02-1. INFORMATION REPORT Application to Amend the Zoning By-Law and Proposed Draft Plan of GAGNON AND LAW URBAN PLANNERS LIMITED

Transcription

1 The subject property is zoned "Agricultural (A)" in the Zoning By-law , as amended. The applicant has submitted a draft zoning by-law to implement the proposed single detached lots and townhouses on the subdivision plan. BRAMPTON 02-1 Report Planning, Design and brampton.ca ROWBT City Development Committee Committee of the Council of Date: October 19, 2012 The Corporation of the City of Brampton File: Subject: Contact: City File: C03W Subdivision File: 21T-12017B PLANNING, DESIGN &DEVELOPMENT COMMITTEE date: hto\ir/rl?tf5,2oi7. INFORMATION REPORT Application to Amend the Zoning By-Law and Proposed Draft Plan of Subdivision GAGNON AND LAW URBAN PLANNERS LIMITED ONTARIO INCORPORATED (To Permit the Development of One Hundred and SixtyTwo (162) Dwellings Units Comprising Street Townhouses and Single Detached Dwellings.) East Side of Creditview Road, South of Mayfield Road Part of Lot 17, Concession 3, W.H.S. Ward: 6 Allan Parsons, Manager, Planning Design and Development Department ( ) Overview: This application involves a 5 hectare (12 acre) parcel of land on the east side of Creditview Road, south of Mayfield Road, for the proposed development of one hundred sixty-two (162) dwelling units comprised of fifty-one (51) single detached lots, ninety-six (96) townhouses and fifteen (15) residential reserve units. The Official Plan designates the subject property "Residential" and the Mount Pleasant Secondary Plan designates the subject property "Low/Medium Density Residential", which permits a maximum density of 36 units per net residential hectare. Although the proposed draft plan of subdivision's density (45 units per net residential hectare) exceeds the permitted density, the applicant will be submitting a revised plan of subdivision in order to conform to the Secondary Plan. No Official Plan Amendment is proposed. The subject property is located within the Mount Pleasant Secondary Plan Sub-Area 51-2 Block Plan, and conforms to the Block Plan that was approved in principle at the September 17, 2012 Planning, Design and Development Committee meeting. Information Report -Gagnon and Law Urban Planners Limited Ontario Limited City Files: CO3W17.O05 and21t-120i7b

2 &2-1 Recommendations: 1. THAT the report from Allan Parsons, Manager, Planning Design and Development Department, entitled "INFORMATION REPORT", dated October 19, 2012 to the Planning, Design and Development Committee Meeting of November 5, 2012 re: Application to Amend the Zoning By- Law and Proposed Draft Plan of Subdivision, GAGNON AND LAW URBAN PLANNERS LIMITED ONTARIO INCORPORATED, Ward: 6, (Files: C03W and 21T-12017B) 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: Proposal: Details of the proposal are shown on the applicant's attached draft plan of subdivision (Map 1). The applicant is proposing one hundred and sixty-two (162) dwelling units comprising: Seventeen (17) single detached lots with minimum lot widths of 11.6 metres (38 feet); Thirty-four (34) single detached lots with minimum lot widths of 9.0 metres (30 feet); Ninety-six (96) street townhouses with minimum lot widths of 5.6 metres (18 feet); and, Five (5) Residential Reserve Blocks containing three (3) single detached units and twelve (12) street townhouse units. In addition, the plan of subdivision contains: an internal street network; a road widening block along the Creditview Road frontage (Block 74); and, a noise buffer block (Block 75). Information Report -Gagnon and Law Urban Planners Limited Ontario Limited City Files: C03W17.0O5 and 21T-12017B

3 Proposed Draft Plan of Subdivision (See Map 1 for larger version) Property Description and Surrounding Land Use: The subject property has the following characteristics: is located on the east side of Creditview Road, approximately 165 metres (541 feet) south of the intersection of Creditview Road and Mayfield Road; is vacant; and, has an area of approximately 5 hectares (12 acres). The surrounding land uses are described as follows: Information Report -Gagnon and Law Urban Planners Limited Ontario Limited CilyFilos:C03W17.005ond21T-l20l7B

4 fcl-q. Hi BRAMPTON trcmftoco FlowerCity PUNNING,OESIGN ANDDEVELOPMENT W MAPI DRAFT PLAN OF SUBDIVISION GAGNON & LAW URBAN PLANNERS LTD Ontario Inc. Date: Drawn By: CJK CITY FILE: C03W17.005

5 -4 North: South: East: West: vacant agricultural lands subject to an application to amend the zoning by-law to develop a neighbourhood retail plaza (City File: C03W17.003); vacant agricultural lands (other lands owned by the applicant) subject to a draft plan of subdivision application (City Files: C03W and 21T-11010B); vacant agricultural lands; and, Creditview Road, beyond which are vacant agricultural lands subject to a draft approved and zoned residential plan of subdivision. Location (See Map 2 for larger version) UAYf.riO K) u*vmo rd Lfi :. \,' ' f Information Reporl -Gagnon and Law Urban Planners Limited Ontario Limited Cily Filos C03WI7 005 and21t-12017b

6 I I SUBJECT LAND MAJOR WATERCOURSE PROPERTY LINE 0 CEMETERY OPEN SPACE c WARD BOUNDARY i NOTE: OPEN SPACE IS AN EXTRACT FROM SCHEDULE A (GENERAL LAND USE DESIGNATIONS) FROM THE BRAMPTON OFFICIAL PLAN MAP 2 - LOCATION GAGNON & LAW URBAN PLANNERS LTD Ontario Inc. Scale 1:50,000 Seals 1:8.000 CITY FILE: C03W M BRAMPTON brcrr.plon.co ROWGr GtV Drawn By: A.R.d. PLANNING, DESIGN & DEVELOPMENT Dale:

7 Current Situation: u Circulation Comments from City divisions/departments and external commenting agencies are required in order to complete a comprehensive analysis of this application. All comments received will be attached to the future planning recommendation report to the Planning, Design and Development Committee. Further details on this application can be found in Appendix 6 of this report. 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 latest revised assessment roll, and by public notification in the Brampton Guardian. Respectfully submitted: Original Signed By Darf Kraszewski, MCIP, RPP Acting Commissioner, Planning Design and Development Department Authored by: Neal Grady, MCIP, RPP, Development Planner Information Report -Gagnon and Law Urban Planners Limited Ontario Limited City Files: C03W and 21T-12017B

8 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: Mount Pleasant Secondary Plan Sub-Area 51-2 Block Plan Appendix 6: Information Summary Information Report -Gagnon and Law Urban Planners Limited Ontario Limited City Files: C03W and 21T-12017B

9 bl- l EXTRACT FROM SCHEDULE A (GENERAL LAND USE DESIGNATIONS) OF THE CITY OF BRAMPTON OFFICIAL PLAN APPEALED TO THE SUBJECT LAND RESIDENTIAL OPEN SPACE LZZI OMB BRAMPTON APPENDIX 1 ><f OFFICIAL PLAN DESIGNATIONS btompionco Flower City GAGNON & LAW URBAN PLANNERS LTD. PLANNING, DESIGN &DEVELOPMENT Ontario Inc MAVEIEU0 =1- Metros Drawn By: CJK Dale: CITY FILE: C03W17.005

10 ba-.o SUBJECT LANDS LEGEND ROAD NETWORK RECREATIONAL OPEN SPACE Arterial Road A Parkette Collector Road NATURAL HERITAGE SYSTEM Natural Heritage System Area '- ' RESIDENTIAL Low/Medium Density Medium Density H BRAMPTON bnapmui Flower City PLANNING, DESIGN& DEVELOPMENT INSTITUTIONAL Public Junior Elementary School Site Public Secondary School Site Place of Worship RETAIL Neighbourhood Retail Motor Vehicle Commercial OTHER C~i Mixed Use Area Area Subject to this Amendment APPENDIX 2 j f SECONDARY PLAN DESIGNATIONS Drawn ByCJK Date: GAGNON & LAW URBAN PLANNERS LTD Ontario Inc. CITY FILE: C03W17.005

11 bl~ -R0 *MA<Y,F-IEL-D<. ^RD< MAY'REL-B. ->RG> RW9.0 R1F 2227 II R1F 222S fan m 2 2 mj 5i l;oj iof S SUBJECT LAND COMMERCIAL AGRICULTURAL ZONING BOUNDARY INSTITUTIONAL CITY LIMIT APPENDIX 3 HBRAMPTON >< ZONING DESIGNATIONS bmvioiuii Flower City GAGNON & LAW URBAN PLANNERS LTD. PLANNING, DESIGN &DEVELOPMENT Ontario Inc Metres Drawn By: CJK Date: CITY FILE: C03W17.005

12 M-n AERIAL PHOTO DATE: FALL 2011 SUBJECT LAND RESIDENTIAL AGRICULTURAL CITY LIMIT M BRAMPTON bromptonco Flower City PLANNING. DESIGN & DEVELOPMENT Metres Drawn By: CJK Date: APPENDIX 4 AERIAL & EXISTING LAND USE GAGNON & LAW URBAN PLANNERS LTD Ontario Inc. CITY FILE: C03W17.005

13 4. GLEN SCHNARR & ASSOCIATES INC. Fanshore Investments Inc. City File No.: C02W T-11009B &BP ARMSTRONG HUNTER & ASSOCIATES Ontario Inc. City File No.: C02W16.002, 21T-11012B 4 BP i 6. KLM PLANNING PARTNERS INC. 7. GAGNON & LAW URBAN PLANNERS LTD. 2.WELLINGS PLANNING 1. GAGNON & LAW URBAN Wakiess Developments Inc. PL Venturas Ltd. CONSULTANTS INC. PLANNERS LTD Ontario Inc. City File No.: C02W & BP Creditview Mayfield Corporation City FllBNo.: BP City File No.: C03W City File No.: C03W17.004, (APPLIES TO ENTIRE & BP T-11011B LAND AREA HIGHLIGHTED & BP BELOW). 5. GAGNON & LAW URBAN PLANNERS LTD. Mattamy (Wanless) Limited Mattamy (Mount Pleasant) Limited 9. SUBJECT PROPERTY City File No.: C03W T-11008B GAGNON & LAW URBAN & BP PLANNERS LTD. City File No. C03W &21T-12017B 3. GAGNON & LAW URBAN PLANNERS LTD Ontario Limited CltyFBoNo,:C03W17.002, 21T-11010B A BP GLEN SCHNARR & ASSOCIATES INC. Gold Park Rowntnio Developers Inc. City File No.: C02W17.002, 21T-11009B &BP GAGNON & LAW URBAN a PLANNERSiff&.-~j& Mattamy(Wanless) Limited ==' Mattamy (Mount Pleasant) Limited City File No.: C03W T-11008B &BP151-Z.001 -J I NaXBCLHDAKY armncnai»*a.tk;3e TATH WTTV.h Rva.(a«ni(«rw watt njh i citywtr PATHWAY r*t»c"»q OHMINa &m Bta(AM (CLASSII I.-.ri'X-,. I PAMCk11UV CfUfM *Y3TIi* THM. (MAI? UM HBtfTtdcumD TOV*«C»iW PATH) 0t mctvom& avx>*«ntwmonq APPENDIX 5 - BLOCK PLAN CONCEPT PLAN WITH ASSOCIATED PLANS OF Hi BRAMPTON SUBDVISION AND REZONING APPLICATIONS brompionto Flower City PLANNING. DESIGN & DEVELOPMENT Date: Drawn By: TD CITY FILE:BP C03W17.005

14 Appendix 6: Information Summary Official Plan Schedule A, General Land Use Designations, in the City's Official Plan designates the subject property "Residential". The proposed townhouses and single detached lots conform to the policies associated with the "Residential" designation. Therefore, an Amendment to the Official Plan is not required. Secondary Plan The Mount Pleasant Secondary Plan designates the subject property "Low/Medium Density Residential." The "Low/Medium Density Residential" designation permits single detached and townhouse uses to a maximum density of 36 units per net residential hectare. The proposed draft plan of subdivision has a density of approximately 45 units per net residential hectare. The applicant will be submitting a revised plan of subdivision that meets the maximum density requirement in the Secondary Plan. This information was provided as part of the public meeting notice. Staff has discussed with the applicant the option of deleting some of the street townhouses in the current subdivision plan as submitted and converting them to single detached or semi-detached uses, and/or converting some of the proposed 11.6 metre (38 feet) and 9.0 metre (30 feet) wide single detached lots to larger lots. With a net residential area of approximately3.5 hectares, the total number of dwelling units would need to be reduced from 162 as currently proposed, to approximately 127 dwelling units on a revised subdivision plan. Zoning By-law The subject property is zoned "Agricultural (A)" in the Zoning By-law , as amended. The applicant has submitted a draft zoning by-law to implement the proposed single detached lots and townhouses on the subdivision plan. With the submission of a revised subdivision plan, a revised draft zoning by-law will also be required for review. Documents Submitted in Support of the Application The following documents were submitted by the applicant in support of the application: Draft Zoning By-law Planning Justification Report Addendum Memorandum to the Mount Pleasant Village Community Design Guidelines Phase One Environmental Site Assessment Soil Investigations Report. Information Report -Qagrton and Law Urban Planners Limited Ontario Limited City Files: C03W and 21T-12017B

15 b2-i5 Agency Comments Received Comments on the circulation of the application from external commenting agencies and City divisions and departments will be provided in the future recommendation report to the Planning, Design and Development Committee. Growth Management A full review and analysis of Growth Management issues will be provided in the future planning recommendation report forthis application to the Planning, Design and Development Committee. The Mount Pleasant Secondary Plan Sub-Area 51-2 Block Plan Appendix5 of this report shows the location of the subject property within the Mount Pleasant Secondary Plan Sub-Area 51-2 Block Plan. The 51-2 Block Plan Official Plan Amendment application and the seven other associated applications filed within the block plan area were approved in principle at the September 17, 2012 Planning, Design and Development Committee meeting. In this respect, the subdivision is in general conformity with the block plan, and the various Sub-Area 51-2 Block Plan recommendations and requirements will also apply to this application. 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. Information Report -Gagncn and Law Urban Planners Limited Ontario Limited Cily Files: C03W17.G05 and 21T-12017B