Memorial Arena Lands Redevelopment Proposal

Application status

The Official Plan and Zoning By-law Amendment applications were submitted by Amico Properties (the Applicant) to the Town on November 15, 2016. The applications seek to obtain the necessary land use approvals to facilitate the development of three residential buildings on the consolidated parcel of lands (two 6-storey buildings and one 5-storey building). In general, the applications represent a proposed amendment to the previous approvals granted by the Town in July 2015 to allow for the construction of two 5-storey buildings. Further details regarding the applications can be found in the February 2, 2017, Public Meeting Report.

Public consultation

A Public Meeting was held on February 21, 2017, to present the Official Plan and Zoning By-law Amendment applications to the public. Council did not make a decision on the applications at the February 21 meeting; the purpose of the meeting was only to obtain feedback from the community regarding the Applicant's proposal.

Also, On May 15, 2017, the Town held a residents' meeting at the Georgetown Public Library to respond to questions and concerns raised by some members of the community following the February 21, 2017, Public Meeting.

Separate the review into two phases

After the May 15, 2017, residents' meeting Amico requested that the Town separate the review of Building 1 from the rest of their proposal (ie. Buildings 2 and 3). They are requesting that Town Council and the community consider their request to increase the height of Building 1 now and defer consideration of the rest of their applications to a later date to allow them to engage the community further. Building 1 is currently approved at a maximum height of 5 storeys; Amico is seeking approval to increase the height of Building 1 from 5 storeys to 6 storeys.

The Town held a Public Information Centre (PIC) on Wednesday, June 14, 2017, at the Helson Gallery in the Georgetown Public Library. The purpose of the PIC was to obtain feedback from residents regarding Amico's proposal to separate the review of their applications into two phases and have Council consider their proposal to increase the height of Building 1 by one storey in advance of the rest of their comprehensive development proposal (ie. Buildings 2 and 3). The information for Building 1 displayed at the PIC can be viewed by clicking on the following link: June 14, 2017 Public Information (PIC) Panels

Council approval - Building 1

Council for the Town of Halton Hills approved a site specific Zoning By-law Amendment on July 10, 2017, to permit an increase in height for Building 1 from 5 storeys to 6 storeys. Council's decision applied to Building 1 ONLY; Council did not make any decisions regarding Amico's proposal for the rest of the consolidated site (ie. Buildings 2 and 3).

A copy of the Recommendation Report regarding the Building 1 decision is available on the Town's website: PI-2017-0084.

Please Note: Additional public consultation is required before Town Council will consider any report or make a decision on the rest of Amico's proposal for the consolidated site (ie. Buildings 2 and 3). There is no anticipated timeframe for any future public consultation to occur.

Links to staff reports and public meeting minutes

• PI-2017-0020 – Public Meeting Report
• February 21, 2017 Public Meeting PowerPoint Presentation
• February 21, 2017 Minutes from Council Meeting (Public Meeting)
• May 15, 2017 Residents' Meeting - PowerPoint Presentation
• May 15, 2017 Residents' Meeting - Notes
• June 14, 2017 Public Information (PIC) Panels
• P&I-2017-0084 – Recommendation Report

Links to background documents

First submission (November 15, 2016)

• Master Site Plan
• Application Form
• Planning Justification Report
• Urban Design Guidelines
• Transportation Impact Study
• Functional Servicing Report
• Tree Assessment Report
• Tree Preservation Plan
• Environmental Noise Assessment

Frequently asked questions

1. Is the Town acting as the Applicant for the proposed development?

No, Amico Properties owns the consolidated site and is acting as the Applicant. Amico Properties is seeking approval of the applications from the Town to allow their proposed development.

2. How are the applications submitted by Amico Properties different from the previous applications considered for the site?

The Town of Halton Hills previously owned the former Memorial Arena property (42 Mill St. & 11 Dayfoot Dr.), which forms part of the consolidated site subject to the current applications. However, in 2012 Town Council declared the property surplus with the intention of selling the lands. Following public consultation processes in 2013 and 2015 the Town adopted site specific Official Plan and Zoning By-law Amendments to allow two 5-storey residential buildings on the site. The approved Amendments were deemed consistent with the preferred development option chosen for the site through the public consultation processes.
In 2016 the Town sold the former Memorial Arena property to Amico Properties. Following the purchase of the former Memorial Arena site, Amico Properties also purchased the seven abutting residential lots from the individual owners. The current applications submitted by the Applicant seek to amend the previous approvals granted by the Town in 2015 for the former Memorial Arena property by: Increasing the maximum permitted height of the two buildings previously approved for the former Memorial Arena property from 5 storeys to 6 storeys; expanding the scope of the development lands to include the seven residential lots abutting the former Memorial Arena property (that Amico Properties purchased) to permit a third building (5-storeys); and Increasing the maximum permitted Floor Space Index (FSI) from 1.15 to 1.58 (note: FSI is a measure of density).

3. Have the applications been approved?

No, the applications are currently under review by Town staff. A Recommendation Report will not go forward to Council for a decision on the applications until Town staff has completed their review and all concerns and issues have been properly considered.

4. What is currently permitted on the property?

The previous Official Plan and Zoning By-law Amendments approved by the Town in 2015 allow two 5-storey residential buildings on the former Memorial Arena property (42 Mill St. & 11 Dayfoot Dr.) and also requires a 0.26 hectare public park at the rear of the site fronting Dayfoot Drive. The Towns Official Plan currently allows medium density residential development (townhouses or apartment buildings up to a maximum height of 4-storeys) on the seven residential lots abutting the former Memorial Arena property which make up the rest of the consolidated development site (26, 28, 30, 34, 36 & 38 Mill Street; 3 Dayfoot Drive).

5. I have concerns regarding the proposed height, massing and density for the three proposed buildings. What is the Town doing to properly consider these concerns?

The Applicant will be required to submit a shadow impact study to identify any potential impacts on the surrounding neighbourhood associated with the proposed height increase from 5 storeys to 6 storeys for Buildings 1 and 2 and the 5-storey height proposed for Building 3. A massing model must also be submitted to demonstrate how the proposed buildings will address the Mill Street and Dayfoot Drive streetscapes to ensure the design is compatible with the existing and planned character for the neighbourhood. The Town has retained an urban design consultant to complete a peer review of the proposed development to ensure that all questions related to height, massing and design of the proposal are thoroughly considered. Town staff will also consider the associated vehicle trips created as a result of the proposed increase in density and any potential impacts it may have on traffic in the neighbourhood.

6. How is the Town evaluating the impacts on neighbourhood traffic that the proposed development may have?

The Applicant submitted a Traffic Impact Study with their applications to demonstrate any potential traffic impacts that their proposed development may have on the surrounding road network and intersections. Town staff will review the analysis to determine the traffic volume to be generated from the proposed development and evaluate any impacts to the surrounding area. Staff will also determine if improvements, upgrades or traffic calming measures will be required for local roads to accommodate any form of development on the site. Town staff understands resident concerns regarding the volume of traffic on Mill Street, especially during commuting hours for the Georgetown GO Station, and will take these concerns into consideration.

7. Is there a vehicular access point for the development proposed off Dayfoot Drive?

The main point of vehicular access for the development is proposed off Mill Street; however, a second vehicular access point off Dayfoot Drive is currently proposed for access to the garbage and loading spaces for Buildings 2 and 3 and the underground garage for Building 3. Town staff are currently evaluating the viability of the proposed access off Dayfoot Drive.

8. If the applications have not been approved why are houses being demolished and work occurring on site?

The demolition of houses on the property is not tied to the proposed applications. The Applicant is not required to have approval for their proposal in order to obtain a demolition permit for any structure on the property.

9. I have questions or concerns about construction activities occurring on-site, who can I contact?

Please contact Mario Sonego at msonego@triamico.com or (519) 737-7301, who is handling construction related inquiries on behalf of Amico Properties. You may also contact Jeff Jelsma at jeffj@haltonhills.ca or (905) 873-2601 x 2305 for any general questions related to construction requirements in the Town of Halton Hills.

10. I understand that the Applicant is going to be building a sales centre on the property in the Spring 2017; how can the Applicant begin selling condo units if they don’t have approval for the development?

In Ontario there is no law preventing a developer from selling condominium units without obtaining approval for the project from a municipality. If the project does not obtain approval any purchaser would have to arrange for a return of any deposit with the Applicant. It should be noted that Amico Properties does have approval to build a sales centre on the property. The Applicant has indicated that construction of the sales centre should be completed in Spring 2017 upon which time they will begin selling condominium units for Building 1 (proposed 6-storey condominium).

11. How can I provide my comments or make my thoughts known regarding the applications?

Please contact Jeff Markowiak, Senior Planner, who is co-ordinating the review of the applications for the Town.