Planning, Design and Development Committee Item D1 for June … Comm… · » The conceptual block plan for Sub-Area 48-2 includes residential uses, mixed-uses, commercial uses, institutional,

ReportBRAMPTON PI-

Planning Design andbramptonca FlOWef City Development Committee

Committee of the Council of

The Corporation of the City of Brampton Date May 22 2013

PLANNING DESIGN ampDEVELOPMENT COMMITTEE File BP 48-22

DATE

Subject INFORMATION REPORT

Application to Amend the Official Plan KLM Planning Partners Inc - Brampton Area 48 Landowners Group Inc (co Metrus Development Inc) (Community Block Plan Amendment for Sub-Area 48-2 of the Countryside Villages Secondary Plan) South of Mayfield Road north of Countryside Drive east of Bramalea Road and west of the West Humber River

Tributary F Wards 9 and 10

Contact Paul Snape Acting Director Planning amp Land Development Services (905-874-2062)

Overview

bull This report provides information for the public meeting for this application to amend the Official Plan for the Sub-Area 48-2 Block Plan

bull The lands within Sub-Area 48-2 are located south of Mayfield Road north of Countryside Drive east of Bramalea Road and west of the West Humber River Tributary F and are approximately 320 hectares (790 acres) in size

bull In accordance with the Official Plan the landowners have filed an Official Plan amendment application to establish block plan policies with respect to urban design servicing the environment transportation and growth management for Sub-Area 48-2 within the Countryside Villages Secondary Plan The Official Plan amendment application submitted by the Block 48-2 Landowners Group also proposes amendments to both the Official Plan and the Countryside Villages Secondary Plan for the deletion of land use designations within Sub-Area 48-2

raquo The conceptual block plan for Sub-Area 48-2 includes residential uses mixed-uses commercial uses institutional open space uses the preservation of valleyland and an east-west collector road (Inspire Boulevard)

PI-I Recommendations

1 THAT the report from Paul Snape Acting Director Land Development Services Planning Design and Development Department entitled INFORMATION REPORT dated May 22 2013 to the Planning Design and Development Committee Meeting of June 10 2013 re Application to Amend the Official Plan KLM Planning Partners Inc - Brampton Area 48 Landowners Group Inc (co Metrus Development Inc) Wards 9 and 10 File BP48-22 be received and

2 THAT staff be directed to report back to Planning Design and Development Committee with the results of the Public Meeting and a staff recommendation subsequent to the completion of the circulation of the application and a comprehensive evaluation of the proposal

Background

Origin

This application was submitted on February 21 2012 by KLM Planning Partners Inc on behalf of Brampton Area 48 Landowners Group Inc (co Metrus Development Inc)

Planning Area

The subject lands are located within Sub-Area 48-2 of the Countryside Villages Secondary Plan

Block Plan 48-2

Pl-3 The Block Plan will provide a general configuration and layout of the following land uses permitted by the Secondary Plan

Single-detached dwellings Semi-detached dwellings Street townhouse dwellings Laneway townhouse dwellings (Medium Density Residential) Mixed-use units (commercial and residential) 5 school sites (2 public junior elementary 1 separate elementary and 1 separate secondary school and 1 public secondary school) 5 Stormwater Management Ponds 7 neighbourhood parks Sesquicentennial Community Park A motor vehicle commercial block

A district retail commercial block (Smart Centres) 2 places of worship Channelvalleyland Open Space 2 roundabouts on Inspire Boulevard

The Block Plan provides for a new north-south collector road between Bramalea Road and Torbram Road This road will be an extension of Moldovan Drive As well a new east-west collector road (Inspire Boulevard) is proposed to extend east from Bramalea Road beyond Torbram Road and turning south to connect with Countryside Drive

The proposed Block Plan submitted by the Brampton Area 48 Landowners Group (co Metrus Development Inc) proposes amendments to Schedule A2-Retail Structure to the Official Plan and amendments to the land use designations shown on Schedule SP 48(a) to the Countryside Villages Secondary Plan

The amendments to the Official Plan are

1) Deletion of the Neighbourhood Retail designation located at the south east comer of Inspire Boulevard and Torbram Road and replacing it with low and medium density residential uses

2) Deletion of the Convenience Retail designation located south of Mayfield Road between Torbram Road and Airport Road and replacing it with low density residential uses

The amendments to the Secondary Plan are


Pl-W 2) Deletion of the Convenience Retail designation located south of Mayfield

Road between Torbram Road and Airport Road and replacing it with low density residential uses

3) Deletion of three (3) Mixed Use designations at the intersection of Inspire Boulevard and Torbram Road and replacing them with medium density residential uses

4) Deletion of three (3) Live-Work designations at the intersection of Inspire Boulevard and Torbram Road and replacing them with medium density residential uses

5) Deletion of Medium Density Residential designations along Inspire Boulevard between Torbram Road and Countryside Drive and replacing it with low density residential uses

6) Deletion of a Medium Density Residential designation surrounding the Motor Vehicle Commercial and Place of Worship designation at the north-east comer of Countryside Drive and Torbram Road and replacing it with low density residential uses

7) Addition of a Mixed Use designation between the Motor Vehicle Commercial and Place of Worship designation at the north-east comer of Countryside Drive and Torbram Road

The block plan as proposed by the Brampton Area 48 Landowners Group Inc (co Metrus Development Inc) has been designed to accommodate approximately 2900 dwelling units and an average of 4 persons per unit This equates to an estimated population of 11600 persons By combining the population estimate with the estimated employment of 1800 the block plan is estimated to provide a combined total of 13400 persons and jobs

Property Description and Surrounding Land Use

The lands within Sub-Area 48-2 have the following characteristics

diams located south of Mayfield Road north of Countryside Drive east of Bramalea Road and west of the West Humber River Tributary F

diams have a site area of 320 hectares (790 acres)

diams are generally flat with some topographical deviations

diams occupied by several tributaries of the West Humber River

diams generally vacant agricultural land however there are some rural residential dwellings

tl-5~ diams the Sesquicentennial Community Park is located at the north-east corner of

Countryside Drive and Bramalea Road

diams the Christian Fellowship Church is located east of Bramalea Road and south of the future east-west collector road (Inspire Boulevard)

The surrounding land uses are described as follows

North Mayfield Road beyond which is the Mayfield Secondary School and vacant agricultural land within the Town of Caledon

South Countryside Drive beyond which are residential dwellings valleyland a place of worship and a neighbourhood commercial development

East Valleyland rural residential dwellings and vacant agricultural land beyond which is Airport Road

West Bramalea Road beyond which are lands subject to Applications to Amend the Zoning By-law and Plans of Subdivision (21T-11005B 21T-11006B and 21T-12003B) to permit residential commercial institutional parks stormwater management facilities and the preservation of valleyland

VV-U Outstanding Comments Additional Issues

Comments from City divisionsdepartments and external commenting agencies are required in order to complete a comprehensive analysis of this application All comments received will be considered as part of the future planning Recommendation Report to the Planning Design and Development Committee

Key issues identified to date include

bull a review of the proposed deletion of the Neighbourhood Retail Convenience Retail Mixed-Use and Live-Work designations on Schedule A2 - Retail Structure of the Official Plan and Schedule SP48(a) of the Countryside Villages Secondary Plan

bull a review of the distribution and size of the parks within the block plan area

bull a review of the proposed amendments to the Official Plan and Countryside Villages Secondary Plan and

bull a review of the following environmental issues that may impact the design of the block plan

a) Tributary C of the Humber River Valley may be required to be extended to Mayfield Road A Headwater Drainage Feature Assessment shall be submitted

b) An increased width and revised design of Tributary D which is located west of Torbram Road and connects to Mayfield Road may be required

c) There are a few stormwater management ponds that have significant incursions into the valley corridors The location of these stormwater management ponds beyond the limit of development are to be reviewed

d) There are a number of Endangered Species (bobolink barn swallow Redside Dace) found within the boundaries of block plan 48-2

e) A pathways plan is required to be prepared to demonstrate how the pathways will be accommodated in valley corridorsbuffers

Further details on the technical aspects of this application can be found in the Information Summary contained in Appendix 5

Resoectfull

Paul Snap MCIP RPP Dan Kraszewski MCIP RPP Acting Director Land Development Acting Commissioner Planning Services Design and Development

Authored by Michelle Gervais MCIP RPP Development Planner

PI--shyAPPENDICES

Appendix 1 Official Plan (Schedule A GeneralLand Use Designations) Extract

Appendix 2 Secondary Plan (Land Use Schedule)

Appendix 3 Zoning Extract

Appendix 4 Existing Land Uses

Appendix 5 Information Summary

EXTRACT FROM SCHEDULE A (GENERAL LAND USE DESIGNATIONS) OF THE CITY OF BRAMPTON OFFICIAL PLAN

I I SUBJECT LANDS INDUSTRIAL ipoundjlaquoXJ SPECIAL STUDY AREA RESIDENTIAL OPEN SPACE I I APPEALED TO OMB

H BRAMPTON bnofku Flower City

X APPENDIX 1

OFFICIAL PLAN DESIGNATIONS

KLM PLANNING PARTNERS INC PLANNING DESIGN amp DEVELOPMENT Brampton Area 48 Landowners Group Inc

0 100 200

I I Metros

I Drawn By CJK Date 2013 01 14 CITY FILE BP48-2002

Dl-T TOWN OF CALEDON

EXTRACT FROM SCHEDULE SP48(B) OF THE DOCUMENT KNOWN AS THE COUNTRYSIDE VILLAGES SECONDARY PLAN

RESIDENTIAL INSTITUTIONALCOMMERCIAL NATURAL HERITAGE

AND ENVIRONMENTAL LOW DENSITY PUBLIC JUNIOR MANAGEMENTDR DISTRICT RETAIL K-5 ELEMENTARY SCHOOL

SITEMEDIUM DENSITY MOTOR VEHICLE

COMMERCIAL PUBLIC MIDDLE MVC VALLEYLAND

6-8LIVE WORK SCHOOL SITE

CR STORMWATERCONVENIENCE RETAIL SEPARATE MANAGEMENTROAD NETWORK

NEIGHBOURHOOD ELEMENTARY SCHOOL FACILITYNR CjlRETAIL SITE

GATEWAY ~MU SEPARATE tVVV WOODLOTMIXED USE | SEP SECONDARY SCHOOL

POTENTIAL SITElt RECREATION OPEN SPACEr raquo VILLAGE CORE

INTERSECTION PUBLIC SECONDARY

COLLECTOR r SPECIAL POLICY AREA SCHOOL SITE

ROAD (SPA) CITY WIDE PARK PLACE OF WORSHIP

MINOR NEIGHBOURHOODNP ARTERIAL PARK

MAJOR ARTERIAL SUBJECT LANDS (REGIONAL)

APPENDIX 2 shyH BRAMPTON SECONDARY PLAN DESIGNATIONS bomPionto Flower Cityy KLM PLANNING PARTNERS INC

vcPLANNING DESIGN amp DEVELOPMENT

Brampton Area 48 Landowners Group Inc Drawn By CJK

Date 2012 02 22 City File BP48-2002

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TOWN OF CALEDON

MAYFIELD RD

I I SUBJECT LANDS COMMERCIAL AGRICULTURAL OPEN SPACE

RESIDENTIAL INSTITUTIONAL FLOODPLAIN

APPENDIX 3ft BRAMPTON jgf ZONING DESIGNATIONSbtonpioaca Flower Gty KLM PLANNING PARTNERS INC PLANNING DESIGN amp DEVELOPMENT Brampton Area 48 Landowners Group Inc

100 200 Drawn By CJK Date 2013 01 14 CITY FILE BP48-2002Metres

PHI

Air Photo Date Fall 2012

SUBJECT LANDS OPEN SPACE SCHOOL [pound] CEMETERY

APPENDIX 4 - AIR PHOTO111 BRAMPTON V KLM PLANNING PARTNERS INC

bqitaua Flower City Brampton Area 48 Landowners Group Inc PLANNING DESIGN amp DEVELOPMENT

Drawn By CJK Dale 2013 01 23 CITY FILE BP48-2002

V-VL APPENDIX 5

Information Summary

Official Plan

The lands within Sub-Area 48-2 are designated Residential and Open Space on Schedule A of the Official Plan

The Residential designation permits predominantly residential land uses including a full range of dwelling types ranging from single-detached houses to high-rise apartments Complementary uses to be permitted subject to specific Secondary Plan policies or designations may include commercial institutional and public uses designations such as schools churches libraries parks community and recreations centres day care centres local neighbourhood and convenience retail centres or highway and service commercial uses Institutional uses including social senice agencies union halls as well as fire halls police stations and utility installations may also be permitted in the Residential designation

Schedule A2 Retail Structure designates blocks of land within the boundaries of Sub-Area 48-2 as District Retail Neighbourhood Retail and Convenience Retail The District Retail designation is the future Smart Centres development at the south-east corner of Mayfield Road and Bramalea Road The applicant is proposing to delete the Neighbourhood Retail and Convenience Retail designations identified on Schedule A2 within Sub-Area 48-2

Schedule D Natural Heritage Features identifies the Open Space designation as being comprised of ValleylandWatercourse feature as well as Woodlands The applicant has submitted an Environmental Impact Report for Sub-Area 48-2 which will address these features and identify preservation plans and mitigation measures

Schedule E Major Recreational Open Space identifies a City Wide designation on a portion of the lands located within the north-east quadrant of Bramalea Road and Countryside Drive A portion of this designated City Wide park exists today as the Sesquicentennial Community Park

The Cultural Heritage Map of the Official Plan identifies three (3) Class B Heritage Resources within the limits of the subject lands The owner(s) of the properties that contain a Class B Heritage Resource will be required to submit a Cultural Heritage Impact Assessment to determine if conservation measures should be incorporated

Schedule H Community Block Plan Areas identifies the subject lands as being within block plan 48-2

BP48-22 Information Report

TgtM3 In accordance with the Official Plan an Official Plan Amendment application is required to establish the planning policies for Sub-Area 48-2 In addition an Official Plan Amendment is required for the proposed deletion of the Neighbourhood Retail and Convenience Retail designations on Schedule A2 Retail Structure of the Official Plan

Secondary Plan

The Countryside Villages Secondary Plan designates the Sub-Area 48-2 lands Low Density Residential Medium Density Residential Live Work District Retail Neighbourhood Retail Motor Vehicle Commercial Convenience Commercial Mixed Use Village Core Special Policy Area 1 Special Policy Area 2 Public Junior Elementary School Public Middle School Separate Elementary School Site Separate Secondary School Site Public Secondary School Site Place of Worship City Wide Park Neighbourhood Park Stormwater Management Facility Valleyland Collector Road Gateway and Potential Intersection

The proposed conceptual block plan submitted by the Brampton Area 48 Landowners Group Inc (co Metrus Development Inc) proposes some amendments to the land use designations shown on Schedule SP 48(a) to the Countryside Villages Secondary Plan These amendments include the following

1) Deletion of the Neighbourhood Retail designation located at the south east corner of Inspire Boulevard and Torbram Road

2) Deletion of the Convenience Retail designation located south of Mayfield Road between Torbram Road and Airport Road

3) Deletion of three (3) Mixed Use designations at the intersection of Inspire Boulevard and Torbram Road

4) Deletion of three (3) Live-Work designations at the intersection of Inspire Boulevard and Torbram Road

5) Deletion of some Medium Density Residential designations along Inspire Boulevard between Torbram Road and Countryside Drive

6) Deletion of a Medium Density Residential designation surrounding the Motor Vehicle Commercial and Place of Worship designation at the north-east comer of Countryside Drive and Torbram Road

7) Addition of a Mixed Use designation between the Motor Vehicle Commercial and Place of Worship designation at the north-east corner of Countryside Drive and Torbram Road


bulldhh Zoning By-law

The lands within Sub-Area 48-2 are zoned Agricultural Agricultural -839 Commercial Two - 2248 Highway Commercial One - 2246 Service Commercial - 2247 Institutional One Institutional One - 1226 Institutional One - 1417 Open Space and Floodplain by By-Law 270-2004 as amended An amendment to the Zoning By-law will be required to develop the lands with the uses proposed within the block plan

Sesquicentennial Community Park

There is an existing City Wide Park (Sesquicentennial Community Park) located at the north-east corner of Countryside Drive and Bramalea Road which is within the boundaries of Sub-Area 48-2 The Citys Official Plan and the Countryside Villages Secondary Plan both designate land for the expansion to the Sesquicentennial Community Park There is a policy within the Countryside Villages Secondary Plan that states should the municipality not acquire the lands designated for expansion of the City Park described as Part of Lots 16 and 17 Concession 5 EHS within 5 years from the time of draft plan of subdivision approval of the lands that include the City Park the land designated City Park may be developed for lowmedium density residential uses or an alternative purpose which is compatible and suitable for integration with adjacent development without furtheramendment to this Plan

The acquisition of land to expand the existing Sesquicentennial Community Park will not be pursued by the City because it has been determined that this community would be more appropriately serviced by providing a range of parks that will be distributed across the community

Based on the above noted policy the conceptual block plan for Sub-Area 48-2 proposes low and medium density residential uses and a neighbourhood park on the lands that are designated for City Wide Park

Environmental Issues

The Sub-Area 48-2 lands contain a number of environmentally significant features such as ValleylandAyVatercourses and Woodland features The extent to which these areas are to be protected will be confirmed through the Environmental Implementation Report (EIR)

An EIR prepared by Beacon Environmental for Block 48-2 has been submitted to the City and the Toronto and Region Conservation Authority for their review


PHS~ The Phase II MESP document (2010) that was approved for the Countryside Villages Secondary Plan area discussed several issues with respect to the Block 48-2 portion of the Countryside Villages Secondary Plan area that have been carried forward in the EIR for Block 48-2 These pertain to buffers floodlines restoration and enhancement opportunities stormwater management criteria water balance works adjacent to tributaries of the West Branch of the West Humber River and monitoring

The EIR will be approved through the block plan approval process to the satisfaction of the City of Brampton in consultation with the Toronto and Region Conservation Authority

Proposed Servicing

The applicant is proposing that the development within the block plan be on full municipal servicing The EIR that has been submitted for Sub-Area 48-2 includes a Functional Servicing Report prepared by The Municipal Infrastructure Group Ltd which describes the stormwater management plan sanitary servicing and water supply for the lands within Sub-Area 48-2 The conclusions of the Functional Servicing Report are that appropriate stormwater management measures will be provided to satisfy the applicable water quality treatment and quantity attenuation criteria and shows the viability of sanitary servicing and water supply for the proposed development through connections to existing infrastructure along Countryside Drive Mayfield Road Bramalea Road Torbram Road and Airport Road

A more detailed Functional Servicing Report will be required to be submitted to the City the Region of Peel and TRCA for any proposed development applications within Sub-Area 48-2

Heritage Impact

The Cultural Heritage Map in the Official Plan identifies three (3) Heritage Resources within the boundaries of Sub-Area 48-2 These heritage resources include the following

(1) 11223 Torbram Road (Evaluated as Class A) - an 1860s-1880s Gothic Victorian vernacular farmhouse and gambrel banked bam This property is currently non-participating and therefore a Heritage Impact Assessment has not been submitted to the City The conceptual block plan preservers this heritage resource in its current location

(2) 11825 Torbram Road (Evaluated as Class B) - an 1830s-1860s Victorian farmhouse with Italianate influences A Heritage Impact Assessment has been submitted and approved This heritage dwelling has been approved for demolition


PIHlaquo (3) Bramalea Road (no municipal address and evaluated as Class B) - pre

1900 auction bam These buildings appear to have been demolished

The Countryside Villages Secondary Plan identifies two (2) additional heritage resources recommended for designation or retention These heritage resources are the following

(1) 11651 Bramalea Road (Evaluated as Class B) - an 1860s - 1880s Ontario Gothic farmhouse This property is currently owned by the Fellowship Church The conceptual block plan preservers this heritage resource in its current location A Heritage Impact Assessment has not been submitted to the City for this property

(2) Cultural Landscape Unit (no municipal address and evaluated as Class B) - landscape features located along Countryside Drive in close proximity to Tributary F of the West Humber River

A Heritage Impact Assessment is required to be submitted to the City for review and approval for the cultural heritage resources located at 11223 Torbram Road and 11651 Bramalea Road Where appropriate the cultural heritage resources should be incorporated into the proposed site developments

The block plan for 48-2 currently illustrates the location of the above noted five (5) heritage resources

Recently a potential heritage resource has been identified by the Citys Heritage Co-ordinator at 11785 Torbram Road This house was not identified by ASI in their Cultural Heritage Study for the Countryside Villages Secondary Plan area and it is not currently included in the Citys Municipal Register of Cultural Heritage Resources The house is not easily seen from the street because it is surrounded by mature vegetation which may explain why it was not included A Heritage Impact Assessment is required to be submitted to the City for review and approval for the heritage resource located at 11223 Torbram Road In addition the block plan is required to show this heritage resource

Growth Management

The applicant has submitted a Growth Management Phasing and Sequencing Report that is currently being reviewed by staff The Brampton Growth Management Program is meant to respond to the challenges associated with high rates of growth A key objective is to ensure the timely delivery of services and infrastructure to new residents while maintaining desirable service levels for existing residents

A comprehensive review of growth management issues will be provided in a forthcoming Recommendation Report


Documents Submitted In Support of Application

The applicant has submitted the following block plan technical studies

bull Planning Justification Report bull Environmental Implementation Report and Functional Servicing Report bull Traffic Impact Study bull Growth Management Staging and Sequencing Strategy bull Community Design Guidelines bull Archaeological Reports (for some properties within Sub-Area 48-2)

Public Meeting Notification Area

Notice of the Public Meeting was given by prepaid first class mail to all persons assessed in respect of land to which the proposal applies and within 900 metres of the area to which the proposal applies as shown on the last revised assessment roll and by public notification in the Brampton Guardian


PI-I Recommendations

1 THAT the report from Paul Snape Acting Director Land Development Services Planning Design and Development Department entitled INFORMATION REPORT dated May 22 2013 to the Planning Design and Development Committee Meeting of June 10 2013 re Application to Amend the Official Plan KLM Planning Partners Inc - Brampton Area 48 Landowners Group Inc (co Metrus Development Inc) Wards 9 and 10 File BP48-22 be received and

2 THAT staff be directed to report back to Planning Design and Development Committee with the results of the Public Meeting and a staff recommendation subsequent to the completion of the circulation of the application and a comprehensive evaluation of the proposal

Background

Origin

This application was submitted on February 21 2012 by KLM Planning Partners Inc on behalf of Brampton Area 48 Landowners Group Inc (co Metrus Development Inc)

Planning Area

The subject lands are located within Sub-Area 48-2 of the Countryside Villages Secondary Plan

Block Plan 48-2















































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