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Planning Justification Report – 1215 Appleby Line July 5th, 2013 Planning Justification Report Proposed Zoning By ‐ law Amendment 1215 Appleby Line, Burlington ON Prepared for: 2145489 Ontario Inc. c/o OMS Management Services Inc. Prepared By: John D. Rogers & Associates Inc. 34 Thomas Street, Mississauga, L5M 1Y5 Tel: 905 812 ‐ 3900 Fax 905 812 ‐ 2770
[email protected] Planning Justification Report Page 1 1.0 Introduction John D. Rogers & Associates Inc. has been retained by 2145489 Ontario Inc. c/o OMS Management Services Inc. to assist in the preparation of a Zoning By ‐ law Amendment. The purpose of the ZBA is to permit a hotel, bank, and limited retail uses as well as reduced parking on lands located in the City of Burlington, herein referred to as the ‘Subject Lands’. The proposal will seek to permit additional uses under the MXE zone and to provide a minimum parking requirement based on shared parking principles. In preparation of this report, a detailed review of the Provincial Policy Statement (PPS), Halton Region Official Plan, City of Burlington Official Plan, and the City of Burlington Zoning By ‐ law 2020 was conducted in order to determine justification and support for the development proposal and Zoning By ‐ law Amendment. 2.0 Site Description & Surrounding Lands The Subject Lands are located North of the Queen Elizabeth Way, South of Mainway, East of Appleby Line, West of Appleby Creek and are municipally addressed 1215 Appleby Line in the City of Burlington. The lands are generally rectangular in shape, approximately 3 acres in size and are currently undeveloped. The adjacent lands to the north contain a car wash and automobile service uses. The adjacent lands to the south contain a large storage facility and an A&W restaurant. Further south of the storage facility lands is the Appleby Ice Centre; a City of Burlington Hockey Arena containing four ice rinks. The lands are bound by Appleby Creek to the east and Appleby Line, a regionally owned road to the west. An aerial photo of the subject lands and surrounding neighborhood is shown in Figure 2 ‐ 1. Figure 2 ‐ 1 Aerial Photo Source: Google Earth 3.0 Development Proposal The land owners seek approval to permit a mixed use development consisting of employment, service commercial and retail uses. The primary use on the site will be a six storey hotel situated along the rear property line. The Hotel will provide a much needed overnight Planning Justification Report Page 2 accommodation use for the immediate area including surrounding businesses and offices and will support the existing Appleby Ice Centre during hockey tournaments and other short ‐ term events. The development proposal also includes a standard and convenience restaurant along the Appleby Line frontage that will support the surrounding residential neighborhood, local employment uses as well as the patrons of the Hotel. Along the northerly property line is a proposed single storey building providing limited retail uses that will serve the needs of the surrounding residential uses, employment uses and the proposed hotel. The proposed development is shown on the conceptual site plan layout in Table 3 ‐ 1. The Zoning By ‐ law Amendment Application seeks the approval to provide additional uses within the MXE zone including a hotel, bank, and retail stores subject to a maximum total floor area of 500m2. In addition to the added uses, the ZBA seeks the approval for a reduction in the required parking as is outlined the submitted Transportation Impact Statement prepared by Dillon Consultants. Appleby Line is a major arterial road within the City of Burlington and serves as a transportation corridor for residents within the surrounding residential communities to and from the Queen Elizabeth Way (QEW) access. The goal of the development and ZBA proposal is to provide a mix of uses that will serve both the surrounding employment lands such as the Appleby Ice Centre and those residents that travel along the Appleby Line corridor on a daily basis. Furthermore the development proposal seeks to provide a mix of uses which also compliment and serve one other within the site. Table 3 ‐ 1 Proposed Conceptual Site Plan Layout 4.0 Provincial Policy Statement The Provincial Policy Statement (PPS) provides policy direction on matters of Provincial interest related to land use planning and land development. The PPS also provides direction on Employment Areas and defines an Employment Area as those areas designated in an Official Plan for clusters of business and economic activity including but not limited to manufacturing, warehousing, offices and associated retail and ancillary uses. The ZBA application seeks the approval to permit a hotel, bank and limited retail uses on the subject lands with a maximum total GFA of
