PLANNING JUSTIFICATION REPORT

PLANNING JUSTIFICATION REPORT Application for Official Plan and Zoning By-law Amendments 374 Martha Street Burlington, Ontario Prepared For: ADI Developments September 2014 14.543

Planning Justification Report September, 2014 374 Martha Street Table of Contents 1 Introduction 1 2 Site Area Context 1 2.1 General Context 1 2.2 Transit Connections 2 2.3 Subject Site 3 2.4 Adjacent Uses 3 3 Proposed Development 4 4 Planning Policy Framework 5 4.1 Provincial Policy Statement 7 4.2 Places to Grow- Growth Plan for the Greater Golden Horseshoe 4.3 The Big Move: Transforming Transportation in the 10 Greater Toronto and Hamilton Area 4.4 Halton Region Official Plan 11 4.5 City of Burlington Official Plan 18 4.6 Burlington Downtown Urban Design Guidelines 31 4.7 City of Burlington Official Plan Review: Mobility 34 Hubs Opportunities and Constraints Study 5 Zoning 35 5.1 City of Burlington Zoning By-law 2020 35 6 Supporting Studies 37 6.1 Functional Servicing Report 37 Stormwater Management Report 6.2 Tree Inventory and Preservation Study 37 6.3 Traffic Impact Study 38 6.4 Noise Feasibility Study 38 6.5 Shadowing Study 39 6.6 Pedestrian Wind Study 39 7 Conclusions 40

Planning Justification Report September, 2014 374 Martha Street Table of Figures 1 Aerial Photograph 2 Context Map 3 Burlington Transit Network 4 Growth Plan for Greater Golden Horseshoe Schedule 2 5 The Big Move: Transforming Transportation in the Greater Toronto and Hamilton Area Schedule 2 6 Halton Region Official Plan Schedule 1 7 Halton Region Official Plan Schedule 3 8 City of Burlington Official Plan Schedule A 9 City of Burlington Official Plan Schedule B 10 City of Burlington Official Plan Schedule E 11 City of Burlington Official Plan Schedule K 12 City of Burlington Zoning By-law 2020 13 City of Burlington Mobility Hub Opportunities and Constraints Study

1 1 Introduction Walker, Nott, Dragicevic Associates Limited has been retained by Adi Developments to provide planning consulting services with respect to the redevelopment of the lands known municipally as 374 Martha Street in the City of Burlington ( the site ) for a 28-storey mixed use development consisting of 226 residential units (16,180 square metres of residential gross floor area), 348 square metres of graderelated retail uses and 218 parking spaces. This report, along with other supporting documentation, is being provided in support of applications for amendments to the Zoning By-law and Official Plan to permit the proposed development. The purpose of this report is to review the proposed development with respect to its conformity/consistency with Places to Grow: Growth Plan for the Greater Golden Horseshoe, the Provincial Policy Statement 2014, the Big Move Regional Transportation Plan, the Halton Region Official Plan, the City of Burlington Official Plan, and in the context of Zoning By-law 2020 and the City s Downtown Urban Design Guidelines and emerging Mobility Hub Study. 2 Site Area and Context 2.1 General Context The site is located at the northwest corner of the intersection of Lakeshore Road East and Martha Street at the eastern end of Downtown Burlington. The site is located approximately 150 metres north of the Lake Ontario waterfront and over 200 metres east of the nearest low density residential neighbourhood. Downtown Burlington is a highly desirable, dynamic and pedestrian-focussed urban node that serves as the civic heart of the City of Burlington. It is historically the place where the City of Burlington first developed, and where it will channel a significant portion of its future growth as Burlington s suburban growth phase comes to an end. In recognition of this intent, the Downtown has been designated by the Province as an Urban Growth Centre and Anchor Mobility Hub. Downtown Burlington is generally characterized by a broad range of residential, commercial, institutional and community uses located within low-, mid- and high-rise buildings. Significant clusters of mid- and high- rise development are located along the Lakeshore Road, Northshore Drive, Brant Street and Maple Avenue corridors which together contribute to Burlington s attractive and prominent skyline which helps to define and identify Downtown Burlington as the face of the City for travelers along the QEW/Burlington Skyway, and Highway 403. Neighbourhood parks, schools and community services and facilities are scattered throughout the Downtown, along with a significant number of shops, services and restaurants. An extensive waterfront park (Spencer Smith Park) is located 300 metres to the southwest. Over the past decade, the Downtown has seen significant new residential development incorporating ground floor retail uses, with heights up to 22 storeys. This new development has contributed to bringing a measure of revitalization to the Downtown; however, ongoing development will assist in sustaining the health of Downtown businesses and institutions over the longer term (see Figure 1 Aerial Photograph, and Figure 2 Context Map).

Site AERIAL PHOTOGRAPH Figure 1 374 Martha Street, City of Burlington Source: City of Burlington Not to Scale. September 2014 13.543 WND associates planning + urban design

4 4 15 18 10 8 15 4 12 18 12 7 5 5 John St. Downtown BusTerminal 6 City Hall 15 8 500m 16 800m 12 22 9 8 8 Live Work Townhomes Future Development 3 3 1 11 13 3 7 3 1 6 2 Lake Ontario Live Work Townhome 2 Mixed Use Building 2 10 Commercial Building Residential Building Spencer Smith Park CONTEXT MAP Figure 2 374 Martha Street, City of Burlington Site Downtown Mixed Use Centre Boundary Transit Terminal Major Transit Station/Mobility Hub Boundary [500m/800m] 8 Existing Building Height [Storeys] Burlington Transit Routes Burlington Transit Stop Greyhound Regional Transit Stop Source: City of Burlington Not to Scale. September 2014 14.543 WND associates planning + urban design

2 2.1.1 Transit Connections Downtown Burlington is well served by transit, and is both a Major Transit Station Area, and Anchor Mobility Hub as will be discussed in a subsequent section of this report (Figure 3 Burlington Transit Network). Downtown Burlington is primarily served by the John Street Downtown Bus terminal, which provides a central hub location for the Downtown area. The John Street Downtown Bus Terminal provides stops for 7 Burlington Transit bus routes, as well as a regional stop for Greyhound Transit. The John Street Downtown transit Terminal currently provides service for routes 3, 5, 4, 10, 50, 52, 300. The Burlington GO Transit Station is accessible via 5 of the 8 routes, providing easy and convenient regional transit options accessible from the Downtown. The terminal also acts as a transfer point with the Hamilton Street Railway transit system, with HSR route 11 and Burlington Transit routes 1/101 providing service to and from Downtown Hamilton. The site is located approximately 250 metres east of the John Street Downtown Bus Terminal, and therefore well within the Major Transit Station Area Boundary (defined by a 500 metre radius from the station) and the Mobility Hub Boundary (defined by an 800 metre radius from the station). It is also directly across from the Route 3/3x Lakeshore/Martha bus stop which provides service along Lakeshore Road East and Brant Street. 2.2 Subject Site The site is an L-shaped corner lot located on the northwest corner of Martha Street and Lakeshore Road East, known municipally as 374 Martha Street (see Figure 1 Aerial Photograph, and Figure 2 Context Map). The site has approximately 40.6 metres of frontage on Lakeshore Road East and 24.7 metres of frontage on Martha Street for a total site area of 1,359 square metres (0.34 acres). The site is located at a point along Lakeshore Road East where it jogs south towards the east. As a result, the site has exceptional visibility from the east when travelling westbound along Lakeshore Road East and has the potential to serve as a view terminus, and eastern gateway to the Downtown. Sidewalks are located within the municipal right-of-way adjacent to the site along Lakeshore Road East and Martha Street, providing for continuous pedestrian connections west and north. The site presently contains a paved surface parking lot and is generally flat. Four trees are located on site, as described in the arborist report included with this application. 2.3 Adjacent Uses Land uses immediately surrounding the site include the following: North: Three storey live-work townhouse development within the Downtown Burlington Urban Growth Centre;

Site BURLINGTON TRANSIT NETWORK & GO TRANSIT CONNECTIONS Figure 3 374 Martha Street, City of Burlington Major Transit Station/Mobility Hub Boundary [500m/800m] Source: City of Burlington Not to Scale. September 2014 14.543 WND associates planning + urban design

3 South: Lakeshore Road East, south of which is the Old Lakeshore Road Precinct which is a designated redevelopment area that presently contains low rise commercial and residential uses, and surface parking areas; East: Martha Street, east of which is a five storey retirement residence, and 12-storey residential apartment building at 395 Martha Street. Approximately 180 metres further east there is a 15-storey, and an 18- storey apartment building. West: A single storey commercial building and surface parking lots. Further west is a block of recently developed condominium developments that range in height from 12-16 storeys;

4 3 Proposed Development The proposed development consists of the redevelopment of the site for a 28-storey (approximately 86 metres) mixed-use building with commercial uses at grade and parking and condominium residential uses above, as illustrated on the concept plan prepared by RAW Architects, included with this submission package. The proposed development would comprise a total of 226 residential units of which 169 are proposed to be 1-bedroom units, and 57 are proposed to be 2-bedroom units. The total residential gross floor area would be 16,180 square metres. Additionally a total of 348 square metres of commercial floor area is proposed for the ground floor. A total gross density of 12.17 times the lot area is proposed, based on a total gross lot area of 1,359 square metres. The proposed development would be highly street-oriented. A 2.0 metre wide stratified road widening dedication is proposed along Lakeshore Road East which will result in a 2.0 metre setback of the building at grade from the current limit of the Lakeshore Road East right-of-way, with the upper storey of the podium being cantilevered over the widened portion of the sidewalk. No setback is proposed along Martha Street. Commercial entrances and windows would face directly onto both street frontages providing for a high level of animation that will support increased pedestrian activity, and enhanced crime prevention by putting more eyes on the street. The proposed development would be comprised of distinct podium and tower elements. The podium would be four storeys, and would contain retail uses at grade along Lakeshore Road East and additional retail exposure and a residential lobby along Martha Street. The second, third and fourth levels of the podium would consist of residential parking. The tower would begin at the 5 th level with a setback of three metres from the edge of the podium, rising up to 28 storeys. The typical tower floor plates would be 690 square metres, with some floors being slightly smaller or larger, providing for a very slender point tower profile. A total of 477 square metres of indoor amenity space and 504 square metres of outdoor amenity space is proposed to be located on the 5 th and 22 nd storeys. The outdoor amenity space would have direct access from each of the indoor amenity spaces. In addition, all units will have balconies or terraces to provide additional private outdoor amenity space. Vehicular access to the site is proposed via a full turn movement driveway from Martha Street which would provide access to the above and below grade portions of the parking garage. The proposed development will provide for 218 resident parking spaces. No visitor parking spaces or commercial parking spaces are proposed. In addition, 123 bicycle parking spaces will be provided, comprised of 104 resident spaces, which will be located at grade along the north side of the driveway and in the P1, P2, P3, P4, and P5 levels, and 19 visitor spaces located on the ground floor. A shared garbage collection and loading area will be fully enclosed within the podium and completely screened from the street.

5 4 Planning Policy Framework The site is subject to Provincial, Regional and local municipal planning policies, regulations and guidelines contained in the following planning documents: Provincial Policy Statement (2014); Places to Grow Growth Plan for the Greater Golden Horseshoe; The Big Move Transforming Transportation in the Greater Toronto and Hamilton Area; Halton Region Official Plan; City of Burlington Official Plan; and City of Burlington Zoning By-law 2020 Burlington Downtown Urban Design Guidelines City of Burlington Official Plan Review: Mobility Hubs Opportunities and Constraints Study The relevant policies, regulations and guideline recommendations are described in the following sections of this report along with commentary on how the proposed development responds to same. 4.1 Provincial Policy Statement The Provincial Policy Statement, 2014, ( PPS ) came into effect April 30, 2014, and is meant to provide direction on matters of Provincial interest related to land use planning and development. The document, through the Planning Act, directs that decisions affecting planning matters shall be consistent with the policy statement. The PPS supports intensification, and contains policies that encourage a mixing of uses, especially where redevelopment occurs within existing urban areas, and where services and infrastructure already exist to support growth. The following policy directives in the PPS are relevant in considering the appropriateness of the proposed development: Part IV, paragraph 4, notes that The Provincial Policy Statement focuses growth and development within urban and rural settlement areas... Part V, Section 1.1.1, provides that Healthy, liveable and safe communities are sustained by: a) Promoting efficient development and land use patterns which sustain the financial well-being of the Province and municipalities over the long term; b) Accommodating an appropriate range and mix of residential [and] employment (including industrial and commercial) [uses] to meet long-term needs; e) Promoting cost-effective development standards to minimize land consumption and servicing costs; f) Improving accessibility for persons with disabilities and older persons by identifying, preventing and removing land use barriers which restrict their full participation in society.

6 Part V, Section 1.1.2, provides that Sufficient land shall be made available to accommodate an appropriate range and mix of land uses to meet projected needs for a time horizon of up to 20 years Within settlement areas, sufficient land shall be made available through intensification and redevelopment and, if necessary, designated growth areas. Part V, Section 1.1.3.2a), provides that Land use patterns within settlement areas shall be based on: a) densities and a mix of land uses which: 1. efficiently use land and resources; 3. minimize negative impacts to air quality and climate change and promote energy efficiency; 4. support active transportation; and 5. are transit-supportive, where transit is planned, exists or may be developed. b) a range of uses and opportunities for intensification and redevelopment in accordance with criteria in policy 1.1.3.3. Part V, Section 1.1.3.3, provides that Planning authorities shall identify and promote opportunities for intensification and redevelopment where this can be accommodated taking into account existing building stock or areas. Part V, Section 1.1.3.4, provides that Appropriate development standards should be promoted which facilitate intensification, redevelopment and compact form, while maintaining appropriate levels of public health and safety. Part V, Section 1.1.3.5, provides that Planning authorities shall establish and implement minimum targets for intensification and redevelopment within built-up areas, based on local conditions. However, where provincial targets are established through provincial plans, the provincial target shall represent the minimum target for affected areas. Part V, Section 1.4.3, provides that Planning authorities shall provide for an appropriate range of housing types and densities to meet projected requirements of current and future residents of the regional market area by: b) permitting and facilitating: 1. all forms of housing required to meet the social, health and well-being requirements of current and future residents, including special needs requirements; and 2. all forms of residential intensification, including second units, and redevelopment in accordance with policy 1.1.3.3. c) directing the development of new housing towards locations where appropriate levels of infrastructure and public service facilities are or will be available to support current and projected needs;

7 d) promoting densities for new housing which efficiently use land, resources, infrastructure and public service facilities, and support the use of active transportation and transit in areas where it exists or is to be developed; and e) establishing development standards for residential intensification, redevelopment and new residential development which minimize the cost of housing and facilitate compact form, while maintaining appropriate levels of public health and safety. Part V, Section 1.6.3, provides that The use of existing infrastructure and public service facilities should be optimized. Part V, Section 1.6.5.4, provides that a land use pattern, density and mix of uses should be promoted that minimize the length and number of vehicle trips and support the use of transit and active transportation. The proposed development represents intensification within a portion of the settlement area that is also a designated growth area. It represents an efficient use of land and resources in a mature urban location where servicing and transportation infrastructure is already in place. It will contribute to reducing the need for new greenfield development in the broader region, and thus will support the long term vitality and viability of rural and agricultural areas. The proposed development will broaden the range of housing types available in Burlington, providing more choice and potentially more affordable and accessible housing options for new and existing Burlington residents, in particular older persons and young families. It also will provide for new employment and business opportunities within the grade-related non-residential space. The density and design of the proposed development will contribute to the increased use of transit in the Downtown and generally, while also encouraging and facilitating active transportation such as walking, cycling and other non-motorized modes of transportation that support healthy lifestyles. The proposed development is consistent with the policies of the PPS. 4.2 Places to Grow Growth Plan for the Greater Golden Horseshoe The Growth Plan for the Greater Golden Horseshoe ( Growth Plan ), prepared by the Ministry of Public Infrastructure Renewal, took effect on June 16, 2006, and was established under the Places to Grow Act, 2005, for municipalities within the Greater Golden Horseshoe. In 2013, the Growth Plan was amended to extend the Growth Plan's vision, policies and population and employment forecasts to 2041 to help communities across the region better plan for growth and development in a sustainable way. The Growth Plan is to be read in conjunction with the PPS. Notwithstanding, the Growth Plan prevails where there is a conflict with the PPS. The cornerstone of the Growth Plan relates to its vision for the region as it could be in 2041. Broadly, the Growth Plan envisages the Greater Golden Horseshoe as being a great place to live, offering a wide variety of choices for living in thriving, liveable, vibrant and productive urban and rural areas. These broad-brush goals are contingent upon the implementation of, and adherence to, a set of core guiding

8 principles. Chief among these guiding principles is the development of compact, vibrant and complete communities, and optimiz[ing] the use of existing and new infrastructure to support growth in a compact, efficient form. Schedule 2, the Places to Grow Concept, identifies the subject site as being within the built-up area. The subject site is also located within Downtown Burlington urban growth centre which is one of the intensification areas defined by the Growth Plan (Figure 4). Managing Growth and General Intensification Section 2.2.2, Managing Growth, identifies where and how growth should occur. Section 2.2.2.1 directs that population and employment growth will be accommodated by [in particular]: (a) directing a significant portion of new growth to the built-up areas of the community through intensification; (b) focusing intensification in intensification areas; (d) reducing dependence on the automobile through the development of mixed use, transitsupportive, pedestrian-friendly urban environments; (e) providing convenient access to intra- and inter-city transit; (g) planning and investing for a balance of jobs and housing in communities across the GGH to reduce the need for long distance commuting and to increase the modal share for transit, walking and cycling; (h) encouraging cities and towns to develop as complete communities with a diverse mix of land uses, a range and mix of employment and housing types, high quality public open space and easy access to local stores and services; [and] (i) directing development to settlement areas... Section 2.2.3, General Intensification, notes that by the year 2015 and for each year thereafter, a minimum of 40 per cent of all residential development occurring annually within each upper and singletier municipality will be within the built-up area. Section 2.2.3.6 lists the policies and strategies with which municipalities are to implement their intensification targets. In particular, subsection (e) recognizes urban growth centres, intensification corridors and major transit station areas as a key focus for development to accommodate intensification. Other relevant policies in Section 2.2.3.6 with respect to intensification include the following: b) encourage intensification generally throughout the built-up area; f) facilitate and promote intensification; g) identify the appropriate type and scale of development in intensification areas;

Site GROWTH PLAN FOR THE GREATER GOLDEN HORSESHOE SCHEDULE 2: GROWTH PLAN CONCEPT Figure 4 374 Martha Street, City of Burlington Source: Gov. Of Ontario Not to Scale. September 2014 14.543 WND planning + urban design associates

9 h) include density targets for urban growth centres where applicable, and minimum density targets for other intensification areas consistent with the planned transit service levels, and any transit-supportive land-use guidelines established by the Government of Ontario; i) plan for a range and mix of housing taking into account affordable housing needs. Section 2.2.3.7 notes that all intensification areas will be planned and designed to: a) cumulatively attract a significant portion of population and employment growth; b) provide a diverse and compatible mix of land uses, including residential and employment uses, to support vibrant neighbourhoods; c) provide high quality public open spaces with site design and urban design standards that create attractive and vibrant places; d) support transit, walking and cycling for everyday activities; e) generally achieve higher densities than the surrounding areas; f) achieve an appropriate transition of built form to adjacent areas. The proposed development conforms to the growth management and general intensification policies of the Growth Plan. The proposed development represents higher density, mixed-use intensification within an intensification area (specifically, an urban growth centre within the built up area). It will bring new residential units to Downtown Burlington, as well as employment opportunities, in a built form that will relate well to surrounding development as described in this report. It will support transit ridership, allowing for reduced automobile dependency, and support walking and cycling as viable transportation options. The proposed development will contribute to the ongoing development of a vibrant, complete community, in Downtown Burlington. Urban Growth Centre The subject site is located within the Downtown Burlington urban growth centre. Section 2.2.4 notes that urban growth centres are planned to accommodate major population and employment growth and act as focal points for investment in institutional and public services as well as commercial, recreational, cultural and entertainment uses. Section 2.2.4.5a) provides that urban growth centres will be planned to achieve, by 2031 or earlier, a minimum gross density target of 200 residents and jobs combined per hectare for Downtown Burlington. Major Transit Station Area The subject site is also located within a major transit station area associated with the John Street Downtown Bus Terminal. The Growth Plan defines major transit station areas as the area including and around any existing or planned higher order transit station within a settlement area [and that] station areas generally are defined as the area within an approximate 500 metre radius of a transit station,

10 representing about a 10-minute walk. The subject site is located approximately 250 metres east of the Bus Terminal. Section 2.2.5, entitled Major Transit Station Areas and Intensification Corridors, provides that major transit station areas will be planned to achieve increased residential and employment densities that support and ensure the viability of existing and planned transit service levels; and a mix of residential, office, institutional, and commercial development wherever appropriate. The proposed development will provide a desirable form of mixed use intensification in a major transit station area located within an urban growth centre where such growth is most encouraged by the policies of the Growth Plan. It will contribute to the creation of a vibrant, pedestrian friendly streetscape, will expand the range of housing and employment opportunities, and provide for increased use of transit and active modes of transportation such as walking and cycling. The proposed development will contribute to the realization of a compact, transit-supportive, complete community in Downtown Burlington. In summary, the proposed development represents the type of development that the Growth Plan encourages, especially within urban growth centres. Accordingly, the proposed development conforms to the policies of the Growth Plan. 4.3 The Big Move: Transforming Transportation in the Greater Toronto and Hamilton Area The Big Move Transforming Transportation in the Greater Toronto and Hamilton Area ( the Big Move ) is a statutory provincial policy document prepared under the Metrolinx Act (2008) that contains action items to develop and implement a multi-modal transportation plan for the Greater Toronto and Hamilton Area (GTAH). The Big Move identifies a comprehensive rapid transit development plan for the GTAH consisting of 60 different rapid transit lines providing connectivity throughout the region. It also identifies 51 Anchor and Gateway Mobility Hubs throughout the GTAH. These Mobility Hubs coincide with the Urban Growth Centres and significant major transit station areas and are generally defined in the Big Move as places of connectivity between regional rapid transit services, and also places where different modes of transportation, from walking to high-speed rail, come together seamlessly. The Big Move considers the area within an 800-metre radius of the transit station at the heart of a Mobility Hub as part of the Mobility Hub and these areas are generally forecasted to achieve, or have the potential to achieve, a minimum density target of approximately 10,000 people and jobs combined. Downtown Burlington is designated as an Anchor Mobility Hub on Schedule 2: 25 Year Plan for Regional Rapid Transit (Figure 5). Anchor Mobility Hubs are defined by the Big Move as hubs that have strategic importance due to their relationship with urban growth centres (UGC s), as well as Pearson Airport and Union Station due to their roles as the GTHA s primary international gateways. Urban growth centres are identified in the Growth Plan for the Greater Golden Horseshoe as focal areas for directing significant high-density employment and population growth, major transit infrastructure, and a mix of land uses such as commercial, recreational, cultural, entertainment, institutional and public services. As such, they

Site THE BIG MOVE: TRANSFORMING TRANSPORTATION IN THE GREATER TORONTO AND HAMILTON AREA SCHEDULE 2: 25 YEAR PLAN FOR REGIONAL RAPID TRANSIT Figure 5 374 Martha Street, City of Burlington Source: Metrolinx Not to Scale. September 2014 14.543 WND planning + urban design associates

11 contain current or planned major regional destinations such as major institutions, employment centres, town centres or regional shopping centres, and they have significant potential to attract and accommodate new growth and development. Anchor Hubs have the potential to transform the regional urban structure and act as anchors of the regional transportation system. Anchor Hubs are identified in Schedules 1 and 2 of the RTP. The site is located approximately 250 metres east of the John Street Downtown Bus Terminal, which is considered the center of the Downtown Burlington Anchor Mobility Hub (shown on Figure 3). Accordingly, the site is located well within the boundaries of this Anchor Mobility Hub. Section 7.10 notes that The regional rapid transit and highway network in Schedules 1 and 2 shall be incorporated into all municipal Official Plans, and these planned transit services shall be used as the basis for determining appropriate land uses and densities in conformity with the Growth Plan for the Greater Golden Horseshoe. Section 7.15 contains policies relative to the preparation of master plans for Mobility Hubs. These master plans are to intended to achieve a number of key objectives including establishing minimum density targets that are based on planned transit levels; optimizing transit-oriented development potential including incentives to achieve transit-oriented development; optimizing the trip generation benefit of the Mobility Hub including design policies to help achieve environmentally sustainable development objectives such as LEED; and, establishing a pedestrian-focussed internal movement plan that integrates public and private spaces through well designed human-scaled spaces. Section 7.20 notes that stations on the regional rapid transit network shall be planned, located and designed to, among other things, maximize transit ridership, prioritize access by transit, walking and cycling, and optimize development opportunities. The proposed development is well positioned to help implement the policy objectives of the Big Move, including the minimum density targets for Anchor Mobility Hubs, by providing higher density development that will optimize and support transit, walking and cycling in this area. It represents the optimization of a viable development opportunity that will support the continued vibrancy of the Downtown Burlington Anchor Mobility Hub for future investment. The proposed development conforms to and will help implement the Big Move s vision. 4.4 Halton Region Official Plan The Halton Region Official Plan (ROP) was partially approved by the Ontario Municipal Board for certain policies on February 4, 2014, confirming the approvals in principle granted August 9 th, 2013 and October 21 st, 2013. These current approved polices have been used to evaluate the proposed development unless otherwise noted. The following land use designations/identifications on Schedule 1: Regional Structure are relevant to the site (Figure 6): Urban Area;

Site HALTON REGION OFFICIAL PLAN SCHEDULE 1: REGIONAL STRUCTURE Figure 6 374 Martha Street, City of Burlington Source: Halton Region Not to Scale. September 2014 14.543 WND associates planning + urban design

12 Major Transit Station; Mobility Hub; Urban Growth Centre. Additionally, Schedule 3: Functional Plan of Major Transportation Facilities, identifies Lakeshore Road East as a Minor Arterial (Figure 7). The following excerpts from the ROP are relevant when considering the proposed development: Part II Basic Position Halton s Regional Structure The proposed development is located within the Halton Region Urban Area. Section 56, Table 1, indicates that Burlington is expected to increase in population from 171,000 (2006) to 193,000 persons by 2031. Table 2 indicates that Burlington is to meet a minimum intensification target of 8,300 new dwelling units constructed within its existing Built-Up Area between 2015 and 2031. Table 2a indicates that Burlington is expected to construct 2,525 units within its built boundary during the period of 2012-2017; with a further 2,758 units constructed within the 2017-2021 period The proposed development will assist in accommodating this growth in a mixed use, transit supportive form. Part III Land Stewardship Policies Land Use Designations - Urban Area Section 72 lists the objectives of the urban area as follows. Commentary with respect to how each of the policies are met is provided following each policy: 72(1) To accommodate growth in accordance with the Region s desire to improve and maintain regional unity, retain local community identity, create health communities, promote economic prosperity, maintain a high quality, sustainable natural environment, and preserve certain landscapes permanently. The proposed development represents growth inside the urban area and supports the notion of healthy communities by proposing a form and density that promotes the use of active transportation and public transit. It will support regional unity by helping to sustain the health of Downtown Burlington which is one of only three Urban Growth Centres in the Region. 72(2) To support a form of growth that is compact and supportive of transit usage and nonmotorized modes of travel, reduces the dependence on the automobile, makes efficient use of space and services, promotes live-work relationships and fosters a strong and competitive economy. The proposed development represents a compact, transit-supportive built form that maximizes the use of a site within a defined Major Transit Station Area boundary, and is located directly adjacent to a bus stop providing local and regional connections. It will take advantage of existing services, promote and facilitate live-work relationships, and provide commercial opportunities within in the building.

Site HALTON REGION OFFICIAL PLAN SCHEDULE 3: FUNCTIONAL PLAN OF MAJOR TRANSPORTATION FACILITIES Figure 7 374 Martha Street, City of Burlington Source: Halton Region Not to Scale. September 2014 14.543 WND associates planning + urban design

13 72(3) To provide a range of identifiable, inter-connected and complete communities of various sizes, types and characters, which afford maximum choices for residence, work and leisure. 72(7) To plan and invest for a balance of jobs and housing in communities across the region to reduce the need for long distance communiting and to increase the modal share for transit and active transportation The proposed development will help to realize a complete community in Downtown Burlington by creating more housing choices and new retail opportunities. It will promote transit use through its location in proximity to the John Street Downtown Bus Terminal (Mobility Hub). It also will promote and facilitate active transportation by providing bicycle parking areas for residents and visitors, as well as creating a high quality and safe pedestrian environment to promote activity throughout the day. 72(8) To promote the adaptive re-use of brownfield and greyfield areas. The site, which is currently a commercial parking lot, can be considered a greyfield. The proposed development will facilitate its redevelopment for higher order uses. 72(9) To facilitate and promote intensification and increased densities. The proposed development represents intensification and increased density within Downtown Burlington. Section 74 notes that The Urban Area is planned to accommodate the distribution of population and employment for the Region and the four Local Municipalities as shown in Table 1 and the Regional phasing as shown in Table 2a. The proposed development represents growth within the Urban Growth Centre and Mobility Hub Boundary, and accounts for almost 12% of the minimum number of new housing units to be added to the Burlington Built Up Area between 2012-2016. Intensification Areas Section 78 lists the objectives of the intensification areas. The following objectives are relevant to the proposed development: 78(1) To provide an urban form that is complementary to existing developed areas, uses space more economically, promotes live-work relationships, fosters social interaction, enhances public safety and security, reduces travel by private automobile, promotes active transportation, and is environmentally more sustainable. 78(5) To create a vibrant, diverse and pedestrian-oriented urban environment. The proposed development form will complement the surrounding tall buildings through its podiumpoint tower form, slender massing, and overall scale which will appropriately recognize its prominent gateway location. It will enhance public safety by providing eyes on the street and foster social interaction by creating a pleasant walking environment. It will promote live-work relationships and

14 transit use thereby reducing travel by private automobile. It also will facilitate active transportation by accommodating 90 bicycle racks for residents and visitors. 78(6) To cumulatively attract a significant portion of population and employment growth. The proposed development represents 12% of the minimum number of new housing units to be constructed within the Burlington Built Up Area through to 2016 (Table 2A). 78(8) To support transit and active transportation for everyday activities. The proposed development will provide for 90 bicycle parking spaces, including 10 for visitors, which will facilitate a reduction in local car trips by residents and visitors. Moreover, its location in proximity to numerous amenities will facilitate walking as a practical means of getting around. 78(9) To generally achieve higher densities than the surrounding areas. The proposed mixed-use development, at approximately 12 FSI, represents an appropriately denser form of housing than the low density areas surrounding the Downtown and much of Burlington, which are intended to remain low density. 78(11) For major transit station and intensification corridors: 78(11) (a) To achieve increased residential and employment densities in order to ensure the viability of existing and planned transit infrastructure and service. 78(11) (b) To achieve a mix of residential, office, institutional and commercial development, where appropriate. The proposed development will bring 226 residential units, and new commercial uses, to the Major Transit Station Area and Mobility Hub Area, which will support the viability of both current and proposed transit services. Section 81 notes that It is the policy of the region to: 81(1) Direct development with higher densities and mixed uses to intensification areas The proposed development will be located within a targeted intensification area, within the Urban Growth Centre boundary. Section 81(5) notes that alternative design standards for Arterial Roads through Intensification Areas [should be adopted] to promote Active Transportation, pedestrian-oriented development and transitfriendly facilities while maintaining the mobility function of the Major Arterial Road. The proposed development will incorporate a two metre stratified road widening dedication along Lakeshore Road East that will create a wider sidewalk while maintaining optimum opportunity to provide for below grade parking and above grade massing that meets the street and provides weather protection beneath the widening.

15 Section 81(7) notes that it is the policy of the Region to require the Local Municipalities to: 81(7)(d) promote development densities that will support existing and planned transit services Section 81(8) Encourage[s] the Local Municipalities to adopt parking standards and policies within Intensification Areas to promote the use of active transportation and public transit. The proposed density, which will be deployed within 250 metres of the most significant transit hub in Burlington, will support the existing and planned Burlington transit system. Furthermore, the development will promote the use of active transportation through the provision of 90 bicycle parking spaces, and a reduced parking standard that will meet the needs of the development while minimizing potential oversupply. Urban Growth Centers Section 81.1 notes that The objectives of the Urban growth Centers, as shown on Map 1, are: 81.1(1) To serve as focal areas for investment in institutional and region-wide public services, as well as commercial, recreational, cultural and entertainment uses. 81.1(2) To accommodate and support major transit infrastructure. 81.1(4) To accommodate a significant share of population and employment growth. The proposed development will help to achieve these policy objectives as it will provide for new residential and commercial development within the urban growth centre in a transit-supportive form. Section 81.3 notes it is the policy of the region to: 81.3(1) Require Urban Growth Centers to achieve a minimum development density target of 200 residents and jobs combined per gross hectare by 2031 or earlier. The proposed development represents a highly efficient, intense form of development that will help to achieve this minimum development density target for Downtown Burlington. Housing Section 84 notes that The goal for housing is to supply the people of Halton with an adequate mix and variety of housing to satisfy differing physical, social and economic needs. The proposed development will cater to a range of residents, including but not limited to meeting the needs of Burlington s growing aging population and also providing a means of potentially more affordable housing for younger residents and families, and those who require or desire proximity to transit and Downtown services. Section 85(8) encourages the building development industry to develop innovative housing design that stress flexibility in use, mix of compatible land uses, good environmental practices, universal physical

16 access, public safety and security needs, cost-efficiency, affordability and energy and natural resource conservation while maintaining sound engineering and planning principles. The proposed development represents an approach to development that adheres to well-established principles of good planning and urban design practice as described throughout this report. Section 85(13) promotes residential intensification through the development or redevelopment of brownfield and greyfield sites. The proposed development represents the redevelopment of a commercial parking lot which can be considered a greyfield site. Section 86(6) adopts the following housing targets: 86(6) a) that at least 50 percent of new housing units produced annually in Halton be in the form of townhouses or multi-storey buildings. The proposed development represents development of 226 new housing units within a multi-storey format, which will assist in achieving or surpassing the 50% minimum threshold for new multi-unit housing in Halton. Section 86(13) Encourage[s] the Local Municipalities and the development industry to provide innovative building design that will facilitate subsequent conversion to provide additional housing units. The proposed development will be designed to accommodate the potential for combining adjacent units to create larger units should future needs or desires create the demand for such larger units. Part IV Healthy Communities Policies Environmental Quality Goal and General Policies Section 140 notes The goal for environmental quality is to achieve a high-quality environment, for this and future generations, that will sustain life, maintain health and improve the quality of living. The proposed development will promote and facilitate active transportation which will support healthy living options. Air and the Ambience Section 142(5) supports urban form that will reduce long distance trip-making and the use of the private automobile. Section 142(6) promotes trips made by active transportation and public transit. The proposed development will promote the reduction of long distance private automobile trips and promote trips made by way of transit and active transportation.

17 Human Services Public Safety Section 155 notes the objective of the region is to plan for an environment with the highest level of personal safety and security for its inhabitants. The proposed development will bring eyes on the street to a currently under-utilized corner, providing improved pedestrian safety for the area. Economic Development Section 170(12) Encourage[s] the Local Municipalities to: c) Implement plans and programs for the preservation, improvement, redevelopment and/or revitalization, as the case may be, of downtown core area(s). The proposed development will support the vitality and viability of Downtown Burlington. Transportation Section 172 notes The objectives of the Region with respect to transportation, as follows: 172(2) To develop a balanced transportation system that: a) Reduces dependency on automobile use; b) Promotes active transportation 172(9.1) To ensure development is designed to support active transportation and public transit 172(10) To promote land use patterns and densities that foster strong live-work relationships and can be easily and effectively served by public transit and active transportation The proposed development will encourage and promote the use of active transportation, and public transit both inherently through its strategic location 250 metres east of the John Street Downtown Bus terminal and through the provision of on-site bicycle facilities. The proposed development also will accommodate a proposed 2.0 metre stratified land dedication along Lakeshore Road that will allow for a wider sidewalk which will promote and enhance pedestrian activity. It also will promote live-work relationships through proximity to significant clusters of commercial, office and institutional uses in the Downtown that are within a short walk of the site. Halton Region Official Plan Conformity Conclusions The proposed development conforms to the ROP, and no amendment is required. Moreover, it also will help to achieve many of the goals and objectives of the ROP, and in particular those with respect to encouraging intensification and revitalization within an urban growth centre and major transit station area/mobility hub; providing a range and mix of housing, especially in a multi-unit format; enhancing public safety; and encouraging transit, active transportation and live-work relationships while reducing automobile dependence.

18 4.5 City of Burlington Official Plan The Official Plan (1994) for the Burlington Planning Area was adopted by Council of the Corporation of the City of Burlington on July 11, 1994 through By-law 78-1994. It was subsequently approved, with modifications, by the Regional Municipality of Halton on March 5, 1997. A Five-Year Review of the Official Plan was initiated in March 2002, and amendments to the Plan were approved by City Council in October 2006. The amendments were approved by the Region of Halton in January 2008 and by the Ontario Municipal Board in October 2008. The following land use designations apply to the subject site: Mixed Use Activity Areas on Schedule A: Settlement Pattern (see Figure 8); Mixed Use Centre and Downtown Burlington Urban Growth Centre on Schedule B: Burlington Official Plan (Figure 9); Downtown Core Precinct on Schedule E: Downtown Mixed Use Centre Land Uses (Figure 10); Lakeshore Road East is designated a Minor Arterial and Martha Street is designated a Collector on Schedule K: Classification of Transportation Facilities Downtown Area (Figure 11); The following is an analysis of the policies that are relevant to the consideration of the proposed development: Preamble Section 2.2 notes that The City's location within the GTA and as part of the Greater Golden Horseshoe is expected to result in pressure on Burlington's urban lands to accommodate an increasing portion of future GTA population growth, given the continued westward expansion of the GTA and the City s strategic location in proximity to the US border. Section 2.3 notes that Burlington s population profile is aging, which is the result of an increasing elderly population and a decreasing birth rate. During the 1996 to 2001 period, the proportion of the City s population less than 50 years of age declined by 2.5% to 68.3% of the total population. The proposed development will assist in meeting the growth pressures that the City will continue to experience as a result of its positive locational attributes within the Greater Toronto Area and its nearly exhausted supply of greenfield development lands. Moreover, it will assist in meeting the needs of the City s growing elderly population, and provide a potentially more affordable, attainable and manageable form of housing for younger Burlington residents which may assist in slowing or reversing the decline of the City s population under 50 years of age. Part I Policy Framework Part I Section 2 notes that the Plan should not be regarded as a static or inflexible document that is resistant to the pressures of economic, social or environmental change during the planning period. The validity and relevance of the Plan will be maintained through a process of monitoring, review and modification, as required. As discussed in this report, the proposed Official Plan Amendment to implement the proposed development is an appropriate response to the changing environmental, social, and economic

CITY OF BURLINGTON OFFICIAL PLAN SCHEDULE A: SETTLEMENT PATTERN Figure 8 374 Martha Street, City of Burlington Site Source: City of Burlington Not to Scale. September 2014 14.453 WND associates planning + urban design

General Employment Regional Commercial Neighbourhood Commercial Mixed Use Centre Major Parks and Open Space Residential - Medium Density Residential - Low Density Residential - High Density MUC - General MUC - Employment MUC - Commercial Downtown Urban Growth Centre Boundary CITY OF BURLINGTON OFFICIAL PLAN SCHEDULE B: COMPREHENSIVE LAND USE PLAN Figure 9 374 Martha Street, City of Burlington Site Source: City of Burlington Not to Scale. September 2014 14.453 WND associates planning + urban design

DT Major Inst Precinct Waterfront West Public Lands Residential - Medium and/or High St. Lukes Neighbourhood Wellington Square Mixed Use Downtown Core Precinct Old Lakeshore Road MUC Emerald Neighbourhood Precinct Downtown Urban Growth Centre Boundary CITY OF BURLINGTON OFFICIAL PLAN SCHEDULE E: DOWNTOWN MIXED USE CENTRE LAND USES Figure 10 374 Martha Street, City of Burlington Site Source: City of Burlington Not to Scale. September 2014 14.543 WND planning + urban design associates

Other Collector Minor Arterial CITY OF BURLINGTON OFFICIAL PLAN SCHEDULE K: DOWNTOWN AREA TRANSPORTATION FACILITITES Figure 11 374 Martha Street, City of Burlington Site Source: City of Burlington Not to Scale. September 2014 14.453 WND associates planning + urban design

19 conditions both in the Burlington and broader societal context, and represents good planning. In particular, there are growing pressures to accommodate Burlington s increasing population within the existing urban envelope given the lack of greenfield development opportunities. Moreover, there is growing urgency to meet the challenges associated with rising housing and fuel costs, climate change concerns, and health and obesity issues, many of which stem from automobile-oriented development patterns. The proposed development will provide for intensification in an urbane manner that will facilitate reduced automobile use, and a greater share of walking and transit trips. Part I Sections 3.0 d), e), f) and g) contain policies relative to fostering a unique, vibrant and strong community identity ; creating a community development pattern that supports the existing business community and promotes new business development opportunities ; supporting a vigorous local economy ; and promoting safety and health in the community as well as fair access to housing, municipal services, community facilities, education facilities and economic opportunity. The proposed development will support the local economy by bringing a new pool of housing (and therefore new residents) to the east end of the downtown, and by providing for new retail opportunities at the ground level that will enhance safety and promote healthy lifestyle choices by facilitating pedestrian activity. Subsection h) promotes efficient use of land through intensification, while recognizing the need for balancing intensification with other planning considerations such as the protection of the natural environment, health and safety, and the need for compatibility with existing residential neighbourhoods. The proposed development will avoid impacts to the natural environment, and will enhance safety in the downtown by bringing animation to the streets. No residential neighbourhoods will be impacted by the proposed development given its location well within the downtown urban growth centre, which is a mixed use area buffered from residential neighbourhoods 1 by non-residential uses and tall buildings to the north and east. Part I Section 4.2 describes the existing City structure as that of a typical suburban community, and goes on to note that this development reflected the belief that there were few limits to growth and reflected the abundant supply of developable land available at the time. The policy then notes that a major shift has occurred in values and attitudes, demographics, and land use planning approaches, as the City approaches a mature state. Burlington residents are now more aware of environmental concerns, and limited resources. Furthermore, changes in demographic trends show an increasing number of smaller households and an aging population. As Burlington approaches a mature state, a significant amount of its future growth will be in the form of intensification and re-development within the existing urban boundary. With fixed urban boundaries as confirmed by the Provincial Greenbelt Plan, the challenge will be to accommodate the various demands for land while maintaining stability and compatibility. Just as the Plan candidly acknowledges that the past approach to planning for the City did not adequately contemplate the future scarcity of land for greenfield development or the issues that a 1 Residential Neighbourhood is defined in Part VIII as A residential area sharing similar characteristics, which is defined by identifiable boundaries, such as arterial or collector roads, hydro corridors, creeks or an area of non-residential uses.

20 suburban growth pattern would create, the current approach to planning must consider the need to utilize its intensification areas (which are only a very small fraction of the City s land inventory) as efficiently as possible in order to forestall the need to redevelop stable residential neighbourhoods and other sensitive areas for higher density housing in the future once intensification areas are built out. The proposed development represents the efficient use of land in the downtown in a location and form that will be compatible 2 with its surroundings and result in no adverse impacts on stable residential areas or other sensitive land uses. Part I Section 4.3 notes that Changes that are encouraged by this Plan are: i) the development of a greater diversity of housing types to meet the changing needs of the population; ii) the development of a more self-contained city by encouraging a greater live-work relationship and supporting designation of lands for a wide variety of employment uses; iii) the focusing of more intense land uses into specified mixed use centres and along certain roads; iv) a move towards a more balanced transportation system; and v) a greater emphasis on the long term preservation and conservation of significant natural features with greater public access particularly to the waterfront and reasonable and responsible access to other areas. The proposed development will contribute to diversifying the housing stock, creating a better live-work balance, focusing land uses into mixed use centres, creating a balanced transportation system, and preserving natural features and promoting access to the waterfront. Section 4.3 further notes that Demographic and economic trends project continued increases in both population and the number of employees over the next twenty years and directs population growth toward underutilized or vacant parcels in existing communities [including] the Downtown. This growth is to be mainly in the form of more compact housing in closer proximity to jobs, shopping and leisure areas. The proposed development represents an opportunity to meet the growing need for housing and employment on a vacant parcel of land in the Downtown, in a compact form. Section 4.3 further notes that Burlington's historic Downtown is to maintain its role as the city centre. Special attention will be focused on this area to revitalize it as a traditional "people place" Downtown [by] encouraging residential development, re-development and intensification in areas where appropriate, and providing a stronger link to the waterfront. 2 Compatible is defined in Part VIII as Development or re-development that is capable of co-existing in harmony with, and that will not have an undue physical (including form) or functional adverse impact on, existing or proposed development in the area or pose an unacceptable risk to environmental and/or human health. Compatibility should be evaluated in accordance with measurable/objective standards where they exist, based on criteria such as aesthetics, noise, vibration, dust, odours, traffic, safety and sun-shadowing, and the potential for serious adverse health impacts on humans or animals.

21 The proposed development will maintain and enhance the role of Downtown Burlington as the City s historic centre. It will become a landmark building on the already dynamic Burlington skyline, and create a sense of arrival from the east based on its location at the end of a view terminus along Lakeshore Road East. Also, it will result in new grade related uses and new residents in proximity to the waterfront which will help to reinforce links to it and revitalize it as a people place Part II Functional Policies Section 2.1a) notes that the City will endeavour to ensure that City operations and new development are consistent with the goals of Sustainable Development, which is defined as Development that meets the needs of the present without compromising the ability of future generations to meet their own needs. The proposed development will meet the principle of Sustainable Development in that it will facilitate an efficient form of intensification on a compact, vacant infill site that will maximize its potential and thus maintain ample development opportunities within the Downtown to meet the needs of future generations as the City continues to grow within its fixed boundaries. Section 3.1b) notes that Transportation and land use planning shall be integrated due to the link between transportation and other land uses, and the inter-dependency of land use and transportation planning decisions in relation to environmental and economic sustainability, and urban design objectives. Similarly, subsection h) notes that The concept of Context Sensitive Design 3 may be considered for road and intersection designs, particularly where serious constraints, such as environmental impacts, property impacts and cost, require flexibility in design guidelines and creative design in order to achieve an optimal solution. The proposed development represents a significant opportunity for the City to implement the concept of Context Sensitive Design given the significant property impacts that would arise from a traditional road widening land dedication along Lakeshore Boulevard. The proposed development will employ creative design to realize a better balance between transportation planning requirements and land use planning and design considerations. Specifically, it will enhance the adjacent streetscape by providing for a widened sidewalk along Lakeshore Road through a stratified land dedication while making efficient use of, and maximizing, the land above and below the sidewalk dedication for parking and building massing. This stratified land dedication approach will simultaneously provide for a widened and enhanced sidewalk, a more efficient parking garage layout, and enhanced pedestrian weather protection. Section 3.2.1d) encourages alternative travel by creating an urban environment that encourages walking, cycling and transit use and increases opportunities to live close to work and satisfy day-to-day needs locally without relying on the automobile. The proposed development will create and support a better environment for walking, cycling and transit use by improving the pedestrian environment, and adding density to the downtown. Moreover, residents of the proposed development will be a short walking distance from the existing amenities of the Downtown, while at the same time creating new amenities at grade. 3 Context Sensitive Design is defined as Roadway standards and development practices that are flexible and sensitive to community values, which allows roadway design decisions to better balance economic, social and environmental objectives.

22 Section 3.2.2j) notes that Reduced parking ratios and/or standards and/or on-street parking ratios and/or standards may be permitted subject to evaluation by the City of the appropriateness of such standards, and implemented through the approval of development applications or other City initiatives. The proposed development will incorporate a reduced parking standard that will address market demands (without oversupplying) while promoting reduced automobile ownership and dependency in the Downtown. A Traffic Impact Study, prepared by Paradigm Transportation Solutions, provides justification for this alternative parking rate and has been provided along with this submission package. Section 3.3.1c), notes that it is the City s policy to maximize the use of existing roads and rights-of-way instead of acquiring new rights-of-way and subsection h) notes that the width standards for traditional roadways and road rights-of-way should be re-evaluated, and to indicate the circumstances that reduced width standards shall be permitted. Subsection f) encourages more pedestrian oriented streetscapes. Section 3.3.2c) notes that Existing roads shall be widened equally on both sides of the road, where feasible. It may be necessary for more than half of the widening to occur on one side of the road due to topography, existing or proposed development, utilities and other constraints. Road widenings may not be required for the full widths identified in Table 2 - Road Allowance Widths. Subsection n) further notes that Roadway rights-of-way requirements shall take into consideration the needs of vehicular traffic, pedestrians, cyclists, transit, emergency response and urban design considerations including streetscape design and the provision of public vistas. Lakeshore Road is a traditionally scaled downtown street that currently provides a good balance between vehicular and pedestrian oriented modes of travel. As such, it is a valuable counterpoint to its suburban equivalents where arterial road widths emphasize vehicular movement and can deter pedestrian activity. The proposed development, through a two metre stratified land dedication along the southern frontage, will improve the pedestrian characteristics of Lakeshore Road by providing for a widening of the sidewalk. At the same time, the overall scale and intimate character of the street will be maintained by providing for development above the at-grade dedication, which also will provide weather protection, and below grade, allowing for a more efficient parking garage. The foregoing approach to land dedication will balance transportation, planning and urban design considerations, and will comply with the policies of the Official Plan. In particular, it will comply with Section 3.3.2c) which, as noted above, allows for discretion with respect to road widening dedications, acknowledging that there may be constraints that should be taken into consideration and that less than the full widths identified in Table 2 can be deemed acceptable in these circumstances. Design Section 6.0 contains policies relative to urban design considerations. Section 6.3b) notes that City Council may identify certain locations as gateways into the City or into parts of the City, and shall require distinctive design forms at these locations. Subsection c) notes that City Council may identify locations, particularly at entrances into established communities, as having landmark significance and shall ensure that these are retained through design measures.

23 Subsection e) notes that Preference will be given to community design containing more compact forms of development that support higher densities, are pedestrian oriented and encourage increased use of public transit. The proposed development is located at a landmark location at the eastern gateway to the Downtown, and will serve as a view terminus looking west along Lakeshore Road. The landmark nature of the site has been recognized in the recent Mobility Hub study prepared by BMI, which will be discussed in a latter part of this report. The proposed height, massing and high quality and distinctive urban design elements of the proposed development will appropriately recognize this landmark status while providing for higher density within excellent proximity to public transit. Section 6.5 contains a detailed list of design policies. The relevant policies are listed below with commentary with respect to how the proposed development conforms to the policy: a) The density, form, bulk, height, setbacks, spacing and materials of development are to be compatible with its surrounding area. The proposed development will be compatible with the surrounding area which, as shown on Figure 2 to this report, already includes a substantial number of tall buildings to the east, west and north of the site. The proposed development will be a tall building composed of a distinct base, tower and top. The four storey base, or podium, will address Lakeshore Road and Martha Street with good proportion while providing for active retail uses at grade, and attractively architecturally screened above-grade parking above. The tower will be slender and well-articulated, which will create an elegant profile on the skyline. The top of the tower will provide appropriate skyline presence befitting of this important location. c) The design of all buildings must recognize pedestrian scale, safety and the perception of safety and access and the preservation of public vistas and views. The pedestrian scale will be provided along Lakeshore Road and Martha Street through an animated retail frontage and residential lobby, which will have significant glazing that will enhance the perception of safety. Moreover, the proposed development will create a new view terminus of the vista looking west along Lakeshore Road East which will announce the eastern gateway to the Downtown. d) The creation of a continuous and harmonious streetscape environment shall be encouraged with emphasis on maintaining the continuity of grade-related activity areas, both inside and outside of buildings. The streetscape will be continuous across both street frontages and, as noted above, will provide for significant grade related activity. e) All developments shall be designed having regard for public transit accessibility in the Urban Planning Area, convenience and comfort, and access and parking for the physically challenged, and to ensure that the needs of persons with disabilities and other special needs groups are addressed.

24 The proposed development has a high regard for public transit accessibility. It will create a safer and more appealing streetscape with new amenities that will provide easy access to transit, and a more pleasant experience when waiting for transit. Moreover, the proposed development will be inherently accessible for persons with disabilities. Accesses to the retail units and lobby will be level with the sidewalk. All units will be accessible by elevators, and contain no internal stairs. f) City Council shall require that design plans promote public safety and security, with adequate visibility and lighting and the avoidance of secluded areas. The proposed development will enhance safety along the streets by providing for eyes on the street. h) The streetscape appearance of major, multi-purpose and minor arterial roads and collector streets shall be enhanced by encouraging buildings to present their main building facades to these roads or to enhance their treatment to avoid the appearance of blank buildings at service entrances. The building will have entrances along both frontages with no blank walls facing these areas. j) The functional and visual impact of site servicing, loading, air conditioning and ventilation equipment and waste handling facilities shall be minimized, by integrating them into the buildings main structure, by screening or by site design. The functional elements of the building will be located on the roof where they will be screened architecturally. Part III Land Use Policies Urban Planning Area Housing Intensification Section 2.5.1 contains policies relative to housing intensification. Section 2.5.2 provides 13 criteria that are intended to evaluate and protect against the impacts of intensification proposals within or adjacent to established neighbourhoods. Section 5.4.2k) notes that proposals for intensification shall be evaluated on the basis of the objectives and policies of Part III, Section 2.5. The proposed development is not located in an established neighbourhood but rather well within the Downtown and Mixed Use Centre designation. The nearest established neighbourhood is over 200 metres to the east, with the intervening area containing several tall existing apartment buildings. Accordingly, the proposed development will not have any impact on established neighbourhoods. Mixed Use Activity Areas As noted above, the subject site is located within the Mixed Use Activity Areas designation on Schedule A (Figure 9). Section 5.0 contains policies for lands within the Mixed Use Activity Area designation, which applies to the entirety of Downtown Burlington. These areas are described as locations where employment, shopping and residential uses will be developed, integrated into a compact form at higher intensities and will be pedestrian and transit oriented. The following are the relevant policies as they relate to the proposed development: Section 5.1a) and b) states that the principles of the Mixed Use Activity Areas are to, among other things, provide alternatives to low density, suburban development and encourage the efficient use of

25 physical resources and municipal services and to provide opportunities to create and/or maintain a special community identity. Section 5.2.1 states that the objectives of the Mixed Use Activity Areas are a) to encourage comprehensively planned mixed use employment, shopping and residential areas that provide for the integration of uses such as retail stores, offices, hotels, institutional and entertainment uses with residential uses in a compact urban form, while retaining compatibility with nearby land uses ; and, b) to ensure Mixed Use Activity Areas are developed in a compact urban form, are pedestrian-oriented and highly accessible by public transit, and foster community interaction. The proposed development conforms to the overall principles and objectives for the Mixed Use Areas designation. It will provide a mixed use alternative to the low density and predominantly single use form of development that exists throughout the majority of the City. It will add to the special community identity of the Downtown while maintaining compatibility with nearby land uses. Section 5.2.2d) provides that the design and development of Mixed Use Activity Areas shall promote these areas as focal points for community activities that are characterized by a compact form of development, pedestrian-orientation, greater accessibility to public transit and higher intensity development. The proposed development represents a compact, higher-intensity form of development that will be pedestrian and transit-oriented, and encourage the development of the Downtown as a focal point for community activities. Subsection l) notes the design and development of Mixed Use Activity Areas shall promote these areas as focal points for community activities that are characterized by a compact form of development, pedestrian-orientation, greater accessibility to public transit and higher intensity development. The proposed development will incorporate a tailored parking standard that will meet the parking demands of the development, while encouraging less auto dependency. In summary, the proposed development conforms to, and will help to achieve the objectives of, the Mixed Use Activity Areas land use designation policies. Mixed Use Centre As noted above, the subject site is designated Mixed Use Centre on Schedule B: Comprehensive Land Use Plan (Figure 9). Section 5.4 contains policies for lands within the Mixed Use Centre designation, which, like the Mixed Use Activity Areas designation on Schedule A, applies to the entirety of Downtown Burlington. Section 5.4.1 contains the following objectives for the Mixed Use Centre designation which are relevant to the proposed development: a) To provide locations centred at the intersection of selected major arterial roads, intermunicipal transit stations and the Downtown that will serve as areas for mixed use developments consisting of medium and high density residential, retail, service commercial, office, industrial, entertainment, community facilities and institutions, and open space uses;

26 b) To encourage higher intensity, transit-supportive and pedestrian-oriented development within Mixed Use Centres while retaining compatibility with nearby land uses; e) To ensure that the development is designed to promote personal safety. The proposed development conforms to and will help to achieve these objectives of the Mixed Use Centre designation, as discussed throughout this report. Section 5.4.2a) contains a list of permitted uses within the Mixed Use Centre designation, which includes high density residential uses and a wide range of retail, service commercial and personal service uses, among other uses. The proposed residential uses and ground floor retail/service uses are permitted within this land use designation. Sections 5.4.2c) and d) note that a range of development intensities and building heights shall be permitted within the Mixed Use Centre designation. Subsection g) contains detailed policies relative to site plan consideration within Mixed Use Centre designation, as follows: The design and development of Mixed Use Centres shall ensure compatibility between the Mixed Use Centre uses and adjacent uses. The following factors shall be considered in reviewing proposals for new and/or expanding Mixed Use Centre uses: (i) buildings should be located with their front face to the street, to provide a sense of human comfort and pedestrian scale and interest, and in close proximity to the street and transit services, wherever feasible; The proposed development will address Lakeshore Road and Martha Street with active uses and entrances. A wider sidewalk with cantilevered weather protection will create additional pedestrian comfort. (ii) the site plan for individual sites includes features to integrate the new development with surrounding uses; The proposed development will employ a podium and tower design that will facilitate its seamless integration into the Downtown streetscape and provide for the creation of an urban streetwall along Lakeshore Road. (iii) the site plan promotes safe, convenient and barrier-free pedestrian travel within the site, between the site and adjacent uses, and to and from transit stops; As noted above, the proposed development will be designed to be accessible to persons with disabilities.

27 (iv) off-street parking areas, loading areas and service areas shall be screened and landscaped; All parking will be located below or above grade and will not be visible from the street. (v) the site plan promotes public safety; The proposed development will include a highly animated and glazed ground floor that will promote safety in line with the principles of CPTED. (vi) the site plan promotes convenient access to public transit services; The proposed development will facilitate access to transit through its street oriented design. (vii) off-street parking areas shall be located in the side and rear yards; (viii) off-street parking shall be located away from adjacent residential uses; and (ix) loading areas and service areas are located to avoid conflict between pedestrian and vehicular traffic, and away from adjacent residential areas. All parking and loading will be located within the podium or below grade and will have no impact on pedestrian or vehicular traffic. Section 5.4.2h) contains policies that encourage new development to be designed to be transit and pedestrian supportive. As described throughout this report, the proposed development will be highly pedestrian and transit oriented. Subsection k) notes that proposals for intensification shall be evaluated on the basis of the objectives and policies of Part III, Section 2.5. A review of that section has been provided in an earlier section of this report. Downtown Mixed Use Centre Section 5.5 contains policies relating to the Downtown Mixed Use Centre. Section 5.5.1 contains a set of principles for development within the Downtown Mixed Use Centre, including the following that are of relevance to the proposed development: Subsection a) contains specific policies with respect to the Downtown Burlington Urban Growth Centre, which is the Provincially designated urban growth centre established by the Growth Plan, as described in an earlier section of this report and notes that the Growth Centre shall accommodate a significant share of population and employment growth within the City. The site is located well within the urban growth centre boundary, which is illustrated on Figure 9, and will contribute to its growth and development.

28 Subsection b) notes that the Downtown shall take advantage of the unique qualities that set it apart from all other areas of the City and contribute to a distinct identity. The proposed development will contribute to the special identity of the Downtown by creating a landmark building at the eastern gateway to the Downtown. Subsection c) notes that The Downtown is a lively, vibrant "people place" with a wide variety of employment, shopping, leisure, residential and tourism opportunities. The proposed development will contribute to ensuring the Downtown remains a lively, vibrant place by providing the population necessary to support local shops and services. Subsection g) notes that New development shall be of high quality design to maintain and enhance the Downtown's image as an enjoyable, safe, pedestrian-oriented place, and designed and built to complement pedestrian activity. The proposed development will be of high quality design and highly pedestrian oriented. Subsection h) notes The Downtown shall be re-developed through the infilling of existing surface parking lots, the rehabilitation of existing buildings and the intensification of under-utilized lands and buildings, in keeping with its role as Provincial Growth Centre, ensuring that such development shall encourage transit use and that an adequate supply of parking is provided. The proposed development represents intensification and infilling of an existing surface parking lot in a manner that will encourage transit use. Section 5.2.2 contains a set of objectives for the Downtown Mixed Use Centre. The following are especially relevant with respect to the proposed development: b) To establish minimum density targets for residents and jobs in accordance with the Places to Grow Growth Plan for the Greater Golden Horseshoe. e) To create a compact Downtown city core with a mix of residential, commercial and other uses, as an alternative to the car oriented shopping plazas, malls and business corridors. g) To increase the resident population and provide a variety of housing types mainly at medium and high densities that will strengthen the live/work relationship, ensure the Downtown is used after business hours, and create a local market for convenience and service goods. h) To provide commercial activity that serves the general needs of Downtown residents as well as specialized functions for the entire community. l) To establish the concept of design excellence in the Downtown to encourage long-term investment.

29 n) To create a continuous, harmonious, safe and attractive environment through streetscape, building facade improvements and the design of new buildings. o) To ensure that the density, form, bulk, height and spacing of development is compatible with the surrounding area. p) To provide an efficient and safe transportation system for the movement of people and goods that is sensitive to other Downtown goals and objectives. As discussed throughout this report, the proposed development will meet all of these objectives. Section 5.5.3 contains general policies relative to the Mixed Use Centre designation. In particular, the following policies are relevant to the proposed development: Subsection b) notes that the intensification target for the Downtown Burlington urban growth centre is a minimum gross density of 200 residents and jobs per hectare in accordance with the Places to Grow Growth Plan for the Greater Golden Horseshoe, 2006. Subsection c) notes that higher densities and intensities will be encouraged within certain precincts of the Downtown Mixed Use Centre. Subsection h) notes that retail stores, offices, hotels, institutional and entertainment uses shall be integrated with residential uses, community facilities and open space. The proposed development will contribute to achieving these minimum density targets and mix of uses within an area of the Downtown that is designated for and intended to accommodate such growth. Downtown Core Precinct Land Use Designation As noted previously, the site is designated Downtown Core Precinct on Schedule E: Downtown Mixed Use Centre Land Uses (Figure 10). Section 5.5.8 contains policies that are specific to the Downtown Core Precinct land use designation. The following policies are specifically relevant to the proposed development: Section 5.5.8.1b) notes that it is an objective To require a high standard of design for new buildings in order to provide a sense of place, compatibility with existing development and a sense of pedestrian scale and comfort. As noted, the proposed development will be of high quality, and is being advanced by a well-respected developer and an award winning architectural firm. It will provide a sense of place at this important corner, while providing compatibility with existing surrounding development and a comfortable pedestrian environment. Section 5.5.8.2a) contains a list of permitted uses, and includes, among other, commercial activities including local service and retail uses to office and administration uses and high-density residential apartment uses, among other uses. The proposed mix of uses is permitted in this land use designation.

30 Subsection b) contains height and density policies, and specifies a maximum height of four storeys. It also provides that taller buildings up to a maximum height of eight storeys and 29 metres may be permitted where they provide compatibility with surrounding land uses and a sense of pedestrian scale by the use of terracing above the second floor, and subject to the community benefits provisions of Part VI, Subsection 2.3 of this Plan. The policy also includes a minimum density of 51 units per hectare, and a minimum height of two storeys. Subsection c) limits floor area ratio to a maximum of 4.0:1, but provides that higher floor area ratios may be permitted in conjunction with the provisions of clause b) above. The proposed development will be 28 storeys and 86.37 metres in height, with an FSI of 12. An Official Plan Amendment application has been provided in order to recognize this specific height and density. The proposed height and density are appropriate for all the reasons noted in this report, including in particular: its location at the eastern gateway into the Downtown, and at a view terminus for Lakeshore Road on the westbound approach into the Downtown; its location within Burlington s only Urban Growth Centre and Anchor Mobility hub, and within a major transit station area; Its significant separation from and lack of impacts on stable residential neighbourhoods, the closest being over 200 metres to the east with existing tall buildings located within the intervening area; its Downtown Core Precinct designation which is one of the few land use designations within the Downtown that are not considered to be stable and are intended to accommodate the bulk of the growth needed to achieve the minimum intensification thresholds required by Provincial policy; its general consistency and compatibility with the height and form of other tall buildings in the downtown, including within the Wellington Square Precinct, and the cluster of recently developed mixed use buildings immediately to the west along Lakeshore Road. Subsection d) provides that retail or service commercial uses are required continuously at grade along public streets in residential or office buildings and in parking garages, expect where bordering residential precincts. The proposed development will include retail and/or service commercial uses at grade along Lakeshore Road, and partially along Martha Street, with the balance of that frontage occupied by the residential lobby and drive aisle. Subsection e) notes that buildings shall be required to be constructed to the street line with no surface parking permitted, except for loading and emergency vehicles. The proposed development will be located at the street lines. On Lakeshore Road, a two metre wide stratified widening is proposed in order to facilitate the creation of sider sidewalks and a weather protected promenade. Subsection f) notes that on-site parking is not required for non-residential uses.

31 No on-site parking will be provided for non-residential uses. Subsection i) notes that applications for increased building heights for mid- to high-rise buildings in the Downtown Core Precinct may be required to provide an angular plane study, identifying visual, sun shadowing and wind impacts, and demonstrating how such impacts can be mitigated to acceptable levels. In order to assist in reviewing the merits of the proposed development the submission package includes renderings, a shadow study, and wind study which are summarized in a subsequent section of this report. Official Plan Conformity Conclusions The proposed development conforms closely to overall policy framework in the Official Plan, which encourages the development of dense, tall, pedestrian and transit-oriented development within the Downtown Burlington Urban Growth Centre; however, in order to permit the proposed development an Official Plan Amendment is required in order to recognize the specific height of the proposed development, which is greater than permitted by policy 5.5.8.2b). A draft Official Plan Amendment is included with this submission package. 4.6 Burlington Downtown Urban Design Guidelines The City of Burlington Downtown Urban Design Guidelines (UDG) are a document intended to supplement the Official Plan and Zoning By-law by providing additional details on what is intended to be desirable built-form within the Burlington Downtown. The current UDG were adopted by Council October 10, 2006 and were prepared by Brook Mcillroy Planning + Urban Design. While adopted by Council, the UDG are not policies of the Official Plan, and do not have the force of policies, but contain several guideline recommendations relevant to the proposed development, and the relevant excerpts have been included below: Policies 3.2.2 and 5.2 relate to guiding built form in areas that are considered to be view terminus areas. View termini resulting from T-intersections such as Maria, James, and Pine at Brant as well as those observed in the bends in Lakeshore Road between Brant and Torrance Street are also important new view termini to be considered in the placement and design of built form They offer an opportunity for visual interest and can act as orienting devices. Treatments can include architectural elements including main entrances, signage, advertising, monuments, and art installations The subject site is located at one of the view termini noted above and provides an exciting opportunity for defining the eastern gateway of Downtown with a tall, well-designed building that will create visual interest, contribute to place making and assist in orientation. Policy 3.2.3 Parking Lots

32 Vast Expanses of surface parking are aesthetically unappealing, result in uninteresting streetscapes, limit the possible intensity of uses and foster the heat island effect. Over time, surface parking lots should be replaced with underground or above-ground facilities as per transportation studies conducted by the City. The proposed built form represents a significant improvement over the current existing condition of the subject site, replacing a surface parking lot with a modern, compact mixed use form. Policy 3.2.4 refers to the provision of open/civic spaces and pedestrian networks. Generally, pedestrian comfort could be further improved by extending existing tree lines along sidewalks, encouraging further plantings on public and private properties and adopting a palette of high quality, consistent streetscape treatments The proposed development aims to create an enhanced pedestrian environment, one that promotes and encourages walking and active transportation through the provision of facilities for bicycles, highquality paving and surface treatments, at-grade transparent glazing on the building, and landscaping. Policy 3.2.5 Streets- Differing Qualities Through public realm improvements and redevelopment, the objective should be to turn C streets to A or B streets Both Lakeshore Road and Martha Street are currently designated as a condition C streets, in the Burlington Downtown UDG, defining them as having fast traffic, narrow sidewalks, blank facades and rears of buildings; as well as highlighting the importance of improving the public and private realm of these areas when redevelopment takes place. Through the provision of a building setback and overhang along the Lakeshore Road frontage, along with at-grade retail space, the proposed development will foster a stronger, safer pedestrian experience for this arterial road. Along Martha Street, various streetscape improvements are planned, including the provision of street trees and furniture, and the use of high quality paving materials. Policies 5.4.4, 5.4.6, and 5.7.1 speak to the use of glazing as the predominant material at-grade and the creation of an active, animated street frontage. The first floor requires transparency and access to animate the public realm and should generally correspond to existing at-grade uses and street character. Facades facing a public street or public area should incorporate 60% glazing at-grade to encourage pedestrian activity and safety. Glass should be the dominant material on facades facing a public street. Parking within a structure should be animated or with store frontages screened from view at sidewalk level.

33 The proposed development provides for 5 levels of underground parking, at grade animated retail use, and 3 additional storeys of parking from the second to fourth storey. This above grade parking will be screened from the pedestrian realm through high quality architectural styling, as well as a building overhang along the Lakeshore Road frontage. The at-grade level features a high degree of glazing to provide maximum eyes on the street for pedestrian safety, along with animating the pedestrian experience. Policy 5.4.5 addresses the desire for covered pedestrian walkways as a means of weather protection, and the creation of a safe, desirable pedestrian experience. Colonnades, covered walkways and porticoes are recommended as a means of weather protection and add articulation to the building elevation. These building projections should be allowed to project beyond the minimum front setback line, but should not extend beyond the front property line. The cantilevered podium massing will provide for weather protection over the widened, stratified portion of the Lakeshore Road sidewalk. Policy 5.6.2 addresses visual angular plane analysis, and its role in creating an appropriately scaled building envelope. Visual Angular Plane Analysis should be used for determining the appropriate building envelope for a specific site. Visual Angular Plane Analysis determines the building envelope utilizing a site cross-section and drawing a 45-degree angle measured from the property boundary located directly across the street of the proposed development. The line extension of this angle determines the overall maximum building massing along that frontage. Additional building height can be achieved with building stepbacks In order to create a desirable human scale and provide an appropriate transition to surrounding uses, the building podium has been designed to be well within this 45-degree angular plane. The point tower is set back approximately 3 metres from the front of the podium to minimize the perception of upper storeys from the pedestrian vantage (5.7.2) while still creating an attractive visual street wall. Policies 5.6.6 and 5.7.4 speak to the provision of roof amenity areas and balconies for residents. Roofs and terraces should be useable for private and communal outdoor patios, decks and gardens Balconies should be provided for residential units, wherever possible. They should be designed as an integral part of the building rather than appearing to be unresolved additions. Roofs and terraces should be useable for private and communal outdoor patios, decks and gardens. The proposed development provides for 626 square metres of outdoor amenity space (on levels 5 and 22). This outdoor amenity space will provide a social interaction place for residents and provide outdoor living space in addition to private balconies.

34 In summary, the proposed development has regard for the UDG and will help to implement many of its key recommendations. 4.7 City of Burlington Official Plan Review: Mobility Hubs Opportunities and Constraints Study The Mobility Hubs Opportunities and Constraints Study ( the Study ) was prepared by Brook McIlroy/ARUP with the purpose of identifying opportunites and constraints related to the development of Burlignton s mobility hubs. It contains recommendations relevant to the proposed development, and as such they are included below for reference. Section 1.4.2 outlines the location and key characteristics of each hub and outlines the current shortfall of the Downtown Burlington mobility hub area in regards to appropriate density, noting a significant increase in density will be required to achieve the targets recommended through Places to Grow and Metrolinx s Mobility Hub Guidelines. Furthermore, it outlines that All four mobility hubs fall significantly short of the desired transit mode share targets, and will require a major shift in existing cardominant character of the hub to a more transit, pedestrian, and cycling-oriented hub. The proposed development will help to achieve the density target for the Downtown Burlington Mobility Hub. Moreover, it is highly transit supportive and will increase the transportation modal split for the area by providing a high-quality pedestrian environment and provisions for facilitating active transportation. Section 5.0 provides general guidance for each of the Mobility Hub areas, and recommends to Redevelop surface lots at Brock Avenue/Ontario Street, Martha Street and City Owned land within the Burlington Downtown specific policies. It further defines the East and western entryways [to Downtown Burlington] on Lakeshore Road as specific entryways. These are described as vital areas that announce arrival through landmark buildings, plazas, public art, landscaping, enhanced streetscaping and wayfinding (Figure 13). The proposed development will be a landmark building through its height, tall slender massing, orientation, design quality, and its location at a prominent view terminus for those approaching the Downtown from the east along Lakeshore Road East. It will signal and reinforce the transition from a suburban environment (east of the kink in Lakeshore Road) to an urban downtown area as one rounds the corner. Section 5.3 provides detailed guidance for the Downtown Burlington Mobility Hub area. Section 5.3.1 outlines several opportunity sites for redevelopment, highlighting Surface parking areas at Martha Street as a key location for redevelopment. The subject site is also highlighted as a Node/Entryway under section 5.3.1, promoting its opportunity for a landmark building which reinforces the node. As noted above, the proposed development will be a landmark building that reinforces this node. Section 5.6 provides over-arching directions to be integrated into the official plan, and will provide the foundation for the hub-specific directions. In regards to Placemaking, it states that:

5.3 Downtown Burlington Mobility Hub Boundaries 5.3 Downtown Burlington Opportuni es and Constraints CITY OF BURLINGTON Site MOBILITY HUB OPPORTUNITIES AND CONSTRAINTS STUDYNot to Scale. September 2014 14.543 Figure 13 374 Martha Street, City of Burlington WND associates planning + urban design

35 New development in the mobility hubs should demonstrate exemplary urban design in all public and private realm elements, including built form, streetscapes and open spaces. All at-grade uses should provide a strong connection to the street and a positive pedestrian experience. In regards to Built Form: Built form should support attractive, pedestrian-oriented streets and open spaces. Building design at grade, including glazing, active uses, patios, etc. should create a positive interface between the public and private realm, and ensure safety through casual surveillance. In summary, the proposed development will create a defining landmark entryway to the Downtown and represents a significant opportunity for enhancing and reinforcing it as one of the western GTA s key Mobility Hubs. Its proposed density and proximity to transit highlights a commitment to transitsupportive development, active transportation and the creation of a high-quality, safe pedestrian experience. 5 Zoning The subject site is located within a Downtown Core (DC) Zone under the City of Burlington Zoning By-law 2020 (Figure 12). There no site specific exceptions applicable to the site. The zoning permits a wide range of uses including Dwelling Units within Apartment Buildings, Retail, Commercial, Service Commercial, Community, Office, and Entertainment and Recreation uses. For reference, the applicable zoning provisions for the DC zone are outlined below: 4.1 Lot Width, Area and Yards Regulation Requirement Lot Width 7.5 meters Lot Area No minimum Yard Abutting a Street Floors 1-4: Minimum: 0m (Diagram 6A) Maximum for first floor only: 1m (Diagram 6A) Rear Yard & Side Yard None required Yard Abutting a Residential, DRM of DRL Zone 3m 4.2 Building Height Minimum 2 Storeys (1 st and 2 nd Storeys 4.5m Each) Maximum 4 Storeys and 15m The floor area of the second, third and fourth storeys of a building containing more than one storey must be at least 50% of the floor area of the first storey. 4.3 Floor Area Ratio and Density Floor Area Ratio 4.0:1 Maximum

CITY OF BURLINGTON ZONING BYLAW 2020 Figure 12 374 Martha Street, City of Burlington Site Source: City of Burlington Not to Scale. September 2014 14.543 WND planning + urban design associates