2. CONCEPTION PLANNING LTD. JUSTIFICATION REPORT – 71 Plains Road East
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TABLEOF CONTENTS
1. INTRODUCTION
1.1 Location
1.2 Site and Neighbourhood Description
2. PLANNING POLICY FRAMEWORK
2.1 Provincial Policy Statement
2.2 Places to Grow – Growth Plan for the Greater Golden Horseshoe
2.3 The Halton Region Official Plan
2.4 The City of Burlington Official Plan
2.5 City of Burlington Zoning By-law 2020
3. SUPPORTING STUDIES
3.1 Parking Analysis
4. PROPOSED DEVELOPMENT
4.1 Overview
5. CONCLUSION
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1. INTRODUCTION
Conception Planning Limited on behalf of 246813 Ontario Ltd. (“the applicant”) is seeking preliminary site plan
approval for the subject lands at 71 Plains Road East in Burlington, Ontario. Having prepared and designed an
independent professional plan, Conception Planning Limited is proposing a 713 square metre, 2 storey structure
serving as mixed use on the currently vacant lands of 71 Plains Road East. The planned structure and lot is to
accommodate eleven (11) residents, and on main level will accommodate two (2) commercial units.
The purpose of this report is to provide an overview of the subject lands and a detailed description of the proposal,
as well as a detailed review of the applicable land use planning policy framework. The report will conclude with the
planning rationale in support of the subject proposal.
1.1 Location
The subject lands are located in the Aldershot community in the City of Burlington on Plains Road East. The Lands
are municipally known as 71 Plains Road East and legally described as Part of Lots 7, 8, and 9, City of Burlington,
Regional Municipality of Halton. The Site is conveniently located two blocks from Waterdown Road, providing easy
access to the 403 which connects to the Greater Toronto Area to the north east and Hamilton and Niagara Regions
to the south. Figure 1 & 2 belowis a map and aerial photo with the subject lands highlighted in the Aldershot
Community of the City of Burlington.
SUBJECT
LANDS
Figure 1: Street Map image of the Subject Lands and surrounding
4. CONCEPTION PLANNING LTD. JUSTIFICATION REPORT – 71 Plains Road East
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1.2 Site and Neighbourhood Description
The subject lands are rectangular in shape, measuring 69.43m along Plains Rd. E. and 52.22m along Clearview Ave.
for an approximate area of 0.359 ha (0.888 ac). The property is slightly elevated in the west corner of the lot near
the existing R2.1 Residential lot. The site is surrounded as follows:
To the south west is an existing Mixed Use (MXE) lot containing an establishment for adult entertainment;
To the east across Clearview Avenue is an existing Mixed Use (MXG) two (2) storey with retail commercial
on the main floor with few residences on the second floor;
To the south east across Plains Road East from the subject lands are existing Residential (RM1-346) single
family homes.
The property is currently vacant with only some wild grown grasses and very little bush. The subject lands by
example from these following photos provide the supporting conclusion that the topography is predominantly flat
and with its current drainage of the site flows towards Plains Road East. The soils are Sandy Loam in and around the
site. Mature vegetation exists on properties abutting the site only (mainly accounting for the Residential to the rear)
and along the Right Of Way are nine (9) existing semi-mature trees planted just off the property line. Below are
photos of the subject lands with adjacent properties.
SUBJECT
LANDS
Figure 2: Aerial Photo of the Subject Lands
5. CONCEPTION PLANNING LTD. JUSTIFICATION REPORT – 71 Plains Road East
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s
1) Looking west
directly at
subject lands
from across
Plains Road
East.
2) Looking north
on the subject
lands from the
south corner of
the site.
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3) Looking north
westerly along
the Clearview Ave
portion abutting
the subject lands.
2) View from east
corner of the site
across Clearview
Ave to the
existing Mixed
Use property.
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2.1 Provincial Policy Statement (PPS)
The provincial Policy Statement provides policy direction on matters of Provincial Interest regarding land use
planning and development and sets the policy foundation for regulating land use and development of land. The PPS
was issued under Section 3 of the Planning Act. In this regard this now requires that the land use planning decisions
be consistent with the PPS.
The PPS focuses growth within settlement areas and away from significant or sensitive resources and areas which
may pose a risk to public health and safety. It recognizes that the wise management of development may involve
directing, promoting or sustaining growth. Land use management must be carefully managed to accommodate
appropriate development to meet the full range of current and future needs, while achieving efficient development
patterns.
The following PPS policies are applicable to the proposed development
1.1.1 Healthy, liveable and safe communities are sustained:
Comment: The proposed development is an efficient form of development and has a land use pattern that will
sustain the financial well-being of the Province and the municipality over the long term. The subject lands is located
within a built-up area of mixed uses ranging from single family residential to commercial and does not cause any
environmental or public health safety concerns.
3) View from
south corner on
Plains Road East
Looking towards
Waterdown Rd
and Plains Rd E
intersection
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1.1.3.1 Settlementareas shall be the focus of growth and their vitality and regeneration shall be promoted:
Comment: The proposed development is to be promoted as it is located within a settlement area and will ensure the
settlement area remains the focus of growth and that its vitality and regeneration can occur.
1.1.3.3 Planning authorities shall identify and promote opportunities for intensification and redevelopment:
Comment: The proposed development is an example of a way in which a municipality can support an appropriate
mild form of residential intensification. The development will allow for the construction of a 2 storey structure to
accommodate eleven (11) residents. The design, location and orientation of the proposed buildingensure
compatibility with the existing surrounding structures.
1.1.3.5 Planning authorities shall establish and implement minimum targets for intensification and redevelopment
within built-up areas.
Comment: The proposed development will help contribute intensification targets contained in the Growth Plan for
the greater Golden Horseshoe are achieved, as it offers an intense form of housing within the existing built-up area.
1.4 PublicSpaces, Parks and Open Space
Comment: This section of the PPS states that public spaces, parks and open space contribute to healthy, active
communities. The subject lands are located in close proximity to LaSalle Park which contains many amenities. The
Proposed development does also have a considerable amount of open space and proposed beautification for the
health and well-being of the residents to reside on site and to the rest of the community.
2.0 Wise Use and Management of Resources
Comment: This section of the PPS provides policy direction regarding natural heritage and cultural heritage
resources. No natural or cultural heritage resources were identified.
Planning Conclusion: Based on the above review of applicable policies, the proposed development is consistent with
the PPS.
2.2 Places to Grow – Growth Plan for the Greater Golden Horseshoe
The Places to Grow-Growth Plan for the Greater Golden Horseshoe (Growth Plan) provides the framework for
implementing the Government of Ontario’s vision for building stronger, prosperous communities be better
managing growth in the region to 2041. Section 5(b) of the Planning Act requires decisions that affect planning
matters shall conform to provincial plans, Including the Growth plan.
2.2.2 Managing Growth
1. ( a - j ) reducing dependence on the automobile through the development of mixed-use, transit-supportive,
pedestrian-friendly urban environments.
Comment: The proposed development is serviced along Plains Road East with bus service, being also a major arterial
to the Municipality of Burlington allowing for strong support to the existing services. At the nearby intersection to
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Waterdown Road northbound is located a Metrolinx GoBus and GoTrain station with municipal bus routes
connecting to it. The reduced setbacks and building orientation ensures accessible pedestrian movements and
connections to the public realm where residents and customers can walk to transit.
2.2.5 MajorTransit Station Areas and Intensification Corridors
Comment: The proposed development will support the goals of achieving increased residential and employment
densities that support and ensure the viability of existing and planned transit service levels.
3.3.2 Transportation
Comment: The proposed eleven (11) residential units and two (2) commercial retail units are not anticipated to
burden the existing transportation network and the property is well served by the existing public transit network.
Planning Conclusion: Based on the above review of the applicable policies, the proposed development conforms to
the Growth Plan.
2.3 The Halton Region Official Plan
The Regional Official Plan (ROP) is Halton’s guiding document for land use planning. It contains the goals, objectives,
and policies that manage growth and direct physical change and its effects on the social, economic and natural
environment of the region.
Based on reviewing the regional map schedules the proposed site of 71 Plains Road East is located in the “Urban
Area” designation under section 72 of the Halton Regional Official Plan, the following will support its conformity.
Interests for the Urban Area designation include to accommodate growth in accordance with the regions desire to
improve and maintain regional unity, retain local community identity, create healthy communities, promote
economic prosperity, maintain a high quality, sustainable natural environment, and preserve certain landscapes
permanently.
The Commuter rail corridor and provincial freeway are high classifications to then identify the major transit station
which is near by located via Waterdown Road from Plains Road East. No conflicts were identified with the Parkway
Belt Transportation and Utility Corridors with the Subject Lands.
Comment: The proposed development stays within the direction of the Halton Official Plan by the approved
designated Urban Area as of 2013-10-21.Therefore, the proposed development conforms.
2.4 The City of Burlington Official Plan
The City of Burlington Official Plan states the City will support and participate in the worldwide movement for
Healthy Communities. All development should provide a high level of environmental protection and maintenance of
compatibility. It also provides a framework of reference for the evaluation of various development proposals.
Within the City’s Official Plan, the subject property is designated “Mixed Use Activity Area” underSchedule ‘A’. The
following policies and comments states how this proposed development conforms:
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Part 3–Land Use Policies – Urban Planning Area
5.0 Mixed Use Activity Area
Comment: The lands identified as "Mixed Use Activity Area" on Schedule A, Settlement Pattern provide locations
where employment, shopping and residential uses will be developed. Employment, shopping and residential land
uses will be integrated in a compact urban form, at higher development intensities and will be pedestrian-oriented
and highly accessible by public transit.
5.1 Principles
a) Mixed Use Activity Areas provide alternatives to low density, suburban development and encourage the efficient
use of physical resources and municipal services.
Comment: The proposed development will suffice as a low density alternative and use existing municipal services.
b) Thedesign and development of Mixed Use Activity Areas provideopportunities to create and/ormaintain a special
community identity and a focal point for a variety of City-wide, community and neighbourhood functions.
Comment: The proposed development and design creates and enhances new design ideology to the community
while serving and showing integration within the existing setting.
c) Mixed Use Activity Areas address the demand for higher intensity employment, shopping and residential areas
within the City.
Comment: This proposed development does address the demand for intensification while creating a commercial
destination and residential spaces that suit the surrounding setting.
2.5 City of Burlington Zoning By-law No. 2020
The subject lands are currently located in a MXG zone as stated in Part 5 – Mixed Use Corridor in the City of
Burlington Zoning By-law 2020.No amendment is required for this development proposal. This zone permits the
proposal of mixed use with eleven units (11) and two (2) commercial retail shops on the first floor.
Minimum area required is 0.1 ha (0.247 ac) which this site conforms with 0.359 ha (0.888 ac). This proposed site
plan which takes in consideration all parts of the zoning regulation of 4.0 to 4.14 and therefore, the proposed
development complies.
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3. SUPPORTING STUDIES
In addition to this Planning Report, additional studies have been prepared. The following is intended to provide a
brief summary of the findings of the subject lands.
3.1 Parking Analysis/Study
Two two-way entrances are proposed from both Plains Road East and Clearview Ave. flowing in an L-shape through
the property with a 90° turn. Parking is proposed behind the building away from street view, with landscaping
feature to maximize discreteness.
Section 4.6 of 4.0 MXG zoning regulations in the City of Burlington By-law 2020 requires 1.25 spaces per 1 bedroom
unit. The Proposed 2 storey structure will result in eleven (11) total units, therefore, a total of 14 parking stalls are
required and are proposed in the site plan. Customer parking requires 4 spaces per 100m². With the approximately
190m² of commercial space, 8 parking stalls would be required and is proposed in the site plan. Accessibility parking
required for site states 1 space for the first 5-50 parking spaces, 1 parking stall is then required and is proposed in
the site plan. Total required parking then would be 22 Stalls with 24 proposed in the Site Plan for the subject lands
of 71 Plains Road East.
Therefore, the total parking supply complies with the policies of the City of Burlington Zoning By-law No. 2020, Part
5 – Mixed Use Corridor.
Lastly, the subject lands are located on a major arterial road (Plains Road East) and have direct access to public
transit for all destinations within the City of Burlington. An upgraded and expanded development of Metrolinx
GoTrain and GoBus service station is located behind the site with near access by route of Waterdown Road for
access to the greater GTA.
4. PROPOSED DEVELOPMENT
The proposed development is to construct a 713 square metre, 2 storey structure serving as mixed use on the
currently vacant lands. The planned structure and lot is to accommodate eleven (11) residents in second floor units,
and two (2) commercial units on the main level. A total of twenty-four (24) parking spaces will be provided for the
subject development. This site is designed to reflect the needs and possibilities for future growth of Aldershot. No
changes will be needed to facilitate the development of the site.
4.1 Overview
The proposal is to develop a two (2) storey mixed use structure containing both residential and commercial retail
services for the community. The site design is orientated to blend with the surrounding neighbourhood that consists
mainly of two storey structures and single family homes along this portion of Plains Road East. Entirely along Plains
Road are new developments that are to enhance the community of Aldershot and intensify along the major arterial
that being Plains Road.
The structure is 55.5 metres in length fronting Plains Road East, and has a depth of 16.8 metres. The building
footprint starts 3.5 metres from the front property line (5 metres from the minimum setback). The architecture is
euro contemporary with bold painted fiber cement board and cedar siding. Aluminum storefront system with cedar
screens and accented face brick veneer. Translating into the landscaping and design layout of the property,
providing pedestrian oriented landscaping with extended concrete plaza to public thoroughfare. Existing trees along
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the front property line will be incorporated into the front plaza with concrete extended planters containing a tree in
each.
The proposed development will contain 2 commercial retail spaces i.e.: corner coffee shop, which will show the
building presence is incorporated into the community. As the front plaza is incorporated with the public
thoroughfare, four (4) bicycle pads will be provided and visible from the streetscape. Individual accesses are for
each unit on the first floor with a walk up access on the south west side of the building for second floor residences.
The subject lands will require little terraforming for the proposed development due to existing flat land elevations.
The paved area is proposed for porous asphalt due to lower flow of site drainage runoff and is seen as a good
solution for site engineering. The two access points on the site are each 6 metres wide and are at the furthest points
possible from the intersection for less conflict of traffic flow. All parking locations are located at the rear portion of
the site being between the 6 metre landscape buffer abutting residential (R2.1) zone and the rear of the structure.
Enclosed garbage disposal located as well in the rear with an adjacent loading zone with concrete barriers and
planters.
The Proposed development presents itself as modern and simplistic and is expected to help influence the
surrounding community for desirability and urban renewal. Any future development abutting this property may
consider in continuing this sites design philosophy in contemporary design and environmentalism. Figure 1, 2 are
photos of the proposed structure and Figure 3is the site conceptual plan.
Proposed Structure:
Figure 1 Viewof
what would be
the south corner
of the site from
Pains Road East.
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Figure 2 Viewof
what would be
the east corner
where Clearview
joins Plains Road.
Figure 3 Concept Site Plan
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5. CONCLUSION
Conception Planning Limited has created this planning justification report to accompany the site plan proposal of
the 2 storey structure that will accommodate 11 residents and 2 commercial retail units and that will properly
conform to the property known as 71 Plains Road East, Burlington.
The application is consistent with the Provincial Policy Statement.
The application conforms to the Growth Plan, as it represents a mild form if intensification within the
existing built-up area while maximizing existing infrastructure.
The proposed development conforms to the Halton Official Plan and Urban Area Policies.
The proposed development conforms to the City of Burlington Official Plan and the Mixed Use Activity Area
policies.
The proposed development complies with the planning policy documents which includes the permitted
uses and zoning regulations.
The proposed 2 storey development will remain compatible and integrate in the surrounding area by
serving the communities needs and creating inspiration from the building façade.
Based on a review of the subject lands, surrounding uses, supporting studies, and applicable planning policy
framework, this proposal facilitates an appropriate form of land development and represents good land use
planning, and it is therefore requested that you grant preliminary site plan approval.
Regards,
Conception Planning Limited.
Yuri G. Langlois, CPT
