4853 Thomas Alton Blvd

Project location map

Site Address

4853 Thomas Alton Blvd.
Ward 6

Applicant

ADI Development Group Inc.

Applicant's Representative

GSP Group Inc.
Brenda Khes
Email: bkhes@gspgroup.ca
Phone: 905-592-1140

Proposed Development

Revised Official Plan Amendment and Zoning By-law Amendment applications to permit the development of 612 residential dwelling units; consisting of 21 (standard/traditional) townhouse units, 150 stacked townhouse units, and 441 apartment units.
Two (2) 19 storey apartment towers connected by a 6 storey base podium.
Three (3) levels of underground parking for the apartment buildings.
One (1) level of underground parking for the stacked townhouse units.

View "Ontario Municipal Board" (below) for up-to-date information on this proposal.

Official Plan

The subject property is designated Residential - High Density in the Official Plan. The general policies for this designation permit a range of building forms including street townhouses and stacked townhouses, back to back townhouses, attached housing and apartments (ground or non-ground oriented housing units) with a density ranging between 51 and 185 units per net hectare (uph). Additionally, residential - high density development within the Alton Community is subject to a site-specific policy set out in Part III, Subs. 2.2.3 f) (iii) of the City's Official Plan, which limits apartments to a maximum height of 10 storeys.

The proposal is also subject to the City Council-approved Alton Central East Urban Design Study and Guidelines, which are intended to assist with the creation of the desired urban form.

The Official Plan Amendment requests an increase in the maximum permitted density (305 uph, as revised) and height (19 storeys).

Zoning By-law

The subject property is zoned RAL4-331 (Alton Community Residential) under Zoning By-law 2020, as amended. A site-specific amendment was made to this property in 2005. By-law 2020.203 came into force on April 10, 2006. The purpose of the amendment was to amend Zoning By-law 2020 to permit, among other uses, high density residential blocks within the Alton Community. The site-specific exception allows apartment building as the only permitted use. Moreover, the site-specific zoning regulations permit the following minimum and maximum ranges with respect to density and height:

	Density (units per hectare)	Height (storeys)
Min.	100	4
Max.	185	10

The Zoning Bylaw Amendment seeks to further amend the property's RAL4-331 zone to a modified RAL4 zone that would expand upon the permitted building forms to include varying low-rise, townhouse forms and high-rise apartment buildings, increase the maximum allowable density and floor area, and introduce site-specific performance standards for each of the proposed building forms (e.g. reduced amenity area, parking, and yard requirements).

File Numbers

Official Plan Amendment: 505-05-15
Zoning Bylaw Amendment: 520-08/15

Supporting Documents

Planning Justification Report (PDF)
Conceptual Site Plan (PDF)
Functional Servicing Report (PDF)
Traffic/Transportation Impact Study (PDF)
Noise and Vibration Study (PDF)
Shadow Analysis (PDF)
Environmental Site Assessment - Phase 1 (PDF)
Height Survey (PDF)
Angular Plane Study (PDF)
Urban Design (PDF)
Concept Site Plan & Statistics (PDF)

Neighbourhood Meeting

Date: Tuesday, Dec. 1, 2015
Time: 7 p.m.
Location: Corpus Christi, Theatre Room - 5150 Upper Middle Rd
Meeting Notice: Preliminary Notice (PDF)

Staff Presentation (PDF)
Applicant's Presentation (PDF)

Revisions to Documents (April 2016)

Planning Justification Report (PDF)
Conceptual Site Plan (PDF)
Functional Servicing Report (PDF)
Traffic/Transportation Impact Study (PDF)
Noise and Vibration Study (PDF)
Angular Plane Study and Shadow Analysis (PDF)
Pedestrian Wind Study (PDF)
Urban Design (PDF)

Revisions to Documents (September 2016)

Conceptual Site Plan (PDF)
Traffic/Transportation Impact Study (PDF)
Pedestrian Wind Study (PDF)
Underground Parking Plans
- Apartment Buildings (PDF)
- Stacked Townhouse Units (PDF)
Architectural Elevations
- Apartment Buildings (PDF)
- Standard Traditional and Stacked Townhouse Units (PDF)
Floor Plans
- Apartment Buildings (PDF)

Revisions to Proposal (April 2016)

The development proposal was revised in April 2016. The total number of residential units was reduced from 691 to 685 (an overall reduction of 6 units). The building type and unit breakdown is as follows:

21 standard/traditional townhouse units (unchanged);
170 stacked townhouse units (+ 10 units);
494 apartment units (-4 units) within two 19-storey apartment towers connected by a 6-storey base podium; and
the previous block of 12 back-to-back townhouse units was removed (-12 units) and replaced with a larger centralized open space.
Additional changes and modifications have by made to the siting of the proposed apartment towers, internal circulation, and layout of the staked townhouse units adjacent to Thomas Alton Boulevard and internal to the site.

Revisions to Proposal (September 2016)

The development proposal was revised again in September 2016. The total number of residential units was reduced from 685 to 612 residential dwelling units (-73 units). The new building type and unit breakdown is as follows:

21 standard/traditional townhouse units (unchanged);
150 stacked townhouse units (- 20 units);
441 apartment units (-53 units) within two 19-storey apartment towers connected by a 6-storey base podium; and

Additional changes and modifications have been made to the design of the apartment buildings and site layout in response to the Planning staff recommendations, as outlined in Report PB-63-16.

Statutory Public Meeting

Date: Tuesday. Feb. 16, 2016
Time: 6:30 p.m.
Location: Council Chambers, Level 2, 426 Brant St

Staff Report: PB-27-16 (PDF)

Recommendation Report

Date: Monday, July 11, 2016
Time: 6:30 p.m.
Location: Council Chambers, Level 2, 426 Brant St.

Staff Report: PB-63-16 (PDF)

Recommendation Report

Date: Tuesday, Dec. 13, 2016
Time: 6:30 p.m.
Location: Council Chambers, Level 2, 426 Brant St.

Staff Report: PB-100-16 (PDF)

Section 37 Community Benefits Report

Date: Tuesday, Dec. 13, 2016
Time: 6:30 p.m.
Location: Council Chambers, Level 2, 426 Brant St.

Staff Report: PB-86-16 (PDF)

Council Recommendation

At the City of Burlington Council meeting on Dec. 19, 2016, Council passed the following recommendation:

Refuse the application for Official Plan Amendment to modify the "Residential-High Density - Site Specific Policy" affecting 4853 Thomas Alton Boulevard to permit a residential development consisting of traditional townhouses, stacked townhouses, and apartments with a maximum density of 305 units per hectare and maximum height of 19 storeys; and

Refuse the application for amendment to Zoning By-law 2020 to rezone lands at 4853 Thomas Alton Boulevard to permit two (2) 19 storey apartment buildings, 21 traditional townhouses, and 150 stacked townhouse units.

Status

Applications appealed to the Ontario Municipal Board (OMB).

Ontario Municipal Board (OMB) Hearing

On March 27, 2018, the OMB settlement hearing regarding these applications took place. A settlement agreement has been approved by the OMB for the development proposal at 4853 Thomas Alton Boulevard.
Read the media release (below) for the settlement details.