RECOMMENDATION REPORT Application to Amend the Zoning By-Law and Proposed Draft Plan of GAGNON & LAW URBAN PLANNERS LIMITED - WEST END

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1 BRAMPTON &~ l Report Planning, Design and brampton.ca FlOWer City Development Committee Committee of the Council of The Corporation of the City of Brampton Date: May 8, 2013 Files: C04W and 21T-12015B DATE: M<Hf2l}20\3> PLANNING, DESIGN & DEVELOPMENT COMMITTEE Subject: Contact: RECOMMENDATION REPORT Application to Amend the Zoning By-Law and Proposed Draft Plan of Subdivision GAGNON & LAW URBAN PLANNERS LIMITED - WEST END DEVELOPMENTS INC. (To permit the development of street townhouse dwellings) West side of Creditview Road, north of Wanless Drive Creditview Road Part of Lot 16, Concession 4, W.H.S. Ward: 6 Paul Snape, Acting Director, Planning Design and Development Department ( ). Overview: This report recommends approval, with conditions, of this draft plan of subdivision and application to amend the zoning by-law to develop a 0.41 hectare (1.01 acre) parcel of land on the west side of Creditview Road, north of Wanless Drive, for seventeen (17) townhouses. The proposed draft plan of subdivision is a development that relies upon the extension of local streets in the abutting draft approved and zoned subdivision plan (Gagnon and Law Urban Planners Limited- Amber Field Limited (City Files: 21T-10015B and C04W16.002) for the continuation of townhouse development in accordance with the land use designations and policies of the Official Plan and the Mount Pleasant Secondary Plan. The applicant proposes to zone the subject lands from "Agricultural (A)" to "R3E-5.5-Section 2239". This zoning designation applies to the townhouses on the abutting draft approved Amber Field Limited subdivision, and is appropriate for the same type of townhouses on this proposed draft plan of subdivision. The proposed draft plan of subdivision is consistent with the road pattern development blocks and medium density uses depicted on the approved Mount Pleasant Secondary Plan 51-1 Block Plan.

2 61-2. Recommendations: 1. THAT the report from Paul Snape, Acting Director, Planning Design and Development Department, entitled "RECOMMENDATION REPORT", dated May 8, 2013, to the Planning, Design and Development Committee Meeting of May 27, 2013 RE: Application to Amend the Zoning By-Law and Proposed Draft Plan of Subdivision, GAGNON AND LAW URBAN PLANNERS LIMITED - WEST END DEVELOPMENTS INC., Ward: 6, Files: C04W and 21T-12015B be received; 2. THAT the applications be approved in principle and staff be directed to prepare the appropriate amendment to the Zoning By-law, and be directed to issue draft plan approval and give notice in accordance with the Planning Act, after the satisfaction of "prior to draft plan approval" conditions. 3. THAT the Zoning By-law be amended from "Agricultural (A)" to "Residential Townhouse R3E-5.5- Section 2239 (R3E-5.5-Section 2239)". 4. THAT draft plan approval shall be in accordance with the following: a) any necessary red-line revisions to the draft plans identified by staff and/or identified in comments; and, b) all conditions contained in the City of Brampton List of Standard Conditions of Draft Approval for Residential Plans of Subdivision, or derivatives or special conditions and any other appropriate conditions in accordance with the intent of the approval in principle of this plan of subdivision application, to the satisfaction of the Commissioner of Planning, Design and Development, including: i) The requirements of the approved Block Plan Area 51-1 Growth Management Staging and Sequencing Strategy have been met, to the satisfaction of the Commissioner of Planning, Design and Development. ii) iii) The Addendum Functional Servicing Report and Environmental Implementation Report Update Memo prepared by Urbantech shall be approved to the satisfaction of the Director of Engineering and Development Services. The Community Design Guideline Update Memo prepared by NAK Design Strategies Inc. shall be approved to the satisfaction of the Director of Land Development Services.

3 1-3 iv) A Vegetation Assessment shall be approved by the Community Design, Parks Planning and Development Division identifying measures for the preservation of trees and vegetation on the subject lands. v) The owner agrees to submit detailed Engineering Drawings and supporting reports to Engineering and Development Services for approval, and the owner agrees that the detailed Engineering Drawings and supporting reports shall, where applicable, conform to the approved Functional Servicing Report and Environmental Implementation Report. vi) The owner agrees to make arrangements, if required, to defer plantings and sodding on the landscape buffer area within the Stewardship Road right-of-way until this can be co-ordinated with the construction of the Creditview Road widening. vii) The owner agrees to gratuitously convey road widening Block 4 to the City, including any permanent hydro easements and temporary grading easements required to accommodate the widening of Creditview Road. THAT the following shall be satisfied prior to the issuance of draft plan approval: a) the applicant shall sign the Mount Pleasant Cost Sharing Agreement and provide the City with a written acknowledgement from the Trustee appointed pursuant to the agreement that the applicant has signed the agreement and has delivered the deeds or made the payments required by the agreement and that the plan may be released for draft approval; b) the street names "Sail Road" and "Stewardship Crescent", approved on the surrounding draft approved plan of subdivision, shall be identified on the preliminary homebuyers' information map and the draft approved subdivision plan; c) a preliminary homebuyers' information map is to be approved and posted in a prominent location in each sales office where homes in the subdivision are being sold; d) the applicant shall execute a preliminary subdivision agreement to the satisfaction of the City. The preliminary subdivision agreement shall include a schedule identifying all of the notice provisions for all of the lots and blocks within the plan of subdivision; and, e) the applicant shall agree in writing to the form and content of an implementing zoning by-law for the subject application.

4 ei-4 6. THAT the gratuitous pre-dedication of roads or portions thereof, if necessary, be authorized. 7. THAT the decision of approval for the subject application be considered null and void and new development applications be required, unless a zoning by-law is passed within 36 months of the City Council approval of this decision, or an extended time is given to the satisfaction of the Commissioner of Planning, Design and Development. BACKGROUND Origin This application was submitted on June 21,2012 by Gagnon & Law Urban Planners Ltd. on behalf of West End Developments Inc. Date of Public Meeting The public meeting for this application was held on November 5, No interested members of the public were in attendance with respect to this application and no correspondence has been received. Please see Appendix "7" of this report. Planning Area The subject lands lie within Block Plan Sub-Area 51-1 of the Mount Pleasant Secondary Plan. The Sub-Area 51-1 Block Plan was approved on May 20, The drawing below is an extract of the portion of the Sub-Area 51-1 Block Plan bounded by Wanless Drive to the south, Creditview Road to the east, Mayfield Road to the north and Mississauga Road to the west, showing the boundary of this proposed subdivision. In this respect, the street layout, development blocks and medium density residential uses on the proposed subdivision plan coincide with what is shown on the approved Block Plan.

5 ei-«~ Extract from the Approved Mount Pleasant Secondary Plan Sub-Area 51-1 Block Plan Drawing (Please refer toappendix 5 of this report as well) SUBJECT PROPERTY EXTRACT FROM THE APPROVEO MOUNT PIEASANT SECONDARY PLAN SUB-AREA 51-1 BLOCK PLAN LEGEND i ' 7_i" "~l MXCaOMWrr «-»IUW4 «HfTJU DMRV MtDMtHMn UULT1 USE PATH WITHN BIVDS (CLASS 1}(AS PER Of*KtAL PLAN/CITY WOE PATHWAYNETWORK) wnpoomi ON-STHEET B:KE LANE(CLASS 2) POTENTIAL SIGNED BKE ROUTE (CLASS 3) GREEN SYSTEU TRAl (UULll-USE i PATH) (REfLfcCTS CHANNEL AUGNVENT VIGNETTES) PROPOSAL The applicant's draft plan of subdivision proposes: seventeen (17) street townhouses with minimum lot widths of 5.5 metres (18 feet); the extension of "Stewardship Crescent and "Sail Road" from the abutting Amber Field Limited draft approved and zoned subdivision plan (City Files: 21T-10015B and C04W16.002);

6 El-lc a road widening (Block 4) along the Creditview Road frontage and 0.3 metre wide access control reserve blocks (Blocks 5 to 7 inclusive); and, demolition of the existing house and structures on the site. The blocks on the proposed plan of subdivision containing the street townhouses are labeled as "Residential Reserve Blocks 1, 2 and 3" because the development can only proceed in combination with the adjacent Amber Field Limited draft approved and zoned subdivision plan (City Files: 21T-10015B and C04W16.002). Proposed Draft Plan of Subdivision (See Map 1 for larger version)

7 6K* Property Description and Surrounding Land Use: The subject property has the following characteristics: is located on the west side of Creditview Road, approximately 480 metres (1,574 feet) north of the intersection of Creditview Road and Wanless Drive. contains an existing single detached residence and various accessory buildings; and, has an area of approximately 0.4 hectares (1 acre). Location (See Map 2 for larger version) -WAYFS.-0 RD UAYfClD TO 1 > :.e.:ct _*.::,

8 El-tf PLANNING ANALYSIS SUMMARY This seventeen (17) dwelling unit, in fill subdivision is a continuation of the same type of medium density townhouse development found on the abutting draft approved Amber Field Ltd. subdivision plan. The proposed draft plan of subdivision is consistent with the Provincial Policy Statement and the City's Strategic Plan. The application conforms to the "Residential" designation in the Official Plan and the "Medium Density Residential" and "Mixed Use Area 3" designations in the Mount Pleasant Secondary Plan. The proposed density of 63 units per net residential hectare is appropriate in contributing toward the overall development of the "Mixed Use Area 3" designation (Please see the detailed planning analysis found in Appendix 6). The proposed draft plan of subdivision is also consistent with the road pattern development blocks and medium density uses depicted on the approved Mount Pleasant Secondary Plan 51-1 Block Plan. The statutory public meeting was held on November 5, 2012 and no members of the public spoke in reference to this proposed plan of subdivision and zoning by-law amendment. In addition, no correspondence has been received. The applicant's proposal to zone the townhouses with an "R3E-5.5-Section 2239" zoning designation is appropriate for the proposed 5.5m x 23.5 m townhouse dwelling unit types. This approved zoning designation was applied to the identical street townhouses in the abutting Amber Field Ltd. subdivision plan. This report recommends approval of this plan of subdivision and zoning by-law amendment, subject to appropriate implementing conditions. The proposed development represents good planning and is supportable from a land use planning perspective. For a complete planning analysis please see the Detailed Planning Analysis Section found in Appendix 6 of this report. Respectfully submitted: }, MCIP, RPP Acting Director, Land Development Services Dan Kraszewski, MCIP, RPP Acting Commissioner, Planning, Design and Development Authored by: Nea! Giady. MCIP. RPP Development Planner

9 ei-i 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: Extract from the Approved Mount Pleasant Secondary Plan Sub-Area 51-1 Block Plan Appendix 6: Detailed Planning Analysis Appendix 7: Public Meeting Results Appendix 8: R3E-5.5-Section 2239 Zoning Designation Appendix 9: Results of Application Circulation

10 fcl-io.jbrampton tamnun FlowerCity PUNNING.DESIGN ANDDEVELOPMENT W MAPI DRAFT PLAN OF SUBDIVISION GAGNON & LAW URBAN PLANNERS LTD. West End Developments Inc. Date: Drawn By: A.R.d. CITY FILE: C04W16.006

11 / WANLESS D«' ' r T -^ UirvyfjlXf "^ ^ / 7 lu / \< / ftp i WARD6 Seals 1:50,000 E? i I I SUBJECT LAND MAJOR WATERCOURSE PROPERTY LINE m CEMETERY OPEN SPACE " " WARD... i BOUNDARY 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. West End Developments Inc. CITY FILE: C04W Si BRAMPTON bnnpkna Flower City Drawn By: A.R.d. PLANNING, DESIGN & DEVELOPMENT Scale 1:8,000 Date: \/ -MAYFIELD RD - MAYFIELD RD a/ EJ 3/ ' 1 -I In

12 1-1*2 WANL-ESS, CRES. EXTRACT FROM SCHEDULE A (GENERAL LAND USE DESIGNATIONS) OF THE CITY OF BRAMPTON OFFICIAL PLAN SUBJECT LAND RESIDENTIAL OPENSPACE MAJOR WATERCOURSE gg BRAMPTON boykug Flower City PLANNING, DESIGN & DEVELOPMENT 100 EE Metros a Drawn By: A.R.d. Date: APPENDIX 1 OFFICIAL PLAN DESIGNATIONS GAGNON & LAW URBAN PLANNERS LTD. West Developments Inc. CITY FILE: C04W16.006

13 EI-lS EXTRACT FROM SCHEDULE SP 51(A) OF THE DOCUMENT KNOWN AS THE MOUNT PLEASANT SECONDARY PLAN LEGEND ROAD NETWORK INFRASTRUCTURE RECREATIONAL OPEN SPACE OTHER Arterial Road f«*<j Stormwater Management Facility Transit Spine Collector Road City Park Local Park rf*0*^ %iaj? Mixed Use Area INSTITUTIONAL Collector Road Parketle r (k-5) Public Junior Elementary School Site ru Town Square 1 j v VestPocket il,bib'l < > Potential Connection NATURAL HERITAGE SYSTEM (6-8) Public Senior Elementary School Site i Natural Heritage System Area ISEJ Separate Elementary School Site RETAIL CH Convenience Retail RESIDENTIAL (ps) Public Secondary School Site NR Neighbourhood Retail Low/Medium Density fw~1 Places Of Worship Medium Density 1 UVC 1 Motor Vehicle Commercial i Area Subject to this Amendment Subject Lands & BRAMPTON APPENDIX 2 SECONDARY PLAN DESIGNATIONS bromptonxo HOWei" City GAGNON & LAW URBAN PLANNERS LTD. PUNNING, DESIGN &DEVELOPMENT West Developments Inc. Date*01207*9 CITY FILE: C04W16.006

14 HH R1F-12.S-2225 R2E R1F n RJE WANLESS DR SUBJECT LAND RESIDENTIAL AGRICULTURAL OPEN SPACE ZONING BOUNDARY COMMERCIAL INSTITUTIONAL FLOODPLAIN M BRAMPTON APPENDIX 3 ZONING DESIGNATIONS brcn.plon.ca FlOV/er City GAGNON & LAW URBAN PLANNERS LTD. PLANNING, DESIGN &DEVELOPMENT West Developments Inc Metres Drawn By: A.R.d. Date: CITY FILE: C04W16.006

15 ~ 1-1 HPiiiifssMa WA'NirtSS-BR- AERIAL PHOTO DATE: SPRING 2012 SUBJECT LAND AGRICULTURAL INSTITUTIONAL RESIDENTIAL HBRAMPTON tor* APPENDIX 4 tmmpicnco Flower City PLANNING.DESIGN & DEVELOPMENT 100 Metres Drawn By: A.R.d. Date: AERIAL & EXISTING LAND USE GAGNON & LAW URBAN PLANNERS LTD. West Developments Inc. CITY FILE: C04W16.006

16 - El-K* SUBJECT PROPERTY EXTRACT FROM THE APPROVED MOUNT PLEASANT SECONDARY PLAN SUB-AREA 51-1 BLOCK PLAN LEGEND - BOUNDARY OF BLOCK PLAN AREA 51-1 NOOE BOUNDARY NATURAL HERITAGE SYSTEM CITY PARK GO STATION lcy:1medium DENSITY RESIDENTIAL ^"" MEDIUM DENSITY ^^_ OPEN SPACE (NMSy buffers/channels parks; POTENTIAL LOCATIO'I OF. HYDRO ONE BRAMPTON Jr 5m «7m SWITCHGEAR EASEMENT MULTI-USE PATH WITHIN BLVDS. (CLASS 1)(AS PER OFFICIAL PLAN / CITY WIDE PATHWAY NETWORK) ON-STREET BIKE LANE (CLASS 2) RESIDENTIAL vest pockets/ parkettes/ HIGH DENSITY town square POTENTIAL SIGNED BIKE ROUTE RESIDENTIAL (CLASS 3) COMMERCIAL institutional GREEN SYSTEM TRAIL(MULTI-USE PATH) (REFLECTS CHANNEL SYVM PONDS special policy area ALIGNMENT VIGNETTES)?Y7/"/, 1 NON PARTICIPATING PROPERTIES FIREHALL LIBRARY H BRAMPTON bmptmuo FlowerCity PLANNING, DESIGN AND DEVELOPMENT APPENDIX 5 BLOCK PLAN DESIGNATIONS GAGNON & LAW URBAN PLANNERS LTD. West Developments Inc. Date: Drawn By: A.R.d. CITY FILE: C04W16.006

17 1-IT APPENDIX '6' DETAILED PLANNING ANALYSIS City File Number: C04W Subdivision File:21T-12015B Provincial Policy Statement and City's Strategic Plan The subject application is consistent with matters of provincial interest and the City's Strategic Plan. Official Plan Schedule A, General Land Use Designations, in the City's Official Plan designates the subject property "Residential". The proposed townhouses conform to the policies associated with the "Residential" designation. An Amendment to the Official Plan is not required. Mount Pleasant Secondary Plan The Mount Pleasant Secondary Plan designates the subject property "Mixed Use Area 3" with an underlying "Medium Density Residential" designation. The "Mixed Use Area 3" designation is centred on the intersection of the Mount Pleasant Transit Spine Collector Road ("Remembrance Road") and Creditview Road, and is one of four mixed use nodes found throughout the Mount Pleasant Secondary Plan. The proposed subdivision plan, together with the surrounding townhouse lands, conforms to the "Medium Density Residential" designation with a slight increase in density (60 units per net residential hectare to 63 units per net residential hectare) permitted by "Mixed Use Area 3" designation. Approved Mount Pleasant Secondary Plan Sub-Area 51-1 Block Plan Appendix 5 of this report consists of an extract of the Mount Pleasant Secondary Plan Sub-Area 51-1 Block Plan approved by the Commissioner of Planning, Design and Development on May 20, 2011 showing the boundaries of the proposed draft plan of subdivision. This application conforms to the approved Block Plan. Appendix 5 shows the detailed land uses for the mixed use node centred on the intersection of Remembrance Road (the Transit Spine Collector Road) and Creditview Road. This draft plan of subdivision is on the periphery of the mixed use node area, and although the subdivision contains a small number of dwelling units and a small net developable area, in association with the abutting Amber Field Ltd draft approved subdivision plan, it contributes to the intended overall medium density development and road pattern associated with the Mixed Use Area 3 node in accordance with the approved block plan. 10

18 61-1? Zoning By-law The subject property is zoned "Agricultural (A)" in the Zoning By-law , as amended. The applicant is proposing to zone the subject lands "R3E-5.5-Section 2239" (Please refer to Appendix 8 of this report). This approved zoning designation is contained in Zoning By-law for the abutting Amber Field Limited draft approved subdivision plan (City Files: 21T-10015B and C04W16.002). The "R3E-5.5 Section 2239" permits street townhouses with a minimum lot width of 5.5 metres and a minimum lot depth of 23.5 metres. This same townhouse dwelling unit type is proposed for the current application. The "R3E-5.5-Section 2239" zoning designation is appropriate to implement the townhouses on the proposed draft plan of subdivision and this is included in Recommendation 3. of this report. Land Use The plan of subdivision and zoning by-law amendment application propose a residential land use that adequately reflects the "Residential" and "Medium Density Residential" land use designations set out in both the Official Plan and Mount Pleasant Secondary Plan. The proposed townhouses provide for the completion of the surrounding medium density residential development contained within the Mixed Use Area 3 node. Community Design/Urban Design Issues The approved Mount Pleasant Block Plan 51-1 Community Design Guidelines (CDG) provide a comprehensive analysis of the physical design of the Sub-Area 51-1 community with particular reference to the key structuring elements that were first approved by City Council in 2007 and carried forward into the Mount Pleasant Secondary Plan and the Block Plan Concept Plan. In the context of this application- Section 3.4- Built Form Guidelines of the approved CDG outlines a number of design criteria that will be applied to the townhouses on the proposed draft plan of subdivision, including: Scale, height and massing that that relate to the adjacent street; and, Relative to the window road treatment along the Stewardship Road/Creditview Road interface, enhanced design of the front facades of the individual townhouse dwelling units and garage designs that minimize visual impact. NAK Design Strategies Inc. has provided a Community Design Guideline update memo. Staff is recommending as a condition of draft plan approval that the update memo be approved in order to confirm that the design of the townhouse units is compatible with the approved CDG document (please refer to Recommendation 4. b) iii) of this report). Transportation/Traffic Issues This plan of subdivision is designed to provide for the continuation of the existing local roads on the surrounding Amber Field Ltd subdivision. The size and type of roads for this 11

19 El-II subdivision were determined through the Mount Pleasant Secondary Plan Sub-Area 51-1 Block Plan approval process. In addition, consistent with an approved recommendation applied to other subdivision applications within the Sub-Area 51-1 Block Plan, Recommendation 6 of this report authorizes the gratuitous pre-dedication of roads or portions thereof, if necessary. Environmental Issues There are no environmental issues associated with the subject lands, and in particular, there are no "Natural Heritage System" designations or features either on or in close proximity to the subject lands. Servicing and Development Engineering Requirements The Mount Pleasant Secondary Plan Infrastructure Servicing Study approved by the City and the Region of Peel confirmed that there were no impediments to servicing of the entire Sub-Area 51-1 Block Plan lands. The Region of Peel has confirmed that sanitary servicing and water services are available and conditions of draft plan approval have been provided. The overall Sub-Area 51-1 Functional Servicing Report has confirmed that stormwater management can be accommodated on the subject lands, and in this respect, Urbantech has prepared an Addendum Functional Servicing Report and Environmental Implementation Report Update Memo. Staff is recommending as conditions of draft plan approval that the Addendum and Update Memo be approved and that detailed engineering drawings and supporting reports shall, where applicable, conform to the approved Functional Servicing Report and Environmental Implementation Report (please refer to Recommendation 4. b) ii) and Recommendation 4. b v) of this report). Recommendations 4 b. vi) to 4 b. vii) of this report provide specific non-standard conditions of draft plan approval based upon comments provided by the Engineering and Development Services Division and the Works and Transportation Department pertaining to engineering, servicing works, conveyances and requirements associated with the widening of Creditview Road (Road Widening Block 4 on the proposed draft plan of subdivision). Noise As a condition of draft plan approval, a detailed Noise Impact Study shall be prepared by an Acoustical Engineer and submitted to the City for review and approval. Vegetation Assessment Portions of the subject property contain vegetation and trees associated with the existing single detached home and in proximity to the associated accessory building. Accordingly, as a condition of draft plan approval, staff is recommending that a Vegetation Assessment shall be approved identifying measures for the preservation of 12

20 1-2 trees and vegetation on the subject lands (please refer to Recommendation 4. b iv) of this report). Heritage In accordance with the Mount Pleasant Secondary Plan, there are no heritage implications with this proposal. Growth Management Requirements and Recommendations There are no growth management related concerns with the application, and since the subject lands are within the Mount Pleasant Secondary Plan area the proposed plan of subdivision is exempt from development allocation. Staff is recommending a condition of draft plan approval that will implement the requirements of the approved Mount Pleasant Secondary Plan Sub-Area 51-1 Growth Management Staging and Sequencing Strategy Report (please refer to Recommendation 4. b) i) of this report). 13

21 1-21 APPENDIX 7' PUBLIC MEETING -NOVEMBER 5, 2012 City File Number: C04W Subdivision File:21T-12015B Members Present: Members Absent: Staff Present: Regional Councillor P. Palleschi - Wards 2 and 6 (Chair) City Councillor V. Dhillon - Wards 9 and 10 (Vice-Chair) Regional Councillor G. Gibson - Wards 1 and 5 Regional Councillor E. Moore - Wards 1 and 5 Regional Councillor J. Sanderson - Wards 3 and 4 Regional Councillor J. Sprovieri - Wards 9 and 10 City Councillor J. Hutton - Wards 2 and 6 City Councillor S. Hames - Wards 7 and 8 Regional Councillor G. Miles - Wards 7 and 8 (personal) City Councillor B. Callahan - Wards 3 and 4 (vacation) Planning, Design and Development Department D. Kraszewski, Acting Commissioner, Planning, Design and Development P. Snape, Acting Director, Planning and Land Development Services H. Zbogar, Acting Director, Planning Policy and Growth Management M. Won, Director, Engineering and Development Services K. Ash, Manager, Development Services E. Corazzola, Manager, Zoning Services A. Parsons, Manager Development Services N. Grady, Development Planner G, Bailey, Development Planner M. Gervais, Development Planner D. Jenkins, Development Planner Corporate Services Department M. Rea, Legal Counsel E. Evans, Deputy Clerk C. Urquhart, Legislative Coordinator S. Pacheco, Legislative Coordinator Members of the Public: None in attendance. 14

22 1-22 APPENDIX '8' R3E-5.5-Section 2239 Zoning Designation City File Number: C04W Subdivision File:21T-12015B 15

23 Shall also be subject to the requirements and restrictions relating to the R2E-7.2 zone and all the general provisions of this by-law, which are not in conflict with those set out in Section The lands designated R3E Section 2239 on Schedule A to this by-law; Shall only be used for the purposes permitted in a R3E-5.5 zone; Shall be subject to the following requirements and restrictions: (1) Minimum Lot Area: Interior Lot square metres; Corner Lot square metres; End Lot square metres; (2) Minimum Lot Width: Interior Lot metres; Corner Lot metres; End Lot 6.7 metres; (3) Minimum Lot Depth: 23.5 metres; (4) Minimum Front Yard Depth: a) 3.0 metres; b) 5.5 metres to garage door facing the front lot line; c) 4.5 metres to the front of the garage from a daylight rounding/triangle; d) the main wall of a dwelling may encroach into the front yard to within 1.0 metres of a daylight rounding/triangle; e) a porch and/or balcony with or without foundation or cold cellar may encroach 2.0 metres into the minimum front yard; f) a porch and/or balcony with or without foundation or cold cellar including eaves and cornices may encroach into the front yard to within 0.0 metres of a daylight rounding/triangle; g) a bay window, bow window or box window with or without foundation or cold cellar may encroach 1.0 metres into the minimum front yard; and h) a bay window, bow window or box window with or without foundation or cold cellar including eaves and cornices may encroach into the front yard to within 0.0 metres of a daylight rounding/triangle; (5) Minimum Exterior Side Yard: a) 3.0 metres b) 1.2 metres where the exterior side yard abuts a public or private lane; c) 5.5 metres to a garage door facing the exterior side yard for comer lots 11.0 metres or greater; d) the main wall of a dwelling may encroach into the exterior side yard to within 1.0 metres of a daylight rounding/triangle; e) a porch and/or balcony with or without foundation or cold cellar and chimney may encroach 2.0 metres into the minimum exterior side yard; f) a porch and/or balcony with or without foundation or cold cellar including eaves and cornices may encroach into the exterior side yard to within 0.0 metres of a daylight rounding/triangle;

24 g) a bay window, bow window or box window with or without foundation and a porch or cold cellar including eaves and cornices may encroach into the exterior side yard to within 0.0 metres of a daylight rounding/triangle; h) a bay window, bow window or box window with or without foundation or cold cellar may encroach 1.0 metres into the minimum exterior side yard; and i) for comer lots with a 1.2 metres exterior side yard adjacent to a lane, the maximum encroachment of any type into an exterior side yard shall be 0.5 metres; (6) Minimum Rear Yard a) 5.0 metres for an interior lot; b) 3.0 metres for a corner lot provided that not less than 50% of the unit width is setback 5.0 metres from the rear lot line; c) 3.5 metres to a walkout balcony or uncovered terrace on the second storey, or wood deck off the main floor; d) 0.6 metres accessory building and/or to the side wall of a garage, where access to the garage is from the exterior side yard; e) a bay window, bow window or box window with or without foundation and a porch or cold cellar may encroach 1.0 metres into the rear yard; and f) Section shall not apply; (7) Minimum Interior Side Yard: a) 1.2 metres and 0.0 metres when abutting side lot line coincides with a common wall between two dwellings; b) 0.6 metres to an accessory building; and c) 0.7 metres to a bay, bow, or box window with or without foundation or cold cellar; (8) Maximum Building Height metres; (9) Notwithstanding Section d, no minimum dwelling unit width required; (10) Minimum Landscaped Open Space: a) those portions of all yards not occupied by permitted structures, accessory structures, permitted encroachments and permitted driveway shall consist of landscaped Open Space; (11) No garage may project more than 1.5 metres beyond the porch or front wall of a dwelling; (12) The following provisions apply to garages: a) the maximum cumulative garage door width for interior lots, with a lot width less than 6.0 metres shall be 3.7 metres; b) the maximum cumulative garage door width for interior lots, with a lot width equal to 6.0 metres but less than 9.8 metres shall be 4.6 metres; c) the maximum cumulative garage door width for interior lots, with a lot width equal to 9.8 metres but less than 10.7 metres shall be 5.0 metres; d) the maximum cumulative garage door width for interior, lots equal to 10.7 metres but less than 12.2 metres shall be 5.5 metres;

25 ei-^-s -12 e) the maximum cumulative garage door width for corner lot, with a lot width equal to or greater than 6.0 metres shall be 5.5 metres; f) a two bay garage shall be permitted on a corner lot; g) the garage door width may be widened by an extra 0.6 metres if the front of the garage projects 2.5 metres or less beyond the ground floor main entrance of the dwelling unit; h) the garage door width restriction does not apply to a garage door facing the exterior lot line; and i) the interior garage width, as calculated 3.0 metres from the garage opening shall be a maximum 0.9 metres greater than the maximum garage door width permitted on the lot; (13) Notwithstanding Section k.2 a garage may face the flankage lot line; (14) The following shall apply to a bay, bow or box window: a) Notwithstanding Section 6.13 Table 6.13.A the maximum width of a bay, bow or box window with or without foundation shall be 4.5 metres; b) Notwithstanding Section 6.13 Table 6.13.A the maximum depth of a bay, bow or box window with or without foundation shall be 1.0 metres; c) A bay, bow or box window with a maximum depth of 0.6 metres does not need to contain side windows; and d) A bay, bow or box window with a depth greater than 0.6 metres up to a maximum depth of 1.0 metres does need to contain side windows; (15) Notwithstanding Section 6.13 Table 6.13.A a porch, balcony and deck is permitted in the interior side yard; (16) Notwithstanding Section the following shall apply: a) front to rear yard access shall be permitted via non habitable rooms and with more than a two step grade difference; (17) Notwithstanding Section B.1 the following shall apply: a) the minimum driveway width shall be 2.75 metres; (18) The driveway width shall not exceed the exterior width of the garage; (19) Section shall not apply; Shall also be subject to the requirements and restrictions relating to the R3E-5.5 zone and all the general provisions of this by-law, which are not in conflict with those set out in Section The lands designated R3E Section 2240 on Schedule A to this by-law; Shall only be used for the purposes pennitted in a R3E-4.4 zone; Shall be subject to the following requirements and restrictions: (1) Minimum Lot Area: Interior Lot square metres; Corner Lot square metres; End Lot square metres;

26 G\-7X* I V R1F LEGEND ZONE BOUNDARY PART LOT 16, CONCESSION 4 W.H.S. CITY OF BRAMPTON Planning, Design and Development Data: Drawn by. CJK By-Law Schedule A Fits no. C04W1S_002zMa

27 APPENDIX '9' RESULTS OF APPLICATION CIRCULATION City File Number: C04W Subdivision File:21 T-12015B 16

28 Grady, Neal Subject: ta-tjb FW: Growth Management Comments -GAGNON &LAW URBAN PLANNERS LIMITED WEST END DEVELOPMENTS INC. Files :C04W and 21T-12015B From: Lakeman, Brian Sent: 2013/04/17 5:16 PM To: Grady, Neal Cc: Snape, Paul; Given, Janice Subject: RE: Growth Management Comments -GAGNON &LAW URBAN PLANNERS LIMITED - WEST END DEVELOPMENTS INC. Files :C04W and 21T-12015B Neal, I do not have any growth management-related concerns regarding this application. As you noted in the Information Report, the proposed development conforms to the relevant policies in the Official Plan and Secondary Plan. The proposed development also conforms to the Sustainable City Structure policies (Section 3.2) in the City's Growth Plan Official Plan Amendment. As such, my comments are limited to the following: As the subject site is within the Mount Pleasant Secondary Plan Area, this application is exempt from Development Allocation. The subject site is located within the Mount Pleasant Cost Sharing Agreement area. The Recommendation Report prepared for this application will need a "prior to draft approval" condition that addresses this. Typical wording for such a condition is as follows: 'The applicant shall sign the Mount Pleasant Cost Sharing Agreement and provide the City with a written acknowledgement from the Trustee appointed pursuant to the agreement that the applicant has signed the agreement and has delivered thedeeds or made the payments required by the agreement and that the plan may be released for draft approval." Thank you. Brian Brian Lakeman, mcip, bpp Growth Management Policy Planner C^of Brampton Planning, Design and Development Tel: hrian iakemap(ahramptonca

29 Grady, Neal From: Sent: To: Cc: Subject: GI--Z1 Allison, Bill 2012/12/171:31 PM Grady, Neal Terminesi, Ozzie; Mazzotta, Frank; Aziz, Farhad Growth Management Development Team December 13, Review Comments Hi Neal, Please see comments below. INITIAL REVIEW - PROPOSED DRAFT PLAN OF SUBDIVISION - WEST END DEVELOPMENTS - 21T-12015B Please be advised that the addendums to the EIR and FSR have not been received by Farhad Aziz. Please ensure our stock engineering condition is included: The applicant shall submit detailed engineering drawings and supporting reports todevelopment Engineering Services for review and approval. (Such supporting reports shall include, where applicable, reports required in conformity to an approved Block Plan environmental and servicing report.) The applicant shall also grant, gratuitously, all necessary external easements and lands for access, drainage, servicing, and utility purposes as may be required, to the appropriate municipality, agency orpublic authority. The applicant is advised that no servicing works shall be permitted until the detailed engineering drawings are approved and external easements granted, and that adetailed plan illustrating all proposed sidewalk locations and proposed on-street parking locations within the draft plan of subdivision shall be submitted prior to the first engineering submission. Regards, Bill Allison, C.E.T., rcca Supervisor, Development Approvals Development Engineering Services, City of Brampton Phone (905)

30 Grady, Neal From: Sent: To: Cc: Subject: Attachments: &\rzo Fantin, John 2012/12/13 2:48 PM Grady, Neal Westover, Tracy Fw: Development Team - Creditview Rd (GMDRT) RE: Development Team - Creditview Rd (GMDRT); RE: Development Team - Creditview Rd (GMDRT) Neal Please see the comments for the following packages. Thanks John John Fantin A.Sc.T. Supervisor Engineering CADD WofJ^and Transp^aMqn-Jngineering & Construction From: Varghese, Bino Sent: Tuesday, December 11, :41 PM To: Fantin, John Cc: Kocialek, Tim Subject: FW: Development Team - Creditview Rd (GMDRT) Hi John, Please find attached the comments from Grace for item 1and 3in the Development Team package. In addition please find below my comments: C03W T-12017B&C04W T-12Q115B: 1. The applicant shall provide cash in lieu for walkway connections from sub division to Arterial Roads. For details please contact the Project Manager, Bino Varghese, City of Brampton. Works and Transportation. 2. The applicant shall co-ordinate and defer planting on buffer blocks and sod until City of Brampton complete the construction of the four lane road widening. Regards, Bino From: Gorzynska, Grace Sent: 2012/12/1112:11 PM To: Varghese, Bino Cc: Fantin, John Subject: RE: Development Team - Creditview Rd (GMDRT) C04W T B The applicant shall dedicate the road widening including permanent hydro easement and temporary grading easement required for the 4 lane widening of Creditview Rd. under taken by City of Brampton as part of Capital Project and to the satisfaction of Commissioner of Works and Transportation. The City is currently undergoing detailed design and the applicant shall co-ordinate with City of Brampton, Works and Transportation staff for prededication above mentioned requirements. The minor revisions to the road pattern and intersection alignments may be required. The coordination is required with Creditview Road widening project undertaken by City'sWorks and Transportation. Regards. cjro«cfirritf^fia B. Eng, C.E.T. Works and Transportation; Engineering & Construction Division City of Brampton 8850 McLaughlin Road. Unit 2. ON L6Y 5T1

31 IP Region cf Peel ei-si The Region ofpeel isthe proud recipient ofthe National Quality Institute Order of.., Excellence, Quality, the National Quality Institute Canada Award ofexcellence Gold Award, tlfoltruuf fo/t ( 0ll Healthy Workplace; anil a2008 IPAC/Deloitte Public Sector Leadership Cold Award. November 29, 2012 Mr. Neal Grady Planning, Design & Development Department City of Brampton 2 Wellington Street West, 3"" Floor Brampton, ON L6Y4R2 RE: Draft Plan of Subdivision West End Developments Inc. City of Brampton City File: C04W16.006/21T-12015B Region File: 21T B Dear Mr. Grady, Peel Region staff have reviewed the above noted Draft Plan of Subdivision application and offer the following comments and specific conditions of draft approval: Please provide to my attention a digital copy of the proposed plan of subdivision to the following specifications: 6-degree UTM projection (zone 17) NAD83 Minimum level of detail - all external boundaries of 21T-plan and internal lot/block layout plus lot/block numbers One of the following formats: o Double precision ARC/INFO polygon coverage with 0.01 fuzzy tolerance and lot/block information as an attribute in export format - E00 file. o ArcViewshape file with the same attribute information o Microstation DGN file with linework on level #1 and lot/block numbers on level #2 Peel Region Development Services planning staff request that the following specific conditions of draft approval be applied: The developer will be required to enter into a Subdivision Agreement with the local Municipality and Region for the construction of munidpal sewer, water, and Regional roads associated with the lands. These services will be constructed and designed in accordance with the latest Region standards and requirements. The developer hereby acknowledges that the proposed Draft Plan is located within future Pressure Zone 7 and will be services ultimately from the future Alloa Pumping Station. In the meantime the proposed development will be services from the existing pressure zone 6 watermains and the West Brampton Pumping Station. Provision shall be made in the Subdivision Agreement that the developer hereby acknowledges that the Region of Peel may require the developer to construct a sampling Public Works 10 Peel Centre Dr., SuiteA, Brampton, ON L6T 4B9 Tel:

32 1-32 hydrant (at the developers cost) within the proposed development. Location and the requirement for a sampling hydrant will be determined at the engineering review stage. That prior to final acceptance, the applicant's engineer is required to submit to the Region of Peel, Public Works Department all Engineering Drawings in Micro-Station Format as set out in the latest version of the Region of Peel "Development Procedure Manual". The developer hereby agrees that their consultant is required to submit the "asconstructed" plans within sixty (60) days of issuance of the Preliminary Clearance Certificate. The Region shall hold back additional 10% on the Letter of Credit until the "as-constructed" drawings have been received in accordance with the requirements specified in the Public Works Design, Specifications & Procedures Manual. Provision shall be made in the subdivision agreement that the developer pay the Region's costs for updating its electronic "as constructed" information for the infrastructure installed by the developer. The cost will be based on a "per kilometre" basis for combined watermains and sanitary sewers installed as per Regional User Fee By-law. Provision shall be made in the subdivision agreement that the developer maintain adequate chlorine residuals in the watermains within the subdivision, from the time the watermains are connected to the municipal system until such time as the Region issues final acceptance. In order to maintain adequate chlorine residuals, the developer will be required to either install automatic flushing devices or retain Regional staff to carry out manual flushing. Regional staff will conduct the monitoring and testing for chlorine residual. The costs associated with the monitoring and flushing will be the responsibility of the developer as per Regional User Fee By-law. Provision shall be made in the subdivision agreement, that the applicant's engineer is required to submit to the Region of Peel, Public Works Department ties to all main line valves prior to preliminary acceptance. Provision shall be made in the subdivision agreement that the applicant's engineer is required to submit to the Region of Peel, Public Works Department ties to all individual water service boxes prior to final acceptance. Provision shall be made in the subdivision agreement that the applicant's engineer is required to submit to the Region of Peel, Public Works Department linear ties to sanitary sewer services either at the "Y" connection for double services or at the property line for single services prior to preliminary acceptance and swing ties to the building prior to final acceptance. Provisions shall be made in the Subdivision Agreement with respect to servicing of the existing properties within the zone of influence should the existing private services (well and septic system) deteriorate due to the servicing of the proposed development Provision will be required in the Subdivision Agreement for the following dause: "An amount shall be held in the Letter of Credit until final acceptance of the subdivision by the Municipality to serve as protection for the private wells in the zone of influence of the subdivision plan. The amount shall be based on the anticipated cost of replacing water supplies within the zone of influence as shown in the schedules of the agreement. The minimum amount shall be $20, Public Works 10 Peel CentreDr., Suite A, Brampton, ON L6T 4B9 Tel:

33 1-23, If the private well systems in the zone of influence deteriorate due to the servicing of the plan of subdivision the developer will provide temporary water supply to the residents upon notice by the Region and it will continue supplying the water to the effected residents until the issue is resolved to the satisfaction of involved parties. If the quantity of water in the existing wells is not restored to its original condition within a month after first identification of the problem, the developer will engage the services of a recognized hydrogeologist to evaluate the wells and recommend solutions induding deepening the wells or providing a permanent water service connection from the watermain to the dwelling unit." Developer shall inspect, evaluate and monitor all wellswithin the zone of influence prior to, during and after the construction has been completed. Progress Reports should be submitted to the Region as follows: 1. Base line well condition and monitoring report shall be submitted to the Region prior to the preservicing or registration of the plan (whichever occurs first) and shall indude as a minimum requirement the following tests: a) Bacteriological Analysis - Total coliform and E-coli counts b) Chemical Analysis - Nitrate Test c) Water level measurement below existing grade 2. In the event that the test results are not within the Ontario Drinking Water Standards, the Developer shall notify in writing the Homeowner, the Region of Peel's Health Department (Manager - Environmental Health) and Public Works Department (Development Supervisor) within 24 Hours of the test results. 3. Well monitoring shall continue during construction and an interim report shall be submitted to the Region of Peel for records. Well monitoring shall continue for one year after the completion of construction and a summary report shall be submitted to the Region of Peel prior to final acceptance. Provision shall be made in the Subdivision Agreement that he applicant/owner shall grant/obtain (at no cost to the Region) all necessary easements for Regional infrastructures, as may be required by the Region to service proposed development and/or external lands. That prior to the Region of Peel granting dearance the conditions of draft approval the following must be forwarded to the Region's Legal Services Division (c/o Alison Docherty): 1. A copy of the final M-Plan; 2. A copy of the final R-Plan(s); and 3. The documents required as per Schedule B of the Subdivision Agreement. If you have any questions or concerns, please contact me at your earliest convenience at ext. 4710, or by at: christina.marzo(o>peelreqion.ca Yours truly, CWjLhjfO Christina Marzo, MCIP, RPP Planner Development Services, Public Works Public Works 10 Peel Centre Dr., Suite A, Brampton, ON L6T 4B9 Tel:

34 l-3h SSoSic Dufferin-Peel Catholic District School Board lb School Board 40 Matheson Boulevard West, Mlsslssauga, ON, L5R 1C5, Tel: (905) November 1,2012 Neal Grady Development Planner Planning, Design and Development City of Brampton 2 Wellington Street West Brampton, ON L6Y4R2 Dear Mr. Grady: Re: Notice of Application and Request for Comments Application to Amend the Zoning By-law and Proposed Draft Plan of Subdivision Gagnon & Law Urban Planners Limited -West End Developments Incorporated Creditview Road File: 21T-12015B (C04W16.006) City of Brampton - Ward 6 The Dufferin-Peel Catholic District School Board has reviewed the above noted application based on its School Accommodation Criteria and provides the following comments: The applicant proposes the development of 17 townhouse units which are anticipated to yield: 1 Junior Kindergarten to Grade 8 Students; and 1 Grade 9 to Grade 12 Students The proposed development is located within the following school catchment areas which currently operate under the following student accommodation conditions: "^ ^tchwent{area "I \f j-ft \- "',. <* V'*-k /HostjSchool *» " * ' N^nrofrnent Capacity «\, J of Dorfafiles^^ ;#v Ternporarylci^srqpm$ Elementary School St. Lucy Secondary School St. Edmund Campion The Dufferin-Peel Catholic District School Board is committed to the phasing of residential development coincidental with the adequate provision and distribution of educational facilities. Therefore, the Board requests that the City of Brampton include the following school accommodation condition: Prior to final approval/registration, the City of Brampton shall be advised by the School Board(s) that satisfactory arrangements regarding the adequate provision and distribution of educational facilities have been made between the developer/applicant and the School Boards for this plan.

35 File: 21T pg ~ 2 The Board requests that the following conditions be incorporated in the conditions of draft approval: 1. That the applicant shall agree in the Servicing and/or Subdivision Agreement to erect and maintain information signs at all major entrances to the proposed development advising the following: "Please be advised that students may be accommodated elsewhere on a temporary basis until suitable permanent pupil places, funded by the Government of Ontario, are available." These signs shall be to the Dufferin-Peel Catholic District School Board's specifications, at locations determined by the Board and erected prior to registration. 2. That the applicant shall agree in the Servicing and/or Subdivision Agreement to include the following warning clauses in all offers of purchase and sale of residential lots until the permanent school for the area has been completed. (a) "Whereas, despite the best efforts of the Dufferin-Peel Catholic District School Board, sufficient accommodation may not be available for all anticipated students from the area, you are hereby notified that students may be accommodated in temporary facilities and/or bussed to a school outside of the neighbourhood, and further, that students may later be transferred to the neighbourhood school." (b) "That the purchasers agree that for the purpose of transportation to school, the residents of the subdivision shall agree that children will meet the bus on roads presently in existence or at another place designated by the Board." The Board will be reviewing the accommodation conditions in each Education Service Area on a regular basis and will provide updated comments if necessary. Yours sincerely, Krystina Koops, MCIP, RPP Planner Dufferin-Peel Catholic District School Board (905) , ext krystina.koops@dpcdsb.org c: P. Mountford, Peel District School Board (via )