Application to Amend the Official Plan and Zoning By-Law CALEDON JV PARTNERSHIP - GSP GROUP INCORPORATED (To Permit Neighbourhood Retail Uses)

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1 M BRAMPTON w I Report Planning, Design and brompton.ca FlOWef City Development Committee Committee of the Council of The Corporation of the City of Brampton Date: August 20, 2013 PLANNING, DESIGN &DEVELOPMENT COMMITTEE File: City File: C01E Subject: INFORMATION REPORT Application to Amend the Official Plan and Zoning By-Law CALEDON JV PARTNERSHIP - GSP GROUP INCORPORATED (To Permit Neighbourhood Retail Uses) Hurontario Street Ward: 2 Contact: Allan Parsons, Manager, Overview: This application to amend the Official Plan and Zoning By-law proposes the development of a neighbourhood retail centre that will be located partially within the City of Brampton (0.55ha/1.5ac) and the Town of Caledon (3.0ha/7.4ac). In total the applicant is proposing to build up to 9,290 m2 (100,000 ft2) of commercial gross floor area (GFA) between the City of Brampton and the Town of Caledon, which includes 2,508 m2 (27,000 ft2) of GFA on the parcel located within the City of Brampton. Specifically GSP Group Inc. has applied to re-designate the lands from "Low Density Residential" to "Neighbourhood Commercial" within the Snelgrove Secondary Plan and rezone the property from "Agricultural" to "Commercial Two". GSP Group Inc. has concurrently submitted an application to the Town of Caledon to amend the Official Plan from "Residential Policy Area B" to "General Commercial" and to rezone the property from "Highway Commercial" and "Agricultural" to "General Commercial" so that both the City of Brampton and Town of Caledon parcels function as one commercial site. -lb Information Report

2 PM-x Recommendations: 1. THAT the report from Allan Parsons, Manager, Planning Design and Development Department, and Paul Aldunate, Development Planner dated August 20, 2013, entitled INFORMATION REPORT to the Planning, Design and Development Committee Meeting of September 9, 2013 re: Application to Amend the Official Plan and Zoning By-Law, CALEDON JV PARTNERSHIP - GSP GROUP INCORPORATED, Ward: 2, File: C01E 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: In August 2008, an application to amend the Official Plan and Zoning By-Law (File: C01E18.016) was submitted by Forecast Inc. to permit the development of the lands for commercial uses in concert with lands to the north, located within the Town of Caledon (See Map 1A). A statutory public meeting was held by the City of Brampton in February 2009 to present the application. The Town of Caledon held a statutory public meeting in January Residents at the City of Brampton public meeting expressed concern with the anticipated traffic impact on the existing residential neighbourhood, specifically as it relates to the Highwood Road access that was proposed by the applicant. Following the public meetings, the application was abandoned by the applicant and the lands were eventually purchased by Sobey'sA/illerboit. In April 2013 the new owners under the name Caledon JV Partnership revived the application and submitted a modified concept plan together with updated studies to the City of Brampton for review, under the same file number. It has been over four years since this application was last formally seen by the general public or members of Planning Design and Development Committee. The purpose of this report is to present the updated concept plan to Planning Design and Development Committee and offer residents in the area opportunity to comment. Staff will report back to Planning Design and Development Committee with recommendations once the review of the revised plan and studies have been completed.

3 DH-S MAP 1 A: OLD CONCEPT PLAN - FEBRUARY 2009 PUBLIC MEETING,#V / / ; ' /'.- ' -iu.s-*ii////// / / / / / /.- j /////////. '//*»'//////////. ''/, /»>///// "..-' ^.-"!-?*7' / / / / / / / / /^w^/l -'- \s IL It /r-ws-s'lf; / II "'MM. UJ,' /I / -.,4.^OWN OF.»kBP9N / ; s; s '!_/ ~LJ ;ttltyqfbrampton REG STEREO PLAN 43tt-:276 MAP 1: UPDATED CONCEPT PLAN

4 VH-H The applicant is proposing to build a commercial plaza with up to 9,290 m2 (100,000 ft2) of total gross floor area. The plaza is proposed to be anchored by a grocery store with a gross floor area of approximately 4,738 m2 (51,000 ft2), which is to be located within the Town ofcaledon. Approximately 2,508 m2 (27,000 ft2) of commercial gross floor area is to be located within the City of Brampton. Access to the site is proposed to be provided at two locations. One right in / right out access is proposed from Hurontario Street in Caledon, and a second, and only full turns access is proposed at the southerly end of the site at Highwood Road in Brampton. It is noted that traffic signals are currently operating at the intersection of Hurontario and Highwood Road. The updated concept plan generally proposes the same amount of GFA as the previous concept, but the layout is reconfigured. The southerly access point on Highwood Road has been shifted to line up with Hillpath Crescent, creating two separate buildings on the portion of the lands located within the City of Brampton. Within the Town ofcaledon the two smaller 465 m2 (5,000 ft2) buildings now align the private access at Hurontario Street. The applicant has increased the size of the supermarket by about 1208 m2 (13,000 ft2) from the previous version. Property Description and Surrounding Land Use: The subject property has the following characteristics: is municipally know as Hurontario Street, at the northeast intersection of Hurontario Street and Highwood Road; has a site area of 0.55 ha (1.5 ac) in Brampton. The combined site (Brampton and Caledon) is 3.6 ha (8.9 ac); has a frontage of 45.5 m (149 ft) along Hurontario Street in Brampton. The combined site (Brampton and Caledon portions) has m (667 ft) of frontage on Hurontario Street. The surrounding land uses are described as follows: North: East: South: Remaining 3.05 hectares of the commercial development proposed by the applicant, which falls within the Town of Caledon. Beyond the proposal is the Highway 410 and Hurontario Street interchange. Existing residential subdivision. Highwood Road, beyond which is vacant "Agricultural" zoned lands, and an existing residential subdivision. Note that the vacant "Agricultural" zoned lands west of Hillpath Crescent were

5 DH-sapproved in principle for single detached homes (File C01E18.014). West: Hurontario Street, beyond which are residential uses in Brampton and agricultural uses in Caledon. MAP 2: LOCATION MAP Public Meeting Notification Area: Notice of the Public Meeting has been given by prepaid first class mail to all persons assessed in respect of land to which the proposal applies and within 800 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. Respectfully submitted: ulsnape, MCIP, RPP Acting Director, Land Development Services Dan Kraszewski, MCIP, RPP Senior Executive Director, Planning Design and Development Authored by: Paul Aldunate, M.PL. MCIP RPP.

6 APPENDICES: Appendix 1: Official Plan (Schedule "A" General Land Use Designations) Extract Appendix 2: Secondary Plan (Land Use Schedule) Appendix 3: Zoning Extract Appendix 4: Existing Land Uses Appendix 5: Information Summary

7 TOWN OF CALEDON CITY OF BRAMPTC ron GGLLINGAGGD AVE l ASH CR-T- HBERRV RD -LAWLGRGRT. EXTRACT FROM SCHEDULE A (GENERAL LAND USE DESIGNATIONS) OF THE CITY OF BRAMPTON OFFICIAL PLAN SUBJECT LAND RESIDENTIAL OPEN SPACE M BRAMPTON >C APPENDIX 1 OFFICIAL PLAN DESIGNATIONS tapioiuo Flower City GSP GROUP INC. PLANNING, DESIGN & DEVELOPMENT Caledon JV Partnership Ltd E 3 Drawn By: CJK Metros Dale: CITY FILE: C01E18.016

8 >H-t TOWN OF CALEDON //JO oo oo ooo ooo oooo oooo oooco oooco 3 IpOOOOC I ipoooco ooocc oooco oooco \\o o o c o ^ Ipoooo EXTRACTFROM SCHEDULE SP"1"(A) OF THE DOCUMENT KNOWN AS THE SNELGROVE SECONDARY PLAN IBB Low Density Residential - Snelgrove North &West g^ Institutional Convenience Commercial )l Hazard Land EE3 Minor Arterial Road Minor Collector Road Provincial Highway Snelgrove Secondary Plan Area Boundary ON g l BRAMPTON APPENDIX 2»' SECONDARY PLAN DESIGNATIONS 8888 FlowerCity -^ GSP GROUP INC. PLANNING, DESIGN ANDDEVELOPMENT Caledon JV Partnership Ltd. Date: Drawn By: CJK CITY FILE: C01E18.016

9 I I SUBJECT LAND COMMERCIAL AGRICULTURAL RESIDENTIAL INSTITUTIONAL OPEN SPACE SI BRAMPTON APPENDIX 3 j f ZONING DESIGNATIONS brompionto Flower City GSP GROUP INC. PLANNING. DESIGN& DEVELOPMENT Caledon JV Partnership Ltd Metros 3 Drawn By: CJK Date: CITY FILE: C01E18.016

10 AERIAL PHOTO DATE: FALL 2012 SUBJECT LAND COMMERCIAL AGRICULTURAL SCHOOL RESIDENTIAL INSTITUTIONAL OPEN SPACE APPENDIX 4 BRAMPTON ><' AERIAL & EXISTING LAND USE b.amplo-ua FlOWer City GSP GROUP INC. PLANNING, DESIGN & DEVELOPMENT Caledon JV Partnership Ltd. Metres Drawn By: CJK Date: CITY FILE: C01E18.016

11 DM-II APPENDIX 5: INFORMATION SUMMARY Official Plan: The subject lands are designated as "Residential" according to Schedule A General Land-Use Designations. Complementary uses are permitted within this designation, which support the residential community. An amendment to Schedule A2 - Retail Structure of the Official Plan is required. The lands are designated as Residential Policy Area B in the Town of Caledon's Official Plan. The applicant has applied for an amendment to the Town of Caledon Official Plan to permit commercial uses. Secondary Plan: The Secondary Plan designates the subject property as "Low Density Residential - Snelgrove North and West" in the Snelgrove Secondary Plan Area 1. In order to develop the lands for commercial uses, an amendment to the Secondary Plan is required. Zoning By-law: The subject lands are zoned "Agricultural" according to By-Law , as amended. An amendment to the Zoning By-law is required. The lands are currently zoned as "High Commercial" and "Agricultural" in the Town of Caledon. The applicant has also applied for an amendment to the Town of Caledon Zoning By-law. Documents Submitted In Support ofapplication: Below is a list of studies and reports that were submitted in support of the updated application: Planning Justification Report, prepared by GSP Group, dated March Traffic Impact Study, prepared by MMM Group Ltd., dated March Functional Servicing Report Memorandum, prepared by Cole Engineering, dated March Stormwater Management Report, prepared by Cole Engineering, dated March 2013; Market Demand & Impact Analysis, prepared by Tate Economic Research, dated March Noise Impact Study, prepared by MMM Group Ltd., dated March Urban Design Brief, prepared by Scoler Lee and Associates Architects Inc., Terraplan Landscape Architects Inc. and GSP Group Inc., dated March Draft Official Plan Amendment, prepared by GSP Group Inc. Draft Zoning By-law, prepared by GSP Group Inc. Hydrogeological Assessment, Golder Associates Ltd., dated May

12 D4-I1 Archaeological Assessment, AMICK consultants Ltd., dated December Geotechnical Investigation, V.A. Wood Incorporated, dated April Agency Comments Received: The application has been circulated to internal and external departments and agencies. Complete comments and conditions received will be provided within the forthcoming Recommendation Report. The following provides a summary of comments and issues outlined to date. Environmental Issues: No environmental issues or features have been identified on the site to date. An updated Functional Servicing Report has been submitted by the applicant and is currently under review. Proposed Servicing: The applicant has proposed full municipal water and sanitary servicing. The Region of Peel has been circulated the subject application and has noted that watermains and sanitary sewermains are available to service the subject proposal. Traffic: The applicant has submitted an updated Traffic Impact Study (TIS), which incorporates the revised concept plan. The applicant is currently proposing two access points, one from Hurontario Street and the other from Highwood Road. The access from Hurontario is proposed to be restricted to right-in/right out and the access from Highwood Road is proposed to allow full turns without signalization. There are signals currently operating at the corner of Hurontario Street and Highwood Road. Staff will report back Planning Design and Development Committee with full comments once Transportation Planning staff has completed their review of the proposed access points and the updated Traffic Impact Study. The Ministry of Transportation was circulated the application since the subject lands are adjacent to the future Hurontario and Highway 410 interchange and fall within the permit control area of the Ministry of Transportation. In 2009 the Ministry informed the City that access to Highway 10 would be restricted to right-in/right-out. According to the Ministry of Transportation most recent comments, their position has not changed as it relates to the updated application. Urban Design: The applicant has submitted an updated Urban Design Brief based on the revised layout of the development. The City's Urban Design team are currently reviewing the Brief in the context of the City's urban design guidelines and context of the surrounding neighbourhood. Staff will report back to Planning Design and Development Committee once the review has been completed. Heritage Impact: No heritage resources have been identified on the subject site. 12