The Corporation of the TOWN OF MILTON

Size: px
Start display at page:

Download "The Corporation of the TOWN OF MILTON"

Transcription

1 Report to: From: Chair & Members of the Administration & Planning Standing Committee W.F. Mann, Director of Planning and Development Date: April 16, 2012 PD (Z19/11) Subject: Technical Report Proposed Amendment to the Zoning By-law by Giuseppe Di Filippo, applicable to lands municipally identified as 1098 Thompson Road to permit the development of a restaurant use with associated drive through service facility use (ie Tim Horton s). RECOMMENDATION: THAT Planning and Development Department Report PD outlining an amendment to the Town of Milton Zoning Bylaw, to change the current zoning Future Development (FD) zone to a site specific Local Commercial (C3*162) on the subject lands in order to permit the development of the lands for the purpose of a restaurant with associated drive through service facility use., BE APPROVED; AND THAT staff be authorized to bring forward an Amending Zoning By-law in accordance with the Draft By-law attached as Appendix 1 to Report PD for Council adoption. EXECUTIVE SUMMARY The Applicant is seeking to rezone a vacant parcel of land in order to accommodate the development of the lands for the purpose of a restaurant and drive through service facility (Tim Horton s). Conclusions and Recommendations: Staff recommends that the application for an amendment to the Zoning By-law, to permit the above noted use, BE APPROVED for the following reasons: 1. The proposal conforms to the Provincial, Regional and Town planning policy and provides for appropriate land uses and development standards which achieve both the built form and functional site design desired.

2 Page No The proposed land uses are compatible with adjacent land uses and appropriate for the use of the subject lands. 3. The proposal provides viable commercial/retail space to meet the needs of Milton s growing population. 4. The proposal meets all of the technical requirements of the affected Departments and other agencies. 5. Any required site design, landscaping and buffering requirements can be enforced through the site plan review process and the associated agreement and performance guarantee (securities). REPORT Background Owner Giuseppe Di Filippo c/o John Paladino, Barrister & Solicitor 447 Speers Road, Unit 200B Oakville, ON. L6K 3S7 Authorized Agent Terry Korsiak, Korsiak & Company Ltd Wyecroft Road, Unit 6 Oakville, ON. L6L 6M8 Location/Description The subject lands have an area of approximately 0.39 hectares (0.96 acres) in size and are located at the northwest corner of Thompson Road and Louis St. Laurent Avenue and are municipally identified as 1098 Thompson Road. The subject lands have been used in the past for agricultural/gardening uses. The location of the property is illustrated on Figure 1. The subject lands are bordered by Bristol District Park to the north and the west, with existing residential uses to the northwest of the park. On the northeast corner of Thompson Road and Louis St. Laurent Avenue is an existing commercial plaza (anchored by the Metro Supermarket). Lands to the south of the subject lands are zoned future development and are included within the Boyne Survey Secondary Plan and are generally vacant and include an existing residential dwelling on the southeast corner of Louis St. Laurent Avenue and Thompson Road.w

3 Page No. 3 The following reports have been submitted in support of the proposed development: Planning Justification Report, prepared by Korsiak and Company, dated February Traffic Impact Study, prepared by MMM Group Limited, dated December Planning Policy Provincial Policy Statement (PPS) (2005) The PPS provides policy direction on matters of provincial interest related to land use planning and development and encourages development to be consistent with the following relevant policies: Settlement areas shall be the focus of growth and their vitality and regeneration shall be promoted. Supports the development of strong communities through the promotion of efficient, cost-effective development and land-use patterns intended to stimulate economic growth. Encourages the provision of sufficient land for industrial, commercial, residential, recreational, open space and institutional uses to meet long term needs. Existing infrastructure and public service facilities should be optimized, wherever feasible, before consideration is given to developing new infrastructure and public service facilities. Efficient use shall be made of existing and planned infrastructure. It is staff s opinion that the proposal achieves the objectives and is consistent with the above noted relevant Provincial policies. Places to Grow Places to Grow is the Ontario government's program to manage growth and development in Ontario in a way that supports economic prosperity, protects the environment and helps communities achieve a high quality of life. The Plan envisages increasing intensification within the existing built up area and states that Official Plan policies should encourage such intensification. The subject property is located within the built up area. It also encourages the development of complete communities with a diverse mix of land uses within a compact development pattern.

4 Page No. 4 In this way a diversity of opportunities for living, working and enjoying culture can be achieved whilst maintaining easy access to local stores and services. Region of Halton Official Plan The proposal has been reviewed within the context of the 2006 Regional Plan. The subject property is located within the Urban Area land use designation. Policy 76 of the Regional Plan states that the range of permitted uses and the creation of new lots will be in accordance with Local Official Plans and Zoning Bylaws. All development, however, shall be subject to the policies of the Plan. Regional staff has indicated that they have no objection to the proposed zoning amendment from a land use perspective. Town of Milton Official Plan/Bristol Survey Secondary Plan The lands are designated Secondary Mixed Use node on Schedule B Urban Area Land Use Plan as well as on Schedule C-6-D of the Bristol Survey Secondary Plan Land Use Plan. The Secondary Mixed Use node provides a range of commercial uses to serve the surrounding residential uses, including a major food store, as well as a location for office and institutional and a full range of residential uses including low, medium and high densities. Policy states that Secondary Mixed Use Nodes within the Urban Expansion Area will require special design standards to ensure their integration with surrounding development, in particular: a) Be oriented to public streets and have a strong street presence b) Incorporate landmarks such church spires, fountains or public art c) Give consideration in design and development to the creation of an environment which is comfortable for the pedestrian and transit supportive. Policy states that new development within the Urban Expansion Area shall include pedestrian walkways, bicycle paths and transit routes and shall address the protection of the physical character of these neighbourhoods through urban design. Policy states that the Secondary Mixed Use Nodes located at Thompson Road and Louis St. Laurent shall be subject to the following exceptions:

5 Page No. 5 a) a total commercial floor space within each Node of up to 14, 464 square metres shall be permitted; and b) unless the total commercial floor space exceeds 14, 464 square metres, the submission of a market impact study shall not be required. Zoning By-law , as amended The subject lands are currently zoned Future Development (FD). The current zoning does not provide for the development of a restaurant and drive thru service facilty. Accordingly, a zoning amendment is required. The amendment is to rezone the lands to a Local Commercial (C3*162) zone. In addition to site specific provisions related to the design and functionality of the site, a site specific provision which requires a minimum of 16 drive through queuing spaces will also be included (See attached Appendix 1). Site Plan Control Should the application be approved, the developer is required to obtain site plan approval prior to building permit issuance. Detailed site plan drawings addressing such matters as building elevations, lot grading and drainage, site design, lighting and landscaping will be required to be submitted for review and approval. The developer will also be required to enter into a site plan agreement with the Town and provide securities to guarantee the completion of works in accordance with the approved drawings. Consultation Public Consultation Notice of a Statutory Public Meeting was circulated to all persons assessed in respect of land within 120 m of the subject property on February 29, 2011 and the Public Meeting was held March 19, No concerns or issues were raised by the public with regards to the proposal. Agency Consultation The application was circulated to internal departments and external agencies and the following Town departments and external agencies had comments: Region of Halton

6 Page No. 6 Regional staff has noted that they have no objection to the proposed zoning amendment. Regional staff are satisfied that the proposed land use is in conformity with the Provincial Policy Statement, Places to Grow Plan, and the Regional Official Plan. Milton Development Engineering Services Development Engineering has reviewed the zoning amendment application, and has no objection to its approval, specific site requirements dealing with stormwater, traffic, transit, servicing, grading and drainage will be dealt with at the site plan approval stage. Further, detailed Engineering comments will be provided at the time of Site Plan review. Community Services Community Services has reviewed the zoning amendment application and have indicated no objection to its approval. Community Services recommends that the pedestrian trail located within the right of ways of Thompson Road and Louis St. Laurent and which currently dead end at the subject lands, be extended through the frontages and connected to provide full pedestrian access. Conservation Halton (CH) Conservation Halton have reviewed the zoning amendment application and offer no objections to its approval. Discussion The subject lands are currently zoned Future Development (FD) and the applicant is seeking to rezone the lands to a site specific Local Commercial (C3*162) to accommodate the development of a restaurant and associated drive through service facility (i.e. a Tim Horton s). The main issues associated with this application concern Official Plan conformity and the impact of the development on traffic (including the provision of adequate queuing associated with the drive through service facility).

7 Page No. 7 Official Plan Conformity The subject lands are designated Secondary Mixed Use Node within the Town s Official Plan which allows for a full range of commercial uses. In reviewing proposals for development with the Secondary Mixed Use nodes, the Official Plan relies on Sections , and as evaluation criteria. Section states that Secondary Mixed Use Nodes within the Urban Expansion Area will require special design standards to ensure their integration with surrounding development, in particular: a) Be oriented to public streets and have a strong street presence b) Incorporate landmarks such church spires, fountains or public art c) Give consideration in design and development to the creation of an environment which is comfortable for the pedestrian and transit supportive. Additionally, Section Policy states that new development within the Urban Expansion Area shall include pedestrian walkways, bicycle paths and transit routes and shall address the protection of the physical character of these neighbourhoods through urban design. The concept plan submitted with the application plan proposes the restaurant building to be oriented towards the intersection of Thompson Road and Louis St. Laurent and located in a manner to achieve street presence. Additionally, the parking, as well as the drive through queuing lane is located to the rear of the property behind the structure. Landscaping and fencing will be used to provide additional screening of the parking areas from the public realm. With regards to the provision of pedestrian walkways/bicycle paths, the applicant will be working with the Town s Community Services and Engineering Departments to establish a connection to the pedestrian trail within the Town s right of way which currently dead ends (both on Louis St. Laurent and Thompson Road) at the subject lands. The Site Plan Approval process will ensure that the adequate screening of the parking area, as well as the provision of the pedestrian connection, is achieved. Section states that within the individual Secondary Mixed Use Node, a maximum commercial floor space of up to 14, 464 square metres is permitted. Currently, only the northeast corner of the Node (Thompson Road and Louis St. Laurent Avenue) is developed and has an existing total gross floor area of 11, 081 square metres and as such there is additional commercial gfa available. As part of the Boyne Survey Secondary Plan, additional commercial floor space (approximately 160,000 square feet) is to be allocated to this Node It should be noted however, that the proposed restaurant and drive through service facility would not be counted against the commercial floor

8 Page No. 8 space cap imposed on this area and there are no issues with respect to conformity with Section Based on the foregoing, staff is of the opinion that the application conforms to the relevant policies as set out in the Official Plan. Traffic Given the proximity to the intersection of Thompson Road and Louis St. Laurent Avenue, as well as the levels of traffic usually associated with restaurants and drive through service facilities, the impact of the development on the local traffic system was identified as a potential concern. A Traffic Study prepared by MMM Group, dated December 2011 was submitted in support of the application and was subsequently reviewed by the Town s Traffic Coordinator. The study was undertaken to address the impacts of the proposed use on the local road network and to assess the functionality of the proposed accesses. A right-in, right-out access is proposed onto Thompson Road and a full moves access is proposed onto Louis St. Laurent Avenue. Based on the review of the proposed development, using existing conditions as well as predicted future conditions (including a widening of Louis St. Laurent Avenue to four lanes and using a growth rate of 2.5% per annum), it was found that the development proposal will have an insignificant impact on boundary road operations and the level of service will continue to operate at levels comparable to existing conditions. Additionally, as drive through services associated with Tim Horton s restaurants typically generate a high demand for queuing, staff had requested that the Traffic Study conduct a drive through queuing analysis to ensure that queuing can be accommodated on-site and no spillback onto the right of way occurs. The development proposes a double stacked drive through queuing lane resulting in 16 queuing spaces (with additional queuing space available) being provided with 132 metres of queuing space. The Town s Zoning By-law requires 10 spaces. Based on a review of similar sites and an analysis of the queuing space provided/available on site, the report found that no queuing issues were expected and no spillback onto the public right of way would occur. The Town s Traffic Coordinator has no objections to the application based on traffic considerations and have concluded that the study is satisfactory. Accordingly, Planning staff is satisfied the addition of the proposed use will not result in unacceptable levels of traffic or spillback onto the right of way. Relationship to the Strategic Plan

9 Page No. 9 The application meets the goals of A safe, liveable and healthy community and Well Managed Growth, Well Planned Spaces of the Town s Strategic Plan (Destiny Milton 2) by being consistent with the following directions: Encourage the development of a range of uses that will support Milton as a place to work, live and play; Encourage the provision of a healthy supply of employment and commercial lands to serve local needs at all times; Encourage the efficient use of land to make the best use of infrastructure and services; Encourage the development of the business infrastructure required to attract uses that will contribute to the quality of life in the Town; Financial Impact Should the application be approved, some change in the assessed value of the subject lands for property tax purposes is anticipated. In addition, development charges would be payable upon building permit issuance. Respectfully submitted, W.F. Mann, MCIP, RPP, OALA, RPF Director of Planning & Development ar If you have any questions on the content of this report: Aaron Raymond, ext 2313 Attachments: Figure 1 Location Map Figure 2 Concept Site Plan Appendix 1 Draft Zoning By-law CAO Approval:

10

11

12

13

14

Figure 1- Site Plan Concept

Figure 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 information

2136 & 2148 Trafalgar Road Town of Oakville Region of Halton

2136 & 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 information

ONTARIO MUNICIPAL BOARD

ONTARIO 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 information

SUBJECT: Proposed Downtown Mobility Hub Precinct Plan and Proposed Official Plan Policies

SUBJECT: Proposed Downtown Mobility Hub Precinct Plan and Proposed Official Plan Policies Page 1 of Report PB-81-17 SUBJECT: Proposed Downtown Mobility Hub Precinct Plan and Proposed Official Plan Policies TO: FROM: Committee of the Whole Planning and Building Department Report Number: PB-81-17

More information

KANATA CENTRUM 255 KANATA AVENUE OFFICIAL PLAN AMENDMENT ZONING BY-LAW AMENDMENT

KANATA CENTRUM 255 KANATA AVENUE OFFICIAL PLAN AMENDMENT ZONING BY-LAW AMENDMENT KANATA CENTRUM 255 KANATA AVENUE OFFICIAL PLAN AMENDMENT ZONING BY-LAW AMENDMENT JUNE 2015 PREPARED BY: FOTENN Consultants Inc. 223 Mcleod Street Ottawa, ON K2P OZ8 (613) 730-5709 PREPARED FOR: Kanata

More information

K. SMART ASSOCIATES LIMITED

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 information

5 TOWN OF MARKHAM OFFICIAL PLAN AMENDMENT NO. 144 MILLIKEN MAIN STREET SECONDARY PLAN

5 TOWN OF MARKHAM OFFICIAL PLAN AMENDMENT NO. 144 MILLIKEN MAIN STREET SECONDARY PLAN 5 TOWN OF MARKHAM OFFICIAL PLAN AMENDMENT NO. 144 MILLIKEN MAIN STREET SECONDARY PLAN The Planning and Economic Development Committee recommends the following: 1. The communication from Brendan O Callaghan,

More information

The Corporation of the Town of Milton

The Corporation of the Town of Milton Report To: From: Council Barbara Koopmans, Commissioner, Planning and Development Date: May 7, 2018 Report No: Subject: Making it Possible Positioning the Town s Strategy for Growth and Economic Development

More information

Trafalgar Road Corridor Planning Study Open House

Trafalgar 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 information

Bressa Developments Limited. Planning Justification Report. Revised Draft Plan of Subdivision and Zoning By-Law Amendment

Bressa 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 information

Report 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) 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 information

URBAN DESIGN BRIEF 181 Burloak Drive, Oakville

URBAN 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 information

1071 King Street West Zoning Amendment Application - Preliminary Report

1071 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 information

Official Plan Review: Draft Built Form Policies

Official 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 information

Proposed High-Density Apartment Building

Proposed High-Density Apartment Building Planning Justification Report 1287 Costigan Road, Milton Proposed High-Density Apartment Building by IBI Group July 6, 2016 Table of Contents 1 Introduction... 1 2 Site and Area Details... 1 2.1 Neighbourhood

More information

Planning and Growth Management Committee. Chief Planner and Executive Director, City Planning Division. Pg12013 (File No NNY 34 OZ)

Planning 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 information

13 THORNHILL YONGE STREET STUDY IMPLEMENTATION CITY OF VAUGHAN OPA 669 AND TOWN OF MARKHAM OPA 154

13 THORNHILL YONGE STREET STUDY IMPLEMENTATION CITY OF VAUGHAN OPA 669 AND TOWN OF MARKHAM OPA 154 13 THORNHILL YONGE STREET STUDY IMPLEMENTATION CITY OF VAUGHAN OPA 669 AND TOWN OF MARKHAM OPA 154 The Planning and Economic Development Committee recommends the adoption of the recommendations contained

More information

Town of Newmarket 395 Mulock Drive P.O. Box 328, Newmarket, Ontario, L3Y 4X7. Website: newmarket.ca Phone:

Town of Newmarket 395 Mulock Drive P.O. Box 328, Newmarket, Ontario, L3Y 4X7.   Website: newmarket.ca Phone: Town of Newmarket 395 Mulock Drive P.O. Box 328, Newmarket, Ontario, L3Y 4X7 Email: info@newmarket.ca Website: newmarket.ca Phone: 905-895-5193 Natural Heritage System Boundary Refinement: Vacant Lot West

More information

Complete Neighbourhood Guidelines Review Tool

Complete Neighbourhood Guidelines Review Tool Complete Neighbourhood Guidelines Review Tool Prepared By: City of Regina Planning Department October 2014 Page 1 of 14 Community Development Review Checklist for Secondary Plans and Concept Plans The

More information

PLANNING JUSTIFICATION REPORT

PLANNING 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 information

Queen Street West - Zoning Amendment Application - Preliminary Report

Queen 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 information

4780 Eglinton Avenue West - Zoning By-law Amendment and Draft Plan of Subdivision Applications - Preliminary Report

4780 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 information

Bloor St. W. Rezoning - Preliminary Report

Bloor 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 information

Attachment 1 TOWN OF NEW TECUMSETH. Manual for the Preparation of an Urban Design Report

Attachment 1 TOWN OF NEW TECUMSETH. Manual for the Preparation of an Urban Design Report Attachment 1 TOWN OF NEW TECUMSETH Manual for the Preparation of an Urban Design Report July 2010 TABLE OF CONTENTS Background, Policy Framework and the Preparation of Urban Design Reports 1. Introduction

More information

Community Information Meeting

Community Information Meeting Queensborough Eastern Community Information Meeting July 24, 2014 Cameron Chalmers, MCIP, RPP Platform Properties Meeting Format Purpose Format The purpose of the meeting is to invite the community to

More information

Official Plan Review

Official 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 information

City of Welland Commercial Policies. Public Information Centre March 25 th, 2009

City of Welland Commercial Policies. Public Information Centre March 25 th, 2009 City of Welland Commercial Policies Public Information Centre March 25 th, 2009 Presentation Outline Presentation will address the following four areas: Purpose of this Public Information Centre? Why does

More information

PLANNING REPORT THE CORPORATION OF THE TOWN OF COBOURG

PLANNING 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 information

6 Growth Management Challenges and Opportunities

6 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 information

POLICY AMENDMENT AND LAND USE AMENDMENT TUXEDO PARK (WARD 9) CENTRE STREET N AND 26 AVENUE NE BYLAWS 36P2017 AND 234D2017

POLICY 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 information

178 Carruthers Properties Inc.

178 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 information

3 TOWN OF WHITCHURCH-STOUFFVILLE OFFICIAL PLAN AMENDMENT NOS. 116 & 117

3 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 information

Welcome. Walk Around. Talk to Us. Write Down Your Comments

Welcome. Walk Around. Talk to Us. Write Down Your Comments Welcome This is an information meeting introducing the applications for proposed redevelopment of the Yorkdale Shopping Centre site at 3401 Dufferin Street and 1 Yorkdale Road over the next 20+ years,

More information

Derry Green Corporate Business Park

Derry Green Corporate Business Park Town of Milton Derry Green Corporate Business Park Urban Design Guidelines BMI/Pace - June 2010 Draft 3 Prepared by: Brook McIlroy Planning + Urban Design / Pace Architects Suite 300-51 Camden Street Toronto,

More information

and Richmond Street West - Official Plan Amendment Application - Preliminary Report

and 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 information

393, 395, 397, 399, 401 and 403 Spring Garden Avenue Official Plan and Zoning By-law Amendment Application Preliminary Report

393, 395, 397, 399, 401 and 403 Spring Garden Avenue Official Plan and Zoning By-law Amendment Application Preliminary Report STAFF REPORT ACTION REQUIRED 393, 395, 397, 399, 401 and 403 Spring Garden Avenue Official Plan and Zoning By-law Amendment Application Preliminary Report Date: March 29, 2010 To: From: Wards: Reference

More information

Request for Decision. Recommendation. Presented: Monday, Jul 07, Report Date Friday, Jun 20, Type: Public Hearings

Request 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 information

1.0 Purpose of a Secondary Plan for the Masonville Transit Village

1.0 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 information

8 Oak Street - Official Plan and Zoning By-law Amendment Application - Preliminary Report

8 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 information

12 AMENDMENT NO. 149, TOWN OF MARKHAM HIGHWAY 404 NORTH SECONDARY PLAN

12 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 information

Planning Justification Brief

Planning 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 information

Planning Rationale Fernbank Road, Ottawa. Major Zoning By-law Amendment and Site Plan Control Application Ontario Inc.

Planning 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 information

URBAN DESIGN BRIEF URBAN DESIGN BRIEF 721 FRANKLIN BLVD, CAMBRIDGE August 2018

URBAN 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 information

URBAN DESIGN BRIEF. 2136&2148 Trafalgar Road. Town of Oakville

URBAN 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 information

1120 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 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 information

20 & 50 Ashtonbee Road, 1920 & 1940 Eglinton Avenue East, and 880, 890 & 900 Warden Avenue Zoning Amendment Application Final Report

20 & 50 Ashtonbee Road, 1920 & 1940 Eglinton Avenue East, and 880, 890 & 900 Warden Avenue Zoning Amendment Application Final Report STAFF REPORT ACTION REQUIRED 20 & 50 Ashtonbee Road, 1920 & 1940 Eglinton Avenue East, and 880, 890 & 900 Warden Avenue Zoning Amendment Application Final Report Date: August 16, 2012 To: From: Wards:

More information

30 and 44 Zorra Street - Zoning By-law Amendment Application - Preliminary Report

30 and 44 Zorra Street - Zoning By-law Amendment Application - Preliminary Report STAFF REPORT ACTION REQUIRED 30 and 44 Zorra Street - Zoning By-law Amendment Application - Preliminary Report Date: March 14, 2016 To: From: Wards: Reference Number: Etobicoke York Community Council Director,

More information

7437, 7439 and 7441 Kingston Road - Zoning By-law Amendment and Site Plan Control Applications - Preliminary Report

7437, 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 information

240 and 242 Finch Avenue West Zoning By-law Amendment Application Preliminary Report

240 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 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 [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 information

1296 Kennedy Road - Zoning Amendment Application - Preliminary Report

1296 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 information

Commercial Development Proposal Tenth Line Road. Planning Rationale Report. Minto Developments Inc.

Commercial Development Proposal Tenth Line Road. Planning Rationale Report. Minto Developments Inc. Commercial Development Proposal 2168 Tenth Line Road Report September 2015 Prepared for Minto Developments Inc. Paquette Planning Associates Ltd. 56 Hutchison Avenue Ottawa, Ontario K1Y 4A3 PH: 613-722-7217

More information

9 CITY OF VAUGHAN OFFICIAL PLAN AMENDMENT NO BOCA EAST INVESTMENTS LIMITED

9 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 information

Edward R. Sajecki Commissioner of Planning and Building. Region of Halton Proposed Regional Official Plan Amendment for 5768 Ninth Line

Edward R. Sajecki Commissioner of Planning and Building. Region of Halton Proposed Regional Official Plan Amendment for 5768 Ninth Line Corporate Report Clerk s Files Originator s Files MG.11.MIL DATE: TO: FROM: SUBJECT: Chair and Members of Planning and Development Committee Meeting Date: April 3, 2006 Edward R. Sajecki Commissioner of

More information

PLANNING COMMITTEE REPORT JULY COMITÉ DE L URBANISME RAPPORT 34 LE 11 JUILLET ZONING 968 ST.

PLANNING COMMITTEE REPORT JULY COMITÉ DE L URBANISME RAPPORT 34 LE 11 JUILLET ZONING 968 ST. 86 COMITÉ DE L URBANISME 6. ZONING 968 ST. LAURENT BOULEVARD ZONAGE 968, BOULEVARD ST-LAURENT COMMITTEE RECOMMENDATION That Council approve an amendment to the Zoning By-law 2008-250 to change the zoning

More information

Brampton. Secondary Plan. Review. Bram West. A New Direction in Planning & Public Consultation

Brampton. Secondary Plan. Review. Bram West. A New Direction in Planning & Public Consultation Brampton Bram West Secondary Plan Review A New Direction in Planning & Public Consultation Introduction The Bram West Secondary Plan Review offers an important opportunity for the community to define a

More information

PORT WHITBY COMMUNITY

PORT 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 information

2 STATUTORY PUBLIC MEETING AND INFORMATION REPORT FOR PUBLIC MEETING ON AMENDMENT NO. 62 TO THE YORK REGION OFFICIAL PLAN

2 STATUTORY PUBLIC MEETING AND INFORMATION REPORT FOR PUBLIC MEETING ON AMENDMENT NO. 62 TO THE YORK REGION OFFICIAL PLAN 2 STATUTORY PUBLIC MEETING AND INFORMATION REPORT FOR PUBLIC MEETING ON AMENDMENT NO. 62 TO THE YORK REGION OFFICIAL PLAN Pursuant to Section 17(15) of the Planning Act, as amended, the Regional Planning

More information

646 Kingston Road - Official Plan Amendment and Zoning Amendment Applications - Preliminary Report

646 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 information

20 & 30 Frank Nighbor Place

20 & 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 information

East Panorama Ridge Concept Plan Amendment

East Panorama Ridge Concept Plan Amendment Page 1 of 7 L003 : East Panorama Ridge Concept Plan Amendment Corporate NO: L003 Report COUNCIL DATE: March 4, 2002 REGULAR COUNCIL LAND USE TO: Mayor & Council DATE: February 27, 2002 FROM: General Manager,

More information

Master Environmental Servicing Plan & Secondary Plan

Master 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 information

8 & 10 Donalda Crescent Official Plan & Rezoning Application Final Report

8 & 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 information

General Committee Presentation. Paddy Kennedy, MCIP, RPP Dillon Consulting Limited

General Committee Presentation. Paddy Kennedy, MCIP, RPP Dillon Consulting Limited General Committee Presentation Paddy Kennedy, MCIP, RPP Dillon Consulting Limited November 2012 Location of Area 3 Fitch St. Prince Charles Dr. Area 3 First Ave Thorold Rd. Study Purpose At the time that

More information

Humber Bay Shores Precinct Plan Final Report

Humber Bay Shores Precinct Plan Final Report STAFF REPORT ACTION REQUIRED Humber Bay Shores Precinct Plan Final Report Date: May 21, 2010 To: From: Wards: Reference Number: Etobicoke York Community Council Director, Community Planning, Etobicoke

More information

Demolition of a Designated Heritage Property Roncesvalles Avenue

Demolition of a Designated Heritage Property Roncesvalles Avenue REPORT FOR ACTION Demolition of a Designated Heritage Property - 421 Roncesvalles Avenue Date: March 8, 2018 To: Toronto Preservation Board Toronto and East York Community Council From: Acting Chief Planner

More information

CHAIR AND MEMBERS PLANNING & ENVIRONMENT COMMITTEE JOHN M. FLEMING MANAGING DIRECTOR, PLANNING AND CITY PLANNER

CHAIR 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 information

CHAIR AND MEMBERS PLANNING & ENVIRONMENT COMMITTEE GEORGE KOTSIFAS MANAGING DIRECTOR, DEVELOPMENT & COMPLIANCE SERVICES & CHIEF BUILDING OFFICIAL

CHAIR AND MEMBERS PLANNING & ENVIRONMENT COMMITTEE GEORGE KOTSIFAS MANAGING DIRECTOR, DEVELOPMENT & COMPLIANCE SERVICES & CHIEF BUILDING OFFICIAL TO: CHAIR AND MEMBERS PLANNING & ENVIRONMENT COMMITTEE FROM: SUBJECT: GEORGE KOTSIFAS MANAGING DIRECTOR, DEVELOPMENT & COMPLIANCE SERVICES & CHIEF BUILDING OFFICIAL APPLICATION BY: 2261531 ONTARIO LIMITED

More information

From: Director, Community Planning, Scarborough District. Ward 40 Scarborough-Agincourt

From: Director, Community Planning, Scarborough District. Ward 40 Scarborough-Agincourt STAFF REPORT ACTION REQUIRED 2967 Sheppard Ave E - Zoning Amendment Application - Preliminary Report Date: July 18, 2014 To: Scarborough Community Council From: Director, Community Planning, Scarborough

More information

2983 NAVAN ROAD ZONING BY-LAW AMENDMENT

2983 NAVAN ROAD ZONING BY-LAW AMENDMENT 2983 NAVAN ROAD ZONING BY-LAW AMENDMENT June 29, 2018 Planning Rationale Zoning By-law Amendment Prepared for: Taggart Realty Management 225 Metcalfe, Suite 708 Ottawa, ON, K2P 1P9 taggart.ca Prepared

More information

A Growing Community Rural Settlement Areas

A 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 information

Stanley Greene District Downsview (80 Carl Hall Road) Zoning By-law Amendment and Draft Plan of Subdivision Applications Request for Direction Report

Stanley Greene District Downsview (80 Carl Hall Road) Zoning By-law Amendment and Draft Plan of Subdivision Applications Request for Direction Report STAFF REPORT ACTION REQUIRED Stanley Greene District Downsview (80 Carl Hall Road) Zoning By-law Amendment and Draft Plan of Subdivision Applications Request for Direction Report Date: December 16, 2011

More information

Edward R. Sajecki Commissioner of Planning and Building. Land Use Review- Former Parkway Belt West Lands- Fieldgate Drive and Audubon Boulevard

Edward R. Sajecki Commissioner of Planning and Building. Land Use Review- Former Parkway Belt West Lands- Fieldgate Drive and Audubon Boulevard Corporate Report Clerk s Files Originator s Files CD.04.FOR DATE: November 15, 2011 TO: FROM: SUBJECT: Chair and Members of Planning and Development Committee Meeting Date: December 5, 2011 Edward R. Sajecki

More information

PUBLIC OPEN HOUSE HURONTARIO-MAIN CORRIDOR SECONDARY PLAN

PUBLIC OPEN HOUSE HURONTARIO-MAIN CORRIDOR SECONDARY PLAN PUBLIC OPEN HOUSE HURONTARIO-MAIN CORRIDOR SECONDARY PLAN Tuesday, February 28, 2012 6pm 9pm 1 st Floor Atrium, City Hall 2 Wellington Street West, Brampton 1 POLICY FRAMEWORK The 2006 Provincial Growth

More information

Planning Justification Report

Planning 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 information

Planning Justification Report for 1888 Gordon Street Guelph, Ontario

Planning 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 information

SUBJECT: Waterfront Hotel Planning Study Update TO: Planning and Development Committee FROM: Department of City Building. Recommendation: Purpose:

SUBJECT: Waterfront Hotel Planning Study Update TO: Planning and Development Committee FROM: Department of City Building. Recommendation: Purpose: Page 1 of Report PB-23-18 SUBJECT: Waterfront Hotel Planning Study Update TO: Planning and Development Committee FROM: Department of City Building Report Number: PB-23-18 Wards Affected: 2 File Numbers:

More information

280 Manse Road - Official Plan Amendment, Zoning Amendment, Draft Plan of Subdivision Applications - Preliminary Report

280 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 information

Director, Community Planning, Etobicoke York District

Director, Community Planning, Etobicoke York District STAFF REPORT ACTION REQUIRED Baby Point Gates Planning Study 227-430 Jane Street, 665-685 Annette Street, 494 Armadale Avenue, 143 Evans Avenue and 502 504 Willard Avenue Status Report Date: August 11,

More information

TABLE OF CONTENTS 1.0 INTRODUCTION... 3

TABLE 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 information

ARTICLE 6: Special and Planned Development Districts

ARTICLE 6: Special and Planned Development Districts ARTICLE 6: Special and Planned Development Districts 6-10 Traditional Neighborhood Development (TND) District 6-10.10 Purpose and Intent The Traditional Neighborhood Development (TND) District provides

More information

Land Use Amendment in Southwood (Ward 11) at and Elbow Drive SW, LOC

Land Use Amendment in Southwood (Ward 11) at and Elbow Drive SW, LOC 2018 November 15 Page 1 of 10 EXECUTIVE SUMMARY This land use amendment application was submitted by Rick Balbi Architect on 2017 August 31 on behalf of Sable Developments Ltd, and with authorization from

More information

The Regional Municipality of Halton. Chair and Members of the Planning and Public Works Committee

The Regional Municipality of Halton. Chair and Members of the Planning and Public Works Committee The Regional Municipality of Halton Report To: From: Chair and Members of the Planning and Public Works Committee Art Zuidema, Commissioner, Legislative and Planning Services Date: October 4, 2017 Report

More information

4800 Yonge Street - Official Plan Amendment, Zoning Amendment and Site Plan Applications - Request for Direction Report

4800 Yonge Street - Official Plan Amendment, Zoning Amendment and Site Plan Applications - Request for Direction Report STAFF REPORT ACTION REQUIRED 4800 Yonge Street - Official Plan Amendment, Zoning Amendment and Site Plan Applications - Request for Direction Report Date: April 16, 2018 To: From: Wards: Reference Number:

More information

ADMINISTRATION RECOMMENDATION(S) 2018 January 25. That Calgary Planning Commission recommend APPROVAL of the proposed Land Use Amendment.

ADMINISTRATION RECOMMENDATION(S) 2018 January 25. That Calgary Planning Commission recommend APPROVAL of the proposed Land Use Amendment. Page 1 of 9 EXECUTIVE SUMMARY This land use amendment proposes to redesignate a parcel from DC Direct Control District to Multi-Residential Contextual Grade-Oriented (M-CG) District to allow for multi-residential

More information

URBAN DESIGN BRIEF Gordon Street City of Guelph. Prepared on behalf of Ontario Inc. March 25, Project No. 1507

URBAN DESIGN BRIEF Gordon Street City of Guelph. Prepared on behalf of Ontario Inc. March 25, Project No. 1507 URBAN DESIGN BRIEF 1131 Gordon Street City of Guelph Prepared on behalf of 1876698 Ontario Inc. March 25, 2016 Project No. 1507 423 Woolwich Street, Suite 201, Guelph, Ontario, N1H 3X3 Phone (519) 836-7526

More information

AWH REPORT OF THE PLANNING AND DEVELOPMENT DEPARTMENT FOR APPLICATION FOR REZONING ORDINANCE TO PLANNED UNIT DEVELOPMENT

AWH REPORT OF THE PLANNING AND DEVELOPMENT DEPARTMENT FOR APPLICATION FOR REZONING ORDINANCE TO PLANNED UNIT DEVELOPMENT AWH REPORT OF THE PLANNING AND DEVELOPMENT DEPARTMENT FOR APPLICATION FOR REZONING ORDINANCE TO PLANNED UNIT DEVELOPMENT MAY 8, 2014 The Planning and Development Department hereby forwards to the Planning

More information

10 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 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 information

150 Eighth Street Zoning By-law Amendment Application Preliminary Report

150 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 information

10 Park Lawn Rd - Zoning Amendment Application- Preliminary Report

10 Park Lawn Rd - Zoning Amendment Application- Preliminary Report STAFF REPORT ACTION REQUIRED 10 Park Lawn Rd - Zoning Amendment Application- Preliminary Report Date: March 9, 2012 To: From: Wards: Reference Number: Etobicoke York Community Council Director, Community

More information

Background Summary Report

Background 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 information

Official Plan Amendment to Further Protect Heritage Views of City Hall, Old City Hall and St. James Cathedral - Preliminary Report

Official Plan Amendment to Further Protect Heritage Views of City Hall, Old City Hall and St. James Cathedral - Preliminary Report STAFF REPORT ACTION REQUIRED Official Plan Amendment to Further Protect Heritage Views of City Hall, Old City Hall and St. James Cathedral - Preliminary Report Date: June 6, 2017 To: From: Toronto and

More information

ELMVALE ACRES SHOPPING CENTRE MASTER PLAN

ELMVALE ACRES SHOPPING CENTRE MASTER PLAN ELMVALE ACRES SHOPPING CENTRE MASTER PLAN Contents 1.0 INTRODUCTION... 2 2.0 LOCATION... 2 3.0 EXISTING CONTEXT... 2 4.0 VISION & GUIDING PRINCIPLES... 2 5.0 LAND USE AND BUILT FORM... 4 5.1 St. Laurent

More information

4155 Yonge Street Official Plan Amendment and Rezoning Application Preliminary Report

4155 Yonge Street Official Plan Amendment and Rezoning Application Preliminary Report STAFF REPORT ACTION REQUIRED 4155 Yonge Street Official Plan Amendment and Rezoning Application Preliminary Report Date: May 5, 2011 To: From: Wards: Reference Number: North York Community Council Director,

More information

ADMINISTRATION RECOMMENDATION 2016 November 03. That Calgary Planning Commission recommends APPROVAL of the proposed Land Use Amendment.

ADMINISTRATION RECOMMENDATION 2016 November 03. That Calgary Planning Commission recommends APPROVAL of the proposed Land Use Amendment. Page 1 of 12 EXECUTIVE SUMMARY This Land Use Amendment application covers an area of 75.76 hectares ± (187.20 acres ±) located in northeast Calgary, bound by Stoney Trail NE to the north, 128 Avenue NE

More information

Employment and Commercial Review Analysis of Policy Directions

Employment and Commercial Review Analysis of Policy Directions Employment and Commercial Review Analysis of Policy Directions Appendix A The following analysis is town staff s response to the policy directions provided by the consultants who prepared the Employment

More information

Macintosh HD:CURRENT WORK-(JRW):4026 Northumberland Trent River Crossings:4026_Mem- Pannu_Report(jm)Oct2510.docx

Macintosh HD:CURRENT WORK-(JRW):4026 Northumberland Trent River Crossings:4026_Mem- Pannu_Report(jm)Oct2510.docx MEMORANDUM To: Mobushar Pannu, County of Northumberland From: Nick McDonald Date: October 27, 2010 Re: First Draft of Report (Trent River Crossing) Our File No: 4026 Attached to this memorandum is a first

More information

599 Kennedy Road - Official Plan Amendment and Zoning Amendment Application - Preliminary Report

599 Kennedy Road - Official Plan Amendment and Zoning Amendment Application - Preliminary Report STAFF REPORT ACTION REQUIRED 599 Kennedy Road - Official Plan Amendment and Zoning Amendment Application - Preliminary Report Date: March 7, 2017 To: From: Wards: Reference Number: Scarborough Community

More information

ONTARIO MUNICIPAL BOARD

ONTARIO MUNICIPAL BOARD PL141318 ONTARIO MUNICIPAL BOARD Bronte Green Corporation has appealed to the Ontario Municipal Board under subsection 51(34) of the Planning Act, R.S.O. 1990, c. P.13, from the failure of the Town of

More information

Master Environmental Servicing Plan & Secondary Plan

Master 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 information