Planning Refusal: 420 Guelph Line - OPA & ZBA
Planning staff are recommending to refuse the application for official plan (OPA) and zoning by-law amendments (ZBA) for the development of a 13-storey residential building on the property located at 420 Guelph Line submitted by Weston Consulting, on behalf of Valour Capital Inc.
Residents are encouraged to read the Staff Report and register to Delegate at Clerks@Burlington.ca / Form
The proposed residential building would include 170 units and have a density of 446 units per hectare, and a Floor Area Ratio (FAR) of 3.6:1. Two levels of underground parking are proposed as well as two above-ground parking levels for a total of 220 proposed parking spaces. The proposal would be accessed from Guelph Line. A total amenity area of 3,609.73 square metres is proposed in the form of indoor amenity area on the first and third floors, and outdoor amenity area on storeys 3-13 in the form of balconies
Complete Community:
The lands are intended to be developed as a Neighbourhood Commercial site which would provide small-scale commercial needs to the community. While residential intensification may still occur as part of the proposed development and an increase in the residential density is generally consistent with the PPS, staff are of the opinion that a neighbourhood commercial component should be incorporated into the proposed development. While the proposal supports intensification in the form of a high-density residential building, it does not efficiently use the land.
The ground level is currently proposed to be used for parking which is accessed via overhead doors fronting onto Guelph Line and as a residential lobby. These features do not contribute to a desirable and pedestrian-friendly streetscape. It is the opinion of staff that while the number of parking spaces is in keeping with City requirements, the parking is not being accommodated on the site in an appropriate form.
Compatibility:
Staff are of the opinion that the proposed setbacks do not contribute to a development that is compatible with the surrounding area. The setback reductions may also impact the potential for future redevelopment of the lands to the north, which will be discussed further in this report. The setbacks should be increased to allow more space on the site to facilitate landscaping, screening, greenspace and to reduce the impact on nearby properties and the streetscape. This could be achieved by reducing the floorplate sizes which are not supported by staff and reducing the building mass.
The subject lands are just outside of the Roseland Character Area, which has specific policies in effect that seek to maintain the existing established low-density residential character. The proposed development is not subject to these additional character area policies; however, the transition into this area should be carefully managed. Staff are not of the opinion that the proposed development provides adequate transition to adjacent and nearby development.
Height & Density:
Staff: 13 storeys would facilitate a development that is not compatible, does not provide adequate transition, does not serve the needs of the community as intended and does not fit on the site with respect to the performance standards noted in the Zoning Bylaw. Staff are of the opinion that the proposed height is not appropriate for the reasons noted above.
