Re: 484-490 Plains Road East Rezoning & Official Plan Amendment File: REQUEST FOR COMMENTS Application for Official Plan and Zoning By-law Amendment to permit the development of 2 eight-storey, mixed use buildings with 280 residential units and 117 stacked townhouse units. 905-335-7600 ext. 7788 905-335-7880 Melissa.morgan@burlington.ca Circulation Date: November 17, 2017 REPLY DATE: December 18, 2017 Reply To: Melissa Morgan (phone, fax, email info above) If comments are not received by the noted REPLY DATE, we will assume that you have no comments. DISTRIBUTION Required J. Ridge, City Manager N. Shea Nicol, Director of Legal Services and City Solicitor V. Aykroyd, Site Engineering/Landscaping A. Moore, Coordinator of Collections / C. Gosse, Financial Analyst I. Cameron, Business Development Manager (BEDC) C. Glenn, Director of Parks & Recreation R. Peachey, Manager Parks & Open Spaces, Capital Works R. Monteith, Deputy Chief Fire C. Lahey, Fire Prevention Officer K. Edgcumbe, Manager of Transportation Services Optional G. Rowland, Supervisor of Transit Planning & Scheduling Cary Clark, Manager, Capital Works A. Capone, Coordinator of Site Engineering S. Kade, Coordinator of Zoning T. Evershed, Special Business Area Coordinator R. Bustamante, Manager of Policy, Mobility Hubs External K. Moore, Planner - Halton Regional Police *C. Benson, Acting Director of Planning Services - Region of Halton (*5 copies) X Burlington Hydro Incorporated * TransCanada Pipelines, c/o Lehman & Associates X Union Gas - Hamilton Enbridge Pipelines X * Halton District School Board Trans-Northern Pipelines X * Halton Catholic District School Board Sun Canadian Pipe Line * Ministry of Transportation St. Catharines * Bay Area Restoration Council * Ministry of Transportation Downsview * Chamber of Commerce, Attn: Keith Hoey, President Conservation Halton * Burlington Downtown BIA * Niagara Escarpment Commission X * Aldershot BIA X * Canada Mortgage and Housing * Waterfront Advisory Committee Acting Policy Mgr., Plng * Hydro One Inc. Heritage Burlington LACAC Thomas Douglas, Planning X * Metrolinx Heritage Burlington LACAC Amber LaPointe, Clerks X Canada Post, Huron Division X * Sustainable Development Cttee Leah Smith X Bell Network Services X * Burlington Cycling Cttee Jo-Anne Rudy, Clerks * Canadian National Railways Other: * Canadian Pacific Railway Other: ETR 407 For Information Only * Bell Canada Right-of-Way Call Centres * Orchard Residents Association c/o Darrin Heynings X * Conseil Scolaire Public de District du Centre-Sud-Ouest * North Aldershot Leaders c/o Councillor Craven X * Conseil Scolaire de District Catholique Centre-Sud Other: [*NOTE: Link to Specific Notations for Distribution]
PLANNING & BUILDING DEPARTMENT REQUEST FOR COMMENTS Date: November 17, 2017 Re: 484-490 Plains Road East File: Application: Rezoning and Official Plan Amendment Applicant: National Homes Contact Person (Agent): Glen Schnarr & Associates Inc. Name: Mark Bradley Address: 10 Kingsbridge Garden Circle, Suite 700, Mississauga, ON L5R 3K6 Phone No.: 905-568-8888 Email: markb@gsai.ca DESCRIPTION OF SITE: The subject properties, known as 484-490 Plains Road East, are located on the south side of Plains Road East and are currently developed with a Bingo Hall and a commercial plaza. The lands are approximately 1.84 hectares in size. The area is depicted on Sketch No. 1 accompanying this notice. DESCRIPTION OF APPLICATIONS: Application by Glen Schnarr & Associates Inc. on behalf of National Homes (applicant) for an Official Plan Amendment and Zoning By-law Amendment to permit the development of two eight-storey mixed use buildings with a proposed density of 216 units per hectare and a proposed Floor Area Ratio of 2.14:1 that will include 998.5 square metres of commercial uses on the ground floor and 280 units of residential above. The proposal also includes 117 stacked townhouse units at the rear of the property which will be three storeys of living space and one storey of rooftop amenity space. The applications also propose 31 surface, 421 underground and 12 lay-by parking spaces. In order to facilitate the proposed development, the applicant has submitted an Official Plan Amendment application to allow for site specific provisions relating to height and density and a Zoning By-law Amendment application to rezone the lands to Mixed Use Corridor General (MXG) Zone with site specific provisions. OFFICIAL PLAN AND ZONING BY-LAW: The subject lands are designated Mixed Use Corridor General within the City s Official Plan. Permitted uses within this designation include a range of retail, service commercial and personal service uses; financial institutions; a broad range of office uses; employment, entertainment, recreation and other community facilities such as day care centre; medium and high density residential uses and to a limited extent, low density residential uses. The subject lands are currently zoned Mixed Use Corridor General (MXG). Permitted uses within the MXG zone include a range of retail commercial, service commercial, office, community, hospitality, automotive, entertainment and recreation and residential uses.the Mixed Use Corridor designation permits a maximum height of six storeys, a Floor Area Ratio of 1.5:1 and a maximum density of 51-185 units per hectare. The proposed development is not in keeping with the Official Plan or Zoning By-law. Official Plan Amendment and Zoning By-law Amendment applications have therefore been submitted. Request for Comments -2- Date: November 17, 2017
Sketch No. 2 shows the proposed development. The following documentation and plans were submitted in support of the applications. This information can also be accessed at: www.burlington.ca/484plainsroad Planning Justification Report, Prepared by Glen Schnarr & Associates Ltd., dated November 2017 o This report notes that the development proposal meets provincial and regional policy requirements, however an Official Plan Amendment and a Zoning By-law Amendment are required in order to facilitate the proposal. Phase I Environmental Site Assessment, prepared by WSP Canada Inc., dated July 2017 o Concludes that there are Areas of Potential Environmental Concern and further investigation is recommended. Urban Design Brief, prepared by Kirkor Architects and Planners, dated October 2017 o Outlines proposed design features and conformity with Urban Design Guidelines. Site Plan, prepared by Kirkor Architects and Planners, dated October 2017 Parking Plans and Floor Plans, prepared by Kirkor Architects and Planners, dated October 2017 Building Elevations, prepared by Kirkor Architects and Planners, dated October 2017 Shadow Study, prepared by Kirkor Architects and Planners, dated October 2017 Functional Servicing and Stormwater Management Report, prepared by Urbantech, dated October 2017 o Concludes that the development should be serviceable according to current requirements. Report includes the following appendices, which should be reviewed in conjunction with the report: Servicing Plan, dated September 2017 Grading Plan, dated September 2017 Existing Conditions and Removals Plan, dated September 2017 Pre-development Storm Drainage Plan, dated September 2017 Post-development Storm Drainage Concept, dated September 2017 Tree Inventory and Preservation Plan, prepared by Strybos Barron King Landscape Architecture, dated July 2017 Landscape Concept Plan, prepared by Strybos Barron King Landscape Architecture, dated June 2017 Transportation Impact Study, prepared by BA Group, dated October 2017 o Concludes that the site traffic can be appropriately accommodated at the study area intersections, waste collection will be possible internally and the proposed parking is adequate. Geotechnical Investigation, prepared by WSP Canada Inc., dated October 2017 Environmental Noise Feasibility Study, prepared by Valcoustics Canada Ltd., dated October 2017 o Concludes that applicable transportation noise source guideline limits can be met if certain measures are taken, which are outlined in the report. Hydrogeological Study, prepared by WSP Canada Inc., dated October 2017 Request for Comments -3- Date: November 17, 2017
Planning Zoning Site Engineering Landscaping Transportation Capital Works Fire Dept. Halton Region The supporting documentation and plans will be circulated as listed below: Document Name Planning Justification Report 2 1 1 1 3 OPA and ZBLA Application Form 1 5 Phase I ESA 1 2 1 Urban Design Brief 2 3 Site Plan, Floor Plans and Elevations 2 1 2 1 1 1 1 5 Functional Servicing Report (Includes Grading 1 2 1 1 3 Plan, Servicing Plan, Removals, Stormwater Management Plans) Tree Inventory and Preservation Plan, Landscape 1 2 1 1 2 Concept Plan Transportation Impact Study 1 2 1 2 Environmental Noise Feasibility Study 1 2 3 Geotechnical Investigation 1 1 2 Hydrogeological Study 1 1 3 RESPONSE DEADLINE: December 18, 2017 Planning staff intend to complete a report on this application in Spring 2018. In order to keep within this time frame, it will be necessary to receive your written comments by December 18, 2017. Please advise if you are unable to meet this deadline. If no response is received by this date, it will be assumed that you do not have any comments. Should you have any questions, please do not hesitate to call me at (905) 335-7600 Ext. 7788. Please forward a copy of your comments to Curt Benson, Director of Planning Services, Regional Municipality of Halton,1151 Bronte Road, Oakville, Ontario, L6M 3L1 (p: 905.825.6000) (email: Curt.Benson@halton.ca). Yours truly, Melissa Morgan Planner II, Development Review T:\P&B\pla\Melissa Morgan\Development Planning Applications\RZ OPA Plains Road East 484-490\Circulations Request for Comments -4- Date: November 17, 2017
Request for Comments -5- Date: November 17, 2017
Request for Comments -6- Date: November 17, 2017