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2.1 LANDUSEVISION.................................................................................................2-5
2.2 THECITYSYSTEM.................................................................................................2-6
2.2.1 AREAS......................................................................................................2-6
2.2.2 CITY-WIDESYSTEMS................................................................................2-7
2.2.3 PROVINCIALPLANBOUNDARIESANDCONCEPTS...................................2-8
2.2.4 POPULATIONANDEMPLOYMENTDISTRIBUTION...................................2-9
2.3 THEURBANSTRUCTURE....................................................................................2-10
2.3.1 MIXEDUSEINTENSIFICATIONAREAS.....................................................2-10
2.3.2 AREASOFEMPLOYMENTOVERLAY.......................................................2-12
2.3.3 RESIDENTIALNEIGHBOURHOODAREAS................................................2-13
2.3.4 NATURALHERITAGESYSTEMANDMAJORPARKSANDOPENSPACE...2-13
2.3.5 MINERALRESOURCEEXTRACTIONAREA...............................................2-14
2.3.6 INFRASTRUCTUREANDTRANSPORTATIONCORRIDORS.......................2-14
2.4 GROWTHFRAMEWORK.....................................................................................2-14
2.4.1 OBJECTIVES............................................................................................2-14
2.4.2 GROWTHFRAMEWORKGENERALPOLICIES..........................................2-15
2.5 DEVELOPMENTCRITERIA...................................................................................2-20
2.5.1 OBJECTIVES............................................................................................2-20
2.5.2 POLICIES.................................................................................................2-20
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2.1 LANDUSEVISION
TheCity’slandusevisionisbasedonCityCouncil’skeystrategicdirectionsandtheguidingprinciplescontainedinChapter1ofthisPlan.
GrowthwillbefocusedintheUrbanAreatoprotectBurlington’snaturalheritageandRuralArea;tobuildcompact,vibrantandcompletecommunities;tooptimizeuseofexistingandfutureinfrastructureandservices;andtosupportastrongandcompetitiveeconomy.
ThedirectionofgrowthinBurlington’sUrbanArearequiresthecarefulplacementofnewresidentsandjobs;growthisencouragedinsomeareas,whilelimitedinothers.Insomeplaces,suchastheNaturalHeritageSystem,developmentmaybeprohibited.Thoseareasthatwillseesignificantchangeoverthenext20yearsarecalledintensificationareasandrepresentasmallfractionofBurlington’stotallandarea.
ThebuildingofintensificationareasaroundtheCity’sGOStationsandtheDowntown,calledmobilityhubs,willhelpensureBurlingtoncontinuestobeathriving,vibrant21stcenturycitythateasilyconnectspeopletotheplacestheylive,workandplay.Developmentintheseareaswillpromotewalkable,transit-orientedcommunitiesthatofferconvenientaccesstoemploymentopportunities,afullrangeofhousing,publicservicefacilitiesincludingschoolsandparks,andconvenientaccesstovariousdailyneedslikeshopping,services,andsupportsforresidentsthroughouttheirentirelives.
TheRuralAreafacessignificantpressuresandchallengesasacommunity,butalsosignificantopportunities.TheCityiscommittedtotheprotectionandstrengtheningoftheruralcommunity.Thismeansconservingthearea’sruralcharacterandprotectingandenhancingitsnaturalenvironmentwhileenablingtheruraleconomy,particularlyagriculture,toevolveandchange.ConnectionsbetweentheUrbanandRuralAreaswillprotectandstrengthenthesocial,economic,andenvironmentalwell-beingofboththeUrbanAreaandtheRuralArea,includingagriculture.
Anewsenseofsharedpurposeisrequiredtohelpachievethisvision,onethatsupportstheCity’scurrentandfutureresidents.
ThelandscapeofBurlingtonhaschangedremarkablyoverthelast50years,andtheevolutionwillcontinue.Thechallengesandopportunitiesofgrowththroughintensificationanddevelopmentandre-developmentwillbeguidedbyresidents,
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politicians,businessowners,othersandtheOfficialPlan.ThePlan’slong-termvisionforthecommunitywillhelpensurelandusedecisionsmadetodaycontributetotheCity’sgoalofbeingavibrant21stcenturycommunity.
CitybuildingisacontinuousprocessoftargetinggrowthtotherightareasoftheCitytomakegooduseofexistinginfrastructure.Communityengagement,coordinationandstrategicthinkingwillberequiredtoshapethefutureofBurlington.ThebuildingoftheCitywillneverhaveadateofcompletion,butre-definingtheCitywillbetheworkofitsresidents,businessesandleadersforthedays,monthsandyearsahead.
Thecombinationofaneconomicallystrategiclocation,diversifiedeconomyandenvironmentalandaestheticfactors,anextraordinarywaterfront,itsworld-renownedNiagaraEscarpmentandothernaturalwondershascontributedtoBurlingtonbeingaplacewherepeopleandbusinessthrive.
2.2 THECITYSYSTEM
ThelandusevisionisdescribedbytheCitySystem.TheCitySystemismadeupoftheUrbanArea,theRuralArea,andNorthAldershot.TheCitySystemdescribesthephysicalmake-upoftheCityoverthelongtermandprovidesacomprehensiveframeworktoguidegrowthanddevelopmentoverthehorizonofthisPlanandbeyond.Thisframeworktellsuswherewemustprotectandwhereweexpecttogrow.
TheCitySystemalsoincludestheGreenSystemandInfrastructureandTransportationSystemthatcrossandconnecttheentireCity.TheCitySystemrecognizesthatvariousareasoftheCityperformdifferentfunctions.Thesedistinct,andinter-connectedareas,andthekeyboundariesthatdefinethem,establishthestrategicframeworkwithinwhichmoredetailedpoliciesareestablished.
Burlington’sCitySystemisshownonScheduleA,CitySystem,ofthisPlan.
2.2.1 AREASUrbanArea
a) TheUrbanArearepresentsthelandswhereforecastedpopulationandemploymentgrowthwillbeaccommodated.
b) WithintheUrbanAreamunicipalwaterand/orwastewaterwillbeprovidedtoaccommodateconcentrationsofexistingandfuturedevelopment,inaccordancewiththepoliciesofthisPlanandtheRegionalOfficialPlan.
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RuralArea
c) TheRuralAreacomprisestherurallands,consistingofanagriculturalsystem,anaturalheritagesystem,ruralsettlementareas,andmineralresourceextractionareas.TheidentificationoftheselandsprovidesfortheprotectionandstrengtheningoftheruralcommunitythroughthemaintenanceandenhancementoftheNaturalHeritageSystem,theprotectionofprimeagriculturalareas,supportfortheeconomicviabilityofagriculture,conservationofculturalheritageresourcesandmanagementofmineralaggregateresourcesandoperations.
d) Non-farmdevelopmentintheRuralAreawillremainrestrictedtoexistingRuralSettlementAreas.RuralSettlementAreasrepresentcompactruralcommunitiesdesignatedtoaccommodatelimitedresidentialgrowthintheRuralAreaandsmallscaleindustrial,commercialandinstitutionalusesservingthefarmingandruralcommunities.LimitedgrowthwillbedirectedtoRuralSettlementAreas.
NorthAldershot
e) NorthAldershotrepresentsadistinctiveareaseparatefromboththeUrbanandRuralAreasthatcontainsenvironmentalprotectionareasofenvironmentalsignificancethatco-existswithhumansettlementareas.ThePlanrecognizesthedistinctcharacteroftheareaandthatanydevelopmentmustbecompatiblewithitsspecialcharacteristics.
2.2.2 CITY-WIDESYSTEMSInfrastructureandTransportationSystems
a) InfrastructuresystemscrosstheUrbanArea,RuralAreaandNorthAldershot,andarecriticaltothedeliveryofservicesandutilities,aswellasthemovementofpeopleandgoodsintheCitytodayandinthefuture.
b) Infrastructureisprovidedbymanydifferentpartners.InfrastructuresystemsplayacriticalroleinsupportinggrowthanddevelopmentintheCity.TheCity’smulti-modaltransportationsystemisanessentialpartofasustainableCitywhichinfluencesbothlanduseandqualityoflife.
c) MajorinfrastructureandtransportationfacilitiesareshownonScheduleA,CitySystem,ofthisPlan.
TheGreenSystem
d) TheGreenSystemdepictsthenetworkofgreenspacesthatrunsthroughtheCity’sUrbanArea,RuralAreaandNorthAldershot.TheGreenSystemisacriticalcomponentofahealthyandenvironmentallysustainableCity.Itincludesnaturalareasandbuffers;naturalcorridors,linkagesand
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enhancementareas;parklands,includingRegionalWaterfrontParks;andpublicandprivateopenspaces.IntheRuralArea,agricultureisconsideredtobeacompatibleandcomplementaryuseinmuchoftheGreenSystem.
2.2.3 PROVINCIALPLANBOUNDARIESANDCONCEPTSTheCityisguidedbyProvincialplansandpolicies,includingasuiteofthreeplansthatworktogethertodirectgrowthandtoprotectthenaturalenvironment,agricultureandruralareas.
NiagaraEscarpmentPlan
a) TheNiagaraEscarpmentPlanprovidesforthemaintenanceoftheNiagaraEscarpmentandlandsinitsvicinitysubstantiallyasacontinuousnaturalenvironment,andensuresonlysuchdevelopmentoccursasiscompatiblewiththatnaturalenvironment.
b) TheNiagaraEscarpmentPlanhasassociatedlandusedesignationsandpoliciesthatguidedevelopmentintheseareas.ThesedesignationsareillustratedonScheduleA-1,ProvincialLandUsePlansandDesignations,ofthisPlan.PartsoftheRuralAreaandNorthAldershotarewithintheNiagaraEscarpmentPlan.
GreenbeltPlan
c) TheProvincialGreenbeltPlanidentifiesaProtectedCountrysideAreaandaGreenbeltNaturalHeritageSystem.TheGreenbeltPlanidentifiesthaturbanizationshouldnotoccurintheseareas,inordertoprovidepermanentprotectiontotheagriculturallandbaseandtheNaturalHeritageSystemoccurringonthislandscape.ThedesignationsareillustratedonScheduleA-1,ProvincialLandUsePlansandDesignations,ofthisPlan.PartsoftheRuralArea,NorthAldershotandtheUrbanAreaarewithintheGreenbeltPlan.
GrowthPlanfortheGreaterGoldenHorseshoe
d) TheGrowthPlan(2006)asamended,waspreparedtoprovideaframeworkforbuildingstronger,prosperouscommunities,bybettermanaginggrowthfirstto2031,andsubsequentlythroughrevisedgrowthforecaststo2041.ThePlanguidesdecisionsonawiderangeofissues–transportation,infrastructureplanning,land-useplanning,urbanform,housing,naturalheritageandresourceprotectionintheinterestofpromotingeconomicprosperity.
UrbanBoundary
(i) TheUrbanBoundaryrepresentsthefixedboundarythatidentifiestheUrbanArea.ChangestotheUrbanBoundaryarenotintendedorpermittedwithintheplanninghorizonofthisPlan.
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BuiltBoundary
(ii) TheBuiltBoundaryrepresentsthefixedboundarythatidentifiesthebuilt-uparea,whichconstitutesthedevelopedUrbanAreaofthemunicipality,asdefinedbytheProvinceofOntarioinconsultationwiththeCityin2006,andsubsequentlyfinalizedinApril,2008.AsignificantportionofnewresidentialandemploymentgrowthwithintheCitywillbeaccommodatedwithinthebuilt-upareathroughintensificationandre-development.TheProvinceofOntarioisresponsibleforreviewingandupdatingBuiltBoundarieswithintheGreaterGoldenHorseshoe.TheRegionalOfficialPlanstatesthataminimumof8,300newhousingunitsmustbeaddedwithinthebuilt-upareabetween2015and2031.
UrbanGrowthCentre
(iii) TheboundaryoftheDowntownUrbanGrowthCentre,referredtointhe“PlacestoGrow”,GrowthPlanfortheGreaterGoldenHorseshoe,2006,identifiestheareathatwillbeplannedtoachieve,by2031orearlier,aminimumgrossdensitytargetof200residentsandjobscombinedperhectare.
DesignatedGreenfieldArea
(iv) TheDesignatedGreenfieldAreaislocatedbetweentheUrbanAreaPlanningBoundaryandtheBuiltBoundaryandrepresentsthelandswithintheUrbanBoundarywhicharenotbuiltup.TheCityofBurlingtonisexpectedtoachieveaminimumoveralldevelopmentdensityof45residentsandjobspergrosshectareinthedesignatedgreenfieldareawithintheCity.DevelopmentinthedesignatedgreenfieldareawilloccurinamannerwhichcontributestotheCity’soverallvisionforbuildingacompletecommunity.
ParkwayBeltWestPlan
e) TheProvincialParkwayBeltWestPlanisintendedtoprovideforamulti-purposeutilitycorridorandlinkedopenspacesystem,whichextendsfromtheCityofHamiltonthroughtheRegionsofHalton,PeelandYork.
2.2.4 POPULATIONANDEMPLOYMENTDISTRIBUTIONTheRegionalOfficialPlanestablishedagrowthstrategyfortheRegionofHaltonbasedonthedistributionofpopulationandemploymentto2031.ThisdistributionofpopulationandemploymentshallbeaccommodatedbasedonthepoliciesoftheRegionalPlan,includingtheRegionalPhasingtable.
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Population* Employment
2006 2031 2006 2031
171,000 193,000 88,000 106,000
*Populationnumbersare“totalpopulation”numbersincludingapproximately4%undercoveragefromtheofficial“CensusPopulation”numbersreportedbyStatisticsCanada.
2.3 THEURBANSTRUCTURE
TheCity’sUrbanStructureelaboratesontheUrbanArea,asidentifiedinScheduleA,CitySystem,ofthisPlan.TheelementsoftheUrbanStructureperformdifferentfunctions,andprovidedirectionastowherelandswithintheUrbanAreafallalongthespectrum,fromensuringprotectiontosupportinggrowth,intensificationandappropriatetransition.TheUrbanStructureestablishesthelandusevisionfortheUrbanAreawhichisfurtherrefinedinChapter8,LandUsePolicies–UrbanArea,ofthisPlan.
TheUrbanstructureiscomposedofsixmajorcomponents:1.MixedUseIntensificationAreas;2.AreasofEmployment;3.ResidentialNeighbourhoodAreas;4.NaturalHeritageSystemandMajorParksandOpenSpace;5.NaturalResourceExtractionArea;and6.InfrastructureandTransportationSystems,asshownonScheduleB,UrbanStructure,ofthisPlan.EachareaisidentifiedinScheduleB,UrbanStructure.
AdditionalinformationinsupportofotherpoliciesofthisPlan,aswellasothercontextualinformationisalsopresentedinScheduleB-1,GrowthFramework,ofthisPlan.
2.3.1 MIXEDUSEINTENSIFICATIONAREASa) LandsidentifiedasMixedUseIntensificationAreasprovidelocationswherea
rangeandintensityofemployment,shopping,publicservicefacilities,residentialusesandcomplementaryusessuchasopenspace,institutional,andculturaluseswillbedevelopedwithtransitsupportivedensitiesincompacturbanform.MixedUseIntensificationAreaswilloffersubstantialdevelopmentopportunitiesandrepresentakeyelementinthisPlan'sstrategytoaccommodateanddirectgrowthintheCityovertheplanninghorizonandbeyond.
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b) MixedUseIntensificationAreaswilloccurineitherlinearornodalformsatdifferentlevelsofintensityandaccommodatingawide,orinsomecases,alimitedrangeofusesinaccordancewiththeunderlyinglandusedesignations.
c) MixedUseIntensificationAreasareorganizedinahierarchywhichincludestheCity’surbancentres,mobilityhubsandmixedusenodesandintensificationcorridors.Thishierarchyreinforcesthatwhileallareasareconsideredpartoftheintensificationareaseachhasanimportantanddistinctrole.
UrbanCentres
d) TheCityhastwoUrbanCentres:theDowntownUrbanCentreandtheUptownUrbanCentre.
e) LandsidentifiedasUrbanCentresprovideforabroadrangeandmixofusesinareasofhigherdensitythansurroundingneighbourhoods,inaccordancewiththeunderlyinglandusedesignations.TheybringavarietyofpublicservicefacilitiesandamixofotherusessuchasretailusestosupportresidentsandemployeesinboththenorthandthesouthoftheCity,respectively.
f) UrbanCentreswillexhibitawidevarietyoflandusesanddensitiesdesignedinacompactform,orientedtosupporttransitandfacilitateactivetransportation.
MobilityHubs
g) Mobilityhubsconsistofareaslocatedwithinwalkingdistancetomajortransitstationareas,includingtheDowntownBusTerminalorGORailStations,whichareeithercurrentlyorplannedtobeservicedbythelocalfrequenttransitnetworkandGOTransit.Thehighlevelofexistingorplannedtransitservicewithintheseareasprovidesanenvironmentwithinwhichsignificantresidentialandemploymentgrowthcanbesupported.Tofurthersupportthetransitorientednatureoftheseareas,growthshalloccurintheformofcompact,mixed-useandpedestrian-friendlyareaswithresidentialandemploymentdensitiesgreaterthanwhichexistinthesurroundingareas.
h) Provincially,mobilityhubsareidentifiedthroughMetrolinx’sTheBigMove:TransformingTransportationintheGreaterTorontoandHamiltonArea(GTHA)whichdesignatesasystemofmobilityhubsincludinganchorhubsandgatewayhubs.ThemobilityhubsystemisintendedtoreinforcelanduseandtransportationobjectivesintheProvince’sGrowthPlanfortheGreater
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GoldenHorseshoe(2006);inparticular,thegoaloffocusingdevelopmentgrowtharoundmajortransitstationareas.
i) InBurlingtontherearefouridentifiedmobilityhubs.Twoofthesehubs,DowntownBurlingtonandtheareaaroundBurlingtonGO,havebeenidentifiedbyMetrolinx,includedintheHaltonRegionOfficialPlan,andclassifiedasanAnchorHubandGatewayHub,respectively.AnadditionaltwomobilityhubshavebeenidentifiedbytheCityintheareasaroundAldershotGOandApplebyGO.AllfourareasareconsideredMajorTransitStationAreas.InthisPlan,thesefourhubsareidentifiedcollectivelyasareasthatwillbesubjecttofurtherdetailedarea-specificplanning.
j) TheProvincialgovernmenthasproposedanewGOStationinthevicinityofWalker’sLineandCumberlandAve.TheCityshalldesignateanynewGOStationasamobilityhubandtheareawillbesubjecttofurtherdetailedarea-specificplanning.
MixedUseNodesandIntensificationCorridors
k) LandsidentifiedasMixedUseNodesrepresentareaswithaconcentrationofresidentialandemploymentuseswithdevelopmentdensitiesgenerallygreaterthansurroundingareas.Nodesaregenerallylocatedatpointswheretwoormoretransitroutesintersect.
l) LandsidentifiedasIntensificationCorridorsconsistofareasofstreet-orienteduseswhichincorporateamixofretail,employmentandresidentialuses,developedatoverallgreaterdensities,servingasimportanttransportationroutesalonghigherordertransitcorridorsandselectedarterialstreets.
m) MixedUseNodesandIntensificationCorridorswillbethefocusofre-urbanization.TheseareasvarywidelyandwillbeguidedbytheunderlyinglandusedesignationsofthisPlan.Someareaswillbeplannedtoevolvewithhigherresidentialdensitiesandafullmixofuses,whileothersmaypermitamorelimitedemployment-orientedrangeofpermitteduses,bothdesignedtoachievetheirplannedfunction.Theseareaswillsupportthefrequenttransitnetworkandprovidefocalpointsofactivityandavibrantpedestrianenvironmentandfacilitateactivetransportationthroughcarefulattentiontourbandesignenhancingtheopportunitiesforthelocationofpublicservicefacilitiesandinstitutionaluses.
2.3.2 AREASOFEMPLOYMENTOVERLAYa) LandsidentifiedwithintheAreaofEmploymentoverlayprovideforthe
locationofsignificantdiverseareasofcurrentandfutureemploymentactivitiesthatarerequiredfortheCity’slongtermeconomicdevelopment
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andcompetitiveness,astheselandsrepresenttheprincipalemploymentgeneratorintheCityandwillbeguidedbytheunderlyinglandusedesignations.
b) TheAreaofEmploymentoverlayincludeslandsidentifiedonScheduleB,UrbanStructureandiscomposedof:
(i) asignificantportionofthetraditional,designatedemploymentlands,designatedGeneralEmploymentorBusinessCorridorshownonScheduleC,LandUsePlan-UrbanArea;and,
(ii) asignificantportionofthemixeduseemployment-orienteddesignationsincludingUrbanCorridor-EmploymentshownonScheduleC,LandUsePlan-UrbanArea;andUptownBusinessCorridorandUptownBusinessshownonScheduleE,LandUsePlan-UptownUrbanCentre.
c) AlllandsidentifiedwithintheAreaofEmploymentoverlayonScheduleBareprotectedfromconversiontoanon-employmentuseoutsideofamunicipalcomprehensivereview.
2.3.3 RESIDENTIALNEIGHBOURHOODAREASa) LandsidentifiedasResidentialNeighbourhoodAreasmakeupasignificant
proportionoftheUrbanArea.Theseareasareintendedtoaccommodateawiderangeofresidentialusesandforms,togetherwithsupportingparkland,andotherlandusessuchassmallscalecommercialusesorhomeoccupationsthatarepartoftheresidentialenvironment.
b) ResidentialNeighbourhoodAreasareestablishedresidentialareas,andarenotintendedtocaptureasignificantportionoftheCity’sgrowth.Rather,onlylimitedintensificationsuchasinfilldevelopmentandaccessorydwellingunits.Anydevelopmentoccurringintheseareasshallconsiderthephysicalqualitiesandcharacteristicswhichareprevalentinthearea.
c) ResidentialNeighbourhoodAreasalsoincludeanumberofNeighbourhoodCharacterAreas,whichwereidentifiedthroughplanningstudies.Theseareasareguidedbyadditionalarea-specificpoliciesandZoningBy-lawregulationstoensurethatdevelopmentiscompatiblewiththeexistingneighbourhoodcharacter.
2.3.4 NATURALHERITAGESYSTEMANDMAJORPARKSANDOPENSPACEa) Landsidentifiedas“NaturalHeritageSystemandMajorParksandOpen
Space”includetheCity’sNaturalHeritageSystemandlandsdesignatedfor
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MajorParksandOpenSpace.Togethertheyareessentialcomponentsofahealthyandsustainableurbanarea.
b) TheNaturalHeritageSystemismadeupofnaturalfeaturesandareas,suchaswoodlandsandwetlands,andthelinkagesandinterrelationshipsamongthem,andwiththesurroundinglandscape.MajorParksandOpenSpaceincludesCommunityParks,CityParksandotherpublicandprivateopenspacelands.
2.3.5 MINERALRESOURCEEXTRACTIONAREAa) LandsidentifiedasMineralResourceExtractionAreaareguidedbythe
policiesinSection8.5ofthisPlan.
2.3.6 INFRASTRUCTUREANDTRANSPORTATIONCORRIDORSa) LandsidentifiedasInfrastructureandTransportationCorridorsareguidedby
thepoliciesinChapter6,Infrastructure,TransportationandUtilities,ofthisPlan.
2.4 GROWTHFRAMEWORK
TheGrowthFrameworkiscomprisedofacollectionofpoliciesandamap,tobeusedinconjunctionwiththeUrbanStructureandlandusepoliciesofthisPlan,andwhichtogetherareintendedtocommunicatetherelativepriority,degree,typeandlocationofgrowthamongstthefourGrowthFrameworkareas.TheGrowthFrameworkiscomprisedoffourareas:PrimaryGrowthAreas;SecondaryGrowthAreas;EstablishedNeighbourhoodAreasandEmploymentGrowthAreas,asshownonScheduleB-1,GrowthFramework,ofthisPlan.
2.4.1 OBJECTIVESa) ToidentifythelocationswheretheCityisdirectingitsgrowthand
intensification,transformingBurlingtonfromaprimarilysuburbantoamoreurbancommunity.
b) TocommunicatetheCity’sbuiltformstrategyfornewdevelopmentwithrespecttomid-riseandtallbuildingform.
c) ToidentifylocationsintheCityasthepriorityforpublicexpenditureinrecognitionoftheimportanceofthefinancialsustainabilityofthemunicipalityasitgrowspredominantlythroughintensificationinkeyareas.
d) ToadvanceanumberofstrategicCitybuildingobjectives,includingsupportingtargetedintensificationintherightlocations,providingmore
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mobilitychoices,andsupportingmorediversedemographicgrowththroughsupportingtheprovisionofawiderangeofhousingoptions.
e) Tolimittheintroductionofunplannedintensificationinestablishedneighbourhoodareas.
2.4.2 GROWTHFRAMEWORKGENERALPOLICIESa) ThepoliciesofthissectionshallbereadinconjunctionwiththeUrban
Structureandtheunderlyinglandusedesignations.
b) TheGrowthFrameworkshallnotapplytoundevelopedareasoutsideoftheBuiltBoundaryortothelandsdesignatedNaturalHeritageSystemandMajorParksandOpenSpace.Inaddition,theGrowthFrameworkshallnotapplytofeaturesthatmeetthecriteriaforidentificationasKeyNaturalFeaturesorassensitivesurfacewaterorgroundwaterfeaturesinaccordancewithSubsection4.2.2ofthisPlan.
c) TheboundariesofthePrimaryGrowthArea,SecondaryGrowthArea,EstablishedNeighbourhoodAreaorEmploymentGrowthArea,asidentifiedonScheduleB-1,GrowthFramework,ofthisPlan,shallonlybemodifiedthroughaCity-initiatedOfficialPlanAmendment.
d) ThroughmonitoringandreviewtheCityshallconsiderlongtermopportunitiesforthedirectionofintensificationgrowthtotheSecondaryGrowthFrameworkareasincluding,butnotlimitedto,thedevelopmentoffutureareaspecificplansandtheexpansionofthejustifiedfrequenttransitnetwork.
2.4.2.1 PRIMARYGROWTHAREAS
a) PrimaryGrowthAreas:
(i) areareasgenerallyidentifiedintheUrbanStructureasUrbanCentresandMobilityHubs,thetwoelementsestablishedinthehierarchyoftheMixedUseIntensificationAreas,andareidentifiedinScheduleB-1,GrowthFramework,ofthisPlan;
(ii) shallaccommodatethemajorityoftheCity’sforecastedgrowthovertheplanninghorizonofthisPlanandbeyond,andconsequentlywillexperiencethegreatestdegreeofchange;
(iii) shallberegardedasthemostappropriateandpredominantlocationfornewtallbuildings;
(iv) shallbeidentifiedasprioritylocationsforCity-initiatedArea-Specificplanningandcapitalinvestmentsforinfrastructureandpublicservicefacilitiestosupportpopulationandemploymentgrowth;and
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(v) shallsupportthejustifiedfrequenttransitnetworkandaccommodatedevelopmentthatiscompact,mixeduse,andpedestrianorientedinnature.
b) PrimaryGrowthAreasshallbeapriorityforProvincial,RegionalandCityinvestmentinneworupgradedinfrastructureand/orpublicservicefacilitieswhichmayberequiredtofacilitateintensificationincluding,butnotlimitedto,thefollowing:
(i) water/wastewatercapacity;
(ii) investmentsinthejustifiedfrequenttransitnetworkandtheinvestigationofthedevelopmentofahigherordertransitlinesuchasdedicatedlanerapidtransitoptions,ifwarranted;
(iii) publicservicefacilities;
(iv) otherinfrastructure,includingbutnotlimitedto,hydroinfrastructure;and
(v) publicrealmimprovementsorothercapitalpriorities.
c) PrimaryGrowthAreasshallhaveexistingorplannedinfrastructureandpublicservicefacilitiescapacitytoaccommodateintensificationovertheplanninghorizonofthisPlan.Incaseswheresuchcapacityisdeficient,anareamayalsobeidentifiedasaStrategicInvestmentArea.AStrategicInvestmentAreashallbeidentified,byresolutionofCityCouncil,asthefocusfortheuseofinnovativefinancial,economicdevelopmentorplanningtoolsavailabletotheCityinordertoassistwithovercomingidentifiedbarriers/constraintstointensification,andfacilitatepopulationandemploymentgrowthinaccordancewiththeCity’sstrategicpriorities.
d) AnyOfficialPlanAmendmentsforincreasedheightandordensity/intensityinthePrimaryGrowthAreashallbesubjecttothepoliciesofSubsection2.5,DevelopmentCriteria,ofthisPlan.
e) AnOfficialPlanAmendmentproposinganincreaseinheightanddensity/intensityinthePrimaryGrowthAreamaybedeterminedtobeprematurewhereanArea-SpecificPlanhasbeeninitiated,unlesstheproponentcandemonstratetothesatisfactionoftheCitythat:
(i) theproposeddensity/intensityandheightachievestheobjectivesofSection2.3,UrbanStructure,Subsection8.1.2,MobilityHubs,andChapter7,DesignExcellence,ofthisPlan;and
(ii) theproposeddensity/intensityandheightwillnotcompromisetheultimatecommunitydesigntobedeterminedthroughtheArea-SpecificPlan.
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f) WhereanArea-SpecificPlanhasbeenapproved,themorespecificlandusepoliciesshallapplyandthepoliciesoftheArea-SpecificPlanmayprovidemoredetaileddirectiononhowtheCityshallconsideranyfurtherincreasetoheightsanddensities/intensitiesthroughapplicationsforOfficialPlanAmendments.
2.4.2.2 SECONDARYGROWTHAREAS
a) SecondaryGrowthAreas:
(i) areareasidentifiedintheUrbanStructurewithintheMixedUseIntensificationAreasandconsistofthelandslocatedwithMixedUseNodesandIntensificationCorridors,withsomeexceptions,aswellasselectvacantresidentialsiteslocatedimmediatelyadjacenttoanArterialorMulti-PurposeArterialStreetasidentifiedonScheduleB-1,GrowthFramework,ofthisPlan;
(ii) shallaccommodategrowthwithintheexistingcapacityofthecurrentlandusedesignationsofthisPlan,
(iii) areareasexpectedtotransitionovertheplanninghorizonandbeyondandwillnotresultinasignificantrelocationofplannedgrowthoutsideofthePrimaryGrowthAreas;
(iv) shallbelimitedtoamaximumofmid-risebuildingform,unlessotherwisepermittedbytheexistingunderlyinglandusedesignation;
(v) whereapplicable,shallsupportthejustifiedfrequenttransitnetworkandaccommodatedevelopmentthatiscompact,mixeduseandpedestrianorientedinnature.
b) WithintheSecondaryGrowthArea,anyOfficialPlanAmendmentsforincreasedheightandordensity/intensitybeyondthatwhichiscurrentlypermittedintheunderlyinglandusedesignationshallbediscouraged.WheresuchanamendmentissubmitteditshallbesubjecttothepoliciesofSubsection2.5,DevelopmentCriteria,ofthisPlaninadditiontothefulfillmentofthefollowingcriteria:
(i) theincreasedheight,andordensity/intensitywillnotsignificantlyincreasethedensitybeyondtheexistingpermissions.
(ii) usingthebestinformationavailable,theincreaseddensitycanbeaccommodatedwithoutrequiringupgradestocapacityofexistinginfrastructureorpublicservicefacilities,andwillnotredirectinvestmentrequiredtosupportthePrimaryGrowthArea;and
(iii) inthecaseofapropertydesignatedResidential-LowDensitytheincreasedheight,andordensity/intensityshallinnocaseexceedthe
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provisionsoftheResidential-MediumDensitydesignation;and
(iv) shallinnocaseexceedthemid-risebuildingform.
c) NotwithstandingSubsection2.4.2.2a)i)ofthisPlan,propertiesintheCitythatarecurrentlydesignatedResidential-MediumDensityandlocatedwithintheEstablishedNeighbourhoodArea,andthatarecurrentlycomprisedof100percentrentalunits,maybeconsideredaSecondaryGrowthAreasubjecttotheproposeddevelopmentmeetingthefollowingcriteria:
(i) themajorityoftheunitsintheproposeddevelopmentconstituteaffordablerentalunits;
(ii) asignificantportionoftheunitsintheproposeddevelopmenthavethreeormorebedrooms;
(iii) theproposeddevelopmentshallbecompatiblewiththesurroundingdevelopmentanddoesnotexceedtheunderlyinglandusedesignationintermsofheightandordensity/intensity.
2.4.2.3 ESTABLISHEDNEIGHBOURHOODAREAS
a) EstablishedNeighbourhoodAreas:
(i) areidentifiedintheUrbanStructurewithinboththeResidentialNeighbourhoodAreaandtheMixedUseIntensificationAreawhereotherwisenotincludedinthePrimaryorSecondaryGrowthAreasandareidentifiedinScheduleB-1,GrowthFramework,ofthisPlan;
(ii) shallnotberegardedasessentialtoachievethepopulationgrowthdistributions,asstatedbytheRegionofHalton;
(iii) shallbeidentifiedasareaswithlimitedopportunitiesforintensification,andshallaccommodategrowthopportunitiesrestrictedtothepermissionsanddensitiesestablishedintheunderlyinglandusedesignation.
b) WithinEstablishedNeighbourhoodAreas,thefollowingformsofintensificationmaybepermitted:
(i) re-developmentorinfillinaccordancewiththemaximumdensitypermittedundertheapplicablelandusedesignationcontainedinChapter8,LandUseDesignations–UrbanArea,ofthisPlan;
(ii) consents,subjecttopoliciesinChapter12,ImplementationandInterpretation,ofthisPlan;
(iii) plansofsubdivision,subjecttothepoliciesinChapter12,ImplementationandInterpretation,ofthisPlan;
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(iv) accessorydwellingunits,subjecttoSubsection8.3.6ofthisPlan;and/or
(v) gardensuites,subjecttoSubsection8.3.7ofthisPlan.
c) IntheEstablishedNeighbourhoodAreaOfficialPlanAmendmentsforincreasedheightandordensity/intensitybeyondthatwhichiscurrentlypermittedintheunderlyinglandusedesignationshallnotbesupported.WheresuchanamendmentissubmitteditshallbesubjecttothepoliciesofSubsection2.5,DevelopmentCriteria,ofthisPlan.
d) WhereanexistingpublicservicefacilityorinstitutionaluseisproposedtoclosewithintheEstablishedNeighbourhoodArea,theCitymayinitiateanOfficialPlanAmendmentinaccordancewithSubsection3.2.2l)ofthisPlan.
2.4.2.4 EMPLOYMENTGROWTHAREAS
a) EmploymentGrowthAreas,asidentifiedonScheduleB-1,GrowthFramework,ofthisPlan,shallconsistofAreasofEmploymentnotcapturedwithinthePrimaryGrowthAreas,andwillbeanareaoffocusforthere-developmentandintensificationofemploymentlands.
b) EmploymentGrowthAreashavethepotentialtoaccommodateasignificantportionoftheemploymentdistributedbytheRegionofHalton.
c) WithinEmploymentGrowthAreas,allformsofemploymentintensificationmaybepermitted.
d) WithinEmploymentGrowthAreas,theCitymayidentifyStrategicInvestmentAreaswhichshallbeareasoffocusfortheuseofinnovativefinancialand/orplanningtoolsavailabletotheCityinordertoassistwithovercomingidentifiedbarriers/constraintstointensificationandfacilitateemploymentgrowthinaccordancewiththeCity’sstrategicpriorities.Toolswhichmaybeimplementedinclude,butshallnotbelimitedto:
(i) differentialdevelopmentcharges;
(ii) CommunityImprovementPlans,subjecttoSubsection12.1.3.5ofthisPlan;
(iii) CommunityBenefits,subjecttoSubsection12.1.3.1.5ofthisPlan;
(iv) public/privateinfrastructureagreements,includingfront-endingagreements;
(v) Area-SpecificPlans,subjecttoSubsection12.1.4ofthisPlan;
(vi) City-initiatedlandacquisition/development;
(vii) City-initiatedOfficialPlanand/orZoningBy-Lawamendments;
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(viii) developmentpermitsystems;and/or
(ix) economicdevelopmentstrategies.
2.5 DEVELOPMENTCRITERIA
Forthemostpart,futuredevelopmentintheCitywillbebuiltonre-developmentandinfillsites.Inconsideringalldevelopmentapplications,theCitywillensurethatdevelopment,re-developmentandinfillrespectandreflecttheexistingpatternandcharacterofadjacentdevelopment,bysatisfyingthecriteriaoutlinedinthissectionofthePlan,inadditiontotheunderlyinglandusedesignations.
2.5.1 OBJECTIVESa) Toensuredevelopment,re-developmentandinfillarecompatiblewiththe
builtformandlanduseofthesurroundingarea.
b) Toensurethatdevelopment,re-developmentandinfillachieveurbandesignexcellenceandcontributetothedevelopmentofahighqualitypublicrealm.
c) ToestablishcriteriaforevaluatingdevelopmentapplicationsincludingadditionalcriteriatobeappliedtoZoningBy-lawamendmentsandOfficialPlanAmendmentsforincreasestoheightandordensity/intensity.
d) Toensurethatappropriatetechnicalanalysisisundertaken.
2.5.2 POLICIESa) Thefollowingcriteriashallbesatisfiedwhenevaluatingdevelopment,re-
developmentorinfillproposals:
(i) compatibilitywithexistingsurroundingbuildings,aswellasthesurroundinglandusedesignations,isachieved;
(ii) thedevelopmentachieveshighqualityofurbandesignandisconsistentwiththepoliciescontainedinChapter7,DesignExcellence,ofthisPlan;
(iii) treesarepreservedandprotected,consistentwiththepoliciescontainedinSection4.3,UrbanForestry,ofthisPlan;
(iv) capabilityexiststoprovideadequatebufferingandothermeasurestominimizeanyidentifiedimpactstoanacceptablelevel;
(v) wherere-developmentpotentialexistsononeproperty,theCityshall:
a. requirethatitbedemonstratedthatfuturedevelopmentorre-developmentontheadjacentproperty(ies)willnotbe
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compromisedbytheproposal;and
b. requirethattheproposalbedesignedtofacilitatefuturepedestrian,cyclingand/orprivatestreetconnectionsacrossoneormoreadjacentproperties,wheresuchopportunitiesexist,asdeterminedbytheCity;
(vi) theNaturalHeritageSystemisprotected;
(vii) forresidentialuses,publicservicefacilitiesandotherneighbourhoodconveniences,suchascommunitycentres,recreation,neighbourhoodshoppingcentresandhealthcarearelocatedwithinwalkingdistanceoraccessiblebytransit;
(viii) consistencywiththelandusecompatibilitypoliciescontainedinSection4.6,LandUseCompatibility,ofthisPlan;
(ix) potentialunacceptableimpactsonthemunicipaltransportationsystemaremitigatedwhereverpossiblewithregardtotransportationflowandcapacity;
(x) sufficientoff-streetparkingandtransportationdemandmanagementmeasuresareprovided;
(xi) culturalheritageresourcesareprotected;and
(xii) theprovisionofstormwatermanagementinaccordancewiththepoliciesofSubsection4.4.3q)ofthisPlan.
b) ThefollowingadditionalcriteriashallbesatisfiedwhenconsideringaZoningBy-lawAmendmentoranOfficialPlanAmendmentrelatedtoheight,andordensity/intensity:
(i) theproposalmaintainsthelandusevisionofthisplanandtheintentoftheUrbanStructureelementwithinwhichtheproposeddevelopmentislocated;
(ii) adequateinfrastructureandpublicservicefacilitiesareavailabletoaccommodatetheincreaseddemands,including,butnotlimitedtosuchservicesaswater,wastewater,stormwater,schoolaccommodationandparklands;
(iii) theproposalisincloseproximitytoexistingorplannedtransitfacilitiesincludingthejustifiedfrequenttransitnetwork,higherordertransit,busroutesand/ortransitshelters;
(iv) theproposalcomplementsandconnectswiththepublicrealm;
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c) proposalsforresidentialintensificationintheformofnon-groundorientedbuildingsshallbepermittedonlyattheperipheryofexistingneighbourhoodsandonlywhere:
(i) thesubjectpropertyisabutting,andhasdirectvehicularaccessto,aMajorArterialorMulti-PurposeArterialStreet,UrbanAvenueorMainStreetasdefinedinScheduleP-1,ClassificationofTransportationFacilities–UrbanArea,ofthisPlan;
d) ConsentapplicationsshallbesubjecttothepoliciesofSubsection12.1.3.2.2ofthisPlan.
e) TheCitymayrequirethedevelopmentofanArea-SpecificPlaninaccordancewithSubsection12.1.4ofthisPlantoensuretheorderlyandefficientdevelopmentofanypropertyorgroupofproperties.