Growing up: Burlington redefines planning outlook

NRU
March 23, 2016
By Geordie Gordon

With its last greenfield neighbourhoods now being developed, the City of Burlington is expecting over the next 25 years to approve denser forms of housing and more mixed-use projects than at present.

Managing the conversation with local residents and the development industry on the transition from greenfield growth to intensification is one of the top challenges for Mary Lou Tanner, who took over as
Burlington’s director of planning and building last November. Prior to joining Burlington, Tanner served as the chief planner for Niagara Region.

In an interview with NRU, she identified key planning and development issues in store for the city of Burlington, which currently has a population of more than 175,000 and is projected to grow to 193,000 by 2031.

“We want to really make sure that we truly understand what people in this city value, and how we can support that as we move to a changing city,” she said. The challenge is that with intensification comes a need for the city to engage residents and others in a conversation on the value of a high-quality public realm, active commercial and residential street life and urban design that supports local infrastructure.

The ground-work for Burlington’s new planning focus has been laid out already in a draft strategic plan scheduled to be presented to city council on April 11.

“Growth can happen organically through redevelopment applications, or [we can] become more proactive and say yes we’re going to grow, and yes we’re going to define where, and yes we’re going to define what that density is going to be. And that [latter option] is the decision that council made through the strategic plan. So that’s a really, really important decision,” she said.

Already, the development industry appears to be responding to council’s commitment to intensification, according to Tanner, with applications for more dense forms of housing than in the past.

An official plan review , begun in 2012 and ongoing, is intended to echo themes in the strategic plan, namely a shift from greenfield development towards projects that capitalize on expected investments in commuter rail and transit. For example, Burlington plans to encourage transit-oriented development near
its GO Stations. Of particular focus to planners will be the downtown Burlington GO station, identified as a Metrolinx Mobility Hub and strategically located within Burlington’s Urban Growth Centre.

“We are really going to look at our downtown as a mobility hub ... what does that opportunity mean for us, and what does it mean for our GO stations?” she asked.

Meanwhile, Tanner says that the city plans to examine the redevelopment potential of aging urban plazas that date from the 1950’s and 1960’s and represent an opportunity for mixed-use and intensification. As well, she says, the city is studying how to protect employment lands, particularly along the QEW corridor, with an eye to encouraging redevelopment.

“What does it mean for a city where a lot of the building stock is 40, 50 years old, and how do we support retaining those employment lands and allowing their redevelopment, and hopefully intensification?” she asked.

Tanner said that recent visits from a prominent urban planner as well as her own travels to other Canadian cities have reinforced her view that Burlington is on the right track to build its future.

She commented on a recent visit to Burlington by TODERIAN UrbanWORKS principal Brent Toderian in February. She said that one of the biggest messages from Toderian’s week-long stay in Burlington was the need for the city to engage residents and others in a fact-based conversation about planning on such issues as the quality of design, urban-friendly density and the economics of infill and intensification.

Tanner said a recent trip she made to British Columbia was eye-opener when she visited the City of Burnaby, comparable to Burlington in population.

“Seeing Burnaby where there is transit-oriented development around transit hubs on the SkyTrain line, where we see aging plazas being redeveloped, where we see investment in new growth that is mixed-use, really active in terms of pedestrian access, high quality design, managing the urban design and financial conversation with the development industry. That was the real ‘ah -ha’ moment for me,” she said, a confirmation that her city is headed on a sensible planning path.

For the future, Tanner said Burlington is keen to implement a development permit system for the city’s mobility hubs and to draft secondary plans that support city transit investments contemplated by Metrolinx. As well, she said, the city plans to establish an urban design panel to encourage discussions on the kind of high-quality design that would support Burlington’s growth objectives.

“It’s just such an exciting time to be here. I really am so fortunate to be given this opportunity by the city manager, and the support of council and a great staff team. Everybody’s really excited about the city’s future ... we are the first ones that are going to change that conversation about [reaching the limits greenfield development].”