENTS Inc.
78 UNITS CONDOMINIUM PROJECT MELKART DEVELOPMENTS Inc. 2 PLANNING RATIONALE 78 UNITS CONDOMINIUM PROJECT Proposed at 3843 Innes Road Orleans, Ontario Report Prepared for: Melkart Developments Inc. 3497
More information1071 King Street West Zoning Amendment Application - Preliminary Report
STAFF REPORT ACTION REQUIRED 1071 King Street West Zoning Amendment Application - Preliminary Report Date: August 9, 2012 To: From: Wards: Reference Number: Toronto and East York Community Council Director,
More informationTown of Whitchurch-Stouffville Cultural Heritage Impact Assessment
Revised: March 2012 Town of Whitchurch-Stouffville 1. Purpose of a Heritage conservation involves identifying, protecting and promoting buildings, structures or other elements that have been deemed to
More informationPLANNING RATIONALE FOR ZONING BY-LAW AMENDMENT MINTO COMMUNITIES INC. ARCADIA RESIDENTIAL STAGES 3 & 4 ARCADIA COMMERCIAL STAGE 2 CITY OF OTTAWA
PLANNING RATIONALE FOR ZONING BY-LAW AMENDMENT MINTO COMMUNITIES INC. ARCADIA RESIDENTIAL STAGES 3 & 4 ARCADIA COMMERCIAL STAGE 2 CITY OF OTTAWA Prepared for: MINTO COMMUNITIES INC. 180 Kent Street, Suite
More informationPLANNING REPORT THE CORPORATION OF THE TOWN OF COBOURG
THE CORPORATION OF THE TOWN OF COBOURG PLANNING REPORT TO: Planning & Sustainability Advisory Committee FROM: Glenn J. McGlashon, MCIP, RPP Director of Planning & Development DATE OF MEETING: February
More informationPLANNING JUSTIFICATION REPORT
PLANNING JUSTIFICATION REPORT 556, 560 and 576 Conservation Drive 2115881 Ontario Limited City of Waterloo, Regional Municipality of Waterloo Zoning By-law Amendment Draft Plan of Subdivision July 2016
More informationTable of Contents 1.0 Introduction
Table of Contents 1.0 Introduction..1 2.0 Site Description and Surrounding Land Uses 1 3.0 Redevelopment Proposal..3 4.0 Provincial, Regional and Municipal Policy Context... 10 4.1 The Provincial Policy
More informationBYLAW C A Bylaw of Rocky View County to amend Land Use Bylaw C
BYLAW C-7720-2017 A Bylaw of Rocky View County to amend Land Use Bylaw C-4841-97. The Council of Rocky View County enacts as follows: PART 1 TITLE This Bylaw shall be known as Bylaw C-7720-2017. PART 2
More information1296 Kennedy Road - Zoning Amendment Application - Preliminary Report
STAFF REPORT ACTION REQUIRED 1296 Kennedy Road - Zoning Amendment Application - Preliminary Report Date: January 15, 2016 To: From: Wards: Reference Number: Scarborough Community Council Acting Director,
More informationAddendum to PLANNING JUSTIFICATION REPORT
Addendum to PLANNING JUSTIFICATION REPORT Proposed Mixed Use Development PREPARED FOR PREPARED BY August 1, 2018 TABLE OF CONTENTS Page No. 1.0 INTRODUCTION... 1 1.1 Background... 1 1.2 The Proposal...
More informationReport to: Development Services Committee Report Date: September 11, 2017
~RKHAM Report to: Development Services Committee Report Date: September 11, 2017 SUBJECT: PREPARED BY: Conceptual Master Plan for the Future Urban Area - Community Structure Plan and Key Policy Direction
More informationAPPLICATION BRIEFING Prepared For: Submitted by: Date: Subject:
Planning & Development APPLICATION BRIEFING Prepared For: Submitted by: Date: Subject: Planning Advisory Committee Jason Fox, Director of Planning & Development Development Agreement application by Godfrey
More informationA Growing Community Rural Settlement Areas
Town of Huntsville Official Plan Review - POLICY BACKGROUND PAPER A Growing Community Rural Settlement Areas BACKGROUND: In addition to the fully municipally-serviced Urban Settlement Area and the Hidden
More informationTOWN OF BRUDERHEIM Report to the capital region board
TOWN OF BRUDERHEIM Report to the capital region board Introduction to the Town of Bruderheim Municipal Development Plan amendment and Relation to the CRB Evaluation Criteria 02 march 2017 1 Introduction
More informationPOLICY AMENDMENT AND LAND USE AMENDMENT KILLARNEY/GLENGARRY (WARD 8) NW CORNER OF RICHMOND ROAD AND 33 STREET SW BYLAWS 1P2015 AND 7D2015
Page 1 of 13 EXECUTIVE SUMMARY This application seeks to redesignate an RC-2 (Residential Contextual One/Two Dwelling) parcel to MC-Gd72 (Multi-Residential Contextual Grade-Oriented) to allow for multi-residential
More informationSCHEDULE 'A' TO BY-LAW as Amended by AMENDMENT NO. 90 TO THE WHITBY OFFICIAL PLAN
SCHEDULE 'A' TO BY-LAW 6413-10 as Amended by 6553-11 AMENDMENT NO. 90 TO THE WHITBY OFFICIAL PLAN SECTION A: GROWTH PLAN CONFORMITY PURPOSE: LOCATION: BASIS: The purpose of this Amendment is to: conform
More information8 & 10 Donalda Crescent Official Plan & Rezoning Application Final Report
STAFF REPORT ACTION REQUIRED 8 & 10 Donalda Crescent Official Plan & Rezoning Application Final Report Date: July 26, 2010 To: From: Wards: Reference Number: Scarborough Community Council Director, Community
More informationREPORT PLANNING JUSTIFICATION Hespeler Road City of Cambridge ZONING BY-LAW AMENDMENT. Date: November 2017
PLANNING JUSTIFICATION REPORT ZONING BY-LAW AMENDMENT 256-258 Hespeler Road City of Cambridge Date: Prepared for: 258 Hespeler Cambridge Inc. Prepared by: MacNaughton Hermsen Britton Clarkson Planning
More information