BRAMPTON D2 Report Planning, Design and brampton.ca FlOWef City Development Committee Date: November 12, 2014 Committee of the Council of The Corporation of the City of Brampton PLANNING, DESIGN & DEVELOPMENT COMMITTEE File: C05W03.008 DATE: U^CeJtY\htJ^ 5T. 2&lLj Subject: Contact: INFORMATION REPORT Application to Amend the Official Plan and Zoning By-Law (To permit 190 stacked townhouses) Glen Schnarr & Associates Incorporated - Kaneff Properties Limited and Erin Mills Development South Side of Financial Drive, West of Mississauga Road Ward: 6 Jessica Kwan, Development Planner, Planning & Building Division, 905-874-3847 Overview: This application proposes to include stacked townhouses as a permitted use. The current zone for the lands permits conventional townhouses. A total of 190 stacked townhouse dwellings are proposed. The lands consist of a westerly portion (1.11 hectares / 2.74 acres) and easterly portion (1.17 hectares / 2.89 acres) which are separated by a valley. The lands are designated "Residential" in the Official Plan and "Medium Density Residential" in the Bram West Secondary Plan (Area 40d). The residential density proposed (84 units / net hectare) exceeds the maximum density permitted by the "Medium Density Residential" designation (50 units / net hectare). Amendments to the Secondary Plan and Zoning By-law are required. Information Report
DZ-Z Recommendations: 1. THAT the report from Jessica Kwan, Development Planner, Planning and Building Division, dated November 12, 2014, tothe Planning, Design and Development Committee Meeting of December 8, 2014, entitled "INFORMATION REPORT", Application to Amend the Official Plan and Zoning By-Law, Glen Schnarr &Associates Incorporated - Kaneff Properties Limited and Erin Mills Development, Ward: 6, File: C05W03.008 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 ofthe circulation ofthe application and a comprehensive evaluation of the proposal. Background: This application proposes the development of 190 stacked townhouse dwellings on lands that are currently zoned to permit only conventional townhouses. The difference between stacked townhouses and townhouses are described below. Townhouses: are residential units attached horizontally bycommon internal side walls, with each unit having an individual exterior entrance. Stacked townhouses: are similar to townhouses but are also attached to each other vertically by a common ceiling/floor. Each unit will still have an individual exterior entrance. Association with active development applications These lands were zoned to permit townhouses in December 2013through two separate development applications: the Kaneff Homes Plan of Subdivision (Blocks 102 and 103 on 21T-10002B / C05W03.006) and the Erin Mills Development Corporation Subdivision (Block 307 on 21T-10007B / C05W02.006) (please refer to Figure 1). These plans of subdivision are anticipated to be registered early in 2015. Lands are comprised of non-contiauous areas The lands subject to this application are made up of two separate parcels that are divided by a valley (please refer to Figure 1). Each parcel is approximately 1 hectare (2.8 acres) in size.
Details of the proposal: D2-S Westerly Parcel (Refer to Figure 1) 100 stacked townhouse units (four 5-storey buildings); 162 parking spaces; Amenity space - 457 square metres (4,919.3 square feet); 1 full moves access proposed on Financial Drive. Easterly Parcel (Refer to Figure 1) 90 stacked townhouse units (four 5-storey buildings); 153 parking spaces; Amenity space - 468 square metres (5,037.5 square feet); 1 full moves access proposed on Financial Drive. Figure 1: Concept Plan N
D2-H Figure 2: Location Map SUBJECT LAND Figure 3: Concept Elevations for 5-Storey Stacked Townhouses FRONT ELEVATION 4
D2-5 REAR ELEVATION Property Description and Surrounding Land Use: The lands have the following characteristics: are located on the south side of Financial Drive, west of Mississauga Road; westerly portion - a site area of 1.11 hectares (2.74 acres) and a frontage of approximately 130 metres on Financial Drive; easterly portion - a site area of 1.17 ha (2.89 acres) and a frontage of approximately 180 metres on Financial Drive. The surrounding land uses are described as follows: North: Financial Drive, beyond are lands draft-approved and zoned for low/medium residential uses; East: Valleyland/Channel, beyond are lands draft-approved and zoned for medium density residential, specialty office and service commercial uses; West: Lands draft-approved and zoned for medium density residential, and further beyond are woodlots, vistas and Rivermont Road; and
D2-U South: Woodlots & wetlands, and beyond are lands draft-approved and zoned for low/medium density residential uses. Current Situation: Comments from internal City staff and external departments and agencies are required in order to complete a comprehensive analysis for this application. All comments received will be addressed in a future Recommendation Report. Further details of this development proposal are provided in the Information Summary (Appendix 5). The future Recommendation Report will evaluate the development proposal in detail and provide a planning recommendation. Issues identified at this time are: The appropriateness of the proposed increased density relative to the surrounding land uses and planned infrastructure; Road improvement requirements to accommodate the increased density; Urban design and site layout; and The size and location of amenity spaces. Corporate Implications: Financial Implications: An assessment of the financial implications associated with this application, if any, will be provided in the future Recommendation Report. Other Implications: All other planning implications associated with this application will be assessed in the Planning Recommendation Report. Strategic Plan: The review of this development proposal will include an assessment with respect to the City's Strategic Plan.
D2-? Public Meeting Notification Area: Notice of the Public Meeting was given by prepaid first class mail to all persons assessed within 240 metres of the land to which this proposal applies, as shown on the last revised assessment roll, and by notification in the Brampton Guardian. Respectfully submitted: Jessica Kwan Development Planner Planning & Building Division PadlSnapef N/ICIP, RPP Director, Development Services Planning & Building Division CPISO 3C
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 Map1: Map 2: Concept Site Plan Location Map
m~ i EXTRACT FROM SCHEDULE A (GENERAL LAND USE DESIGNATIONS) OF THE CITY OF BRAMPTON OFFICIAL PLAN rzzi SUBJECT LAND RESIDENTIAL OPEN SPACE MAJOR ARTERIAL. SI BRAMPTON BUSINESS MAJOR PROPOSED CORRIDOR WATERCOURSE COLLECTOR APPENDIX 1 OFFICIAL PLAN DESIGNATIONS brompton.ca FlOWer City GLEN SCHNARR & ASSOCIATES INCORPORATED PLANNING AND INFRASTRUCTURE SERVICES Kaneff Properties Limited & Erin Mills Development 50 100 Drawn By: A.R.d. Metres Date: 2014 08 26 CITY FILE: C05W03.008
D2-/0 SUBJECT LANDS EXTRACT FROM SCHEDULE SP40(D) OF THE DOCUMENT KNOWN AS THE BRAM WEST SECONDARY PLAN RESIDENTIAL: EMPLOYMENT: OPEN SPACE: Hi Low/ Medium Density Medium Density Neighbourhood Commercial Service SWM Parkette Facilities Linkage Commercial Valleyland INSTITUTIONAL: Specialty Office Community & Service Park Commercial Secondary School Senior ROAD NETWORK: SES Elementary Minor Collector Woodlot School Roads (23-26 metres) Wetland APPENDIX 2 BRAMPTON SECONDARY PLAN DESIGNATIONS bramptoilfo Flower City * GLEN SCHNARR & ASSOCIATES INC PLANNING AND INFRASTRUCTURE SERVICES Kaneff Properties Limited Drawn By: A.R.d. Date: 2014 08 22 CITY FILE-.C05W03.008
11 2437 KM I OS 2426 2427, 2429 R1F 2430 4>> OS 2442 11 2438 R1F 2428 2429 '<»? SC 2430 R2D 2434 i R3D 2436 R3D 2436 R1F 2430 OS R2D 2434 R3CI 2435 R3C 2435 C2 2440 A 677 OS 2426 VR3C 2422 2417; 2417 2418 2415 R3A 2420 -^. 2416 2417 11 2425 2416 R2D 2419 OC 2424 R3D 2421 OC 2029 11 2425 OS 2417 lk '24161 WC&ILECR SUBJECT LAND COMMERCIAL INSTITUTIONAL RESIDENTIAL AGRICULTURAL FLOODPLAIN OPEN SPACE BRAMPTON bramplonca ROWei" City PLANNING AND INFRASTRUCTURE SERVICES 50 100 Metres Drawn By: A.R.d. Date: 2014 08 26 APPENDIX 3 ZONING DESIGNATIONS GLEN SCHNARR & ASSOCIATES INCORPORATED Kaneff Properties Limited & Erin Mills Development CITY FILE: C05W03.008
D2H2 ).,, ^RDSV/Ll.enR AERIAL PHOTO DATE: SPRING 2014 LZZJ SUBJECT LAND AGRICULTURAL COMMERCIAL RESIDENTIAL BRAMPTON * APPENDIX 4 AERIAL & EXISTING LAND USE brampton.ca FlOWer City GLEN SCHNARR & ASSOCIATES INCORPORATED PLANNING AND INFRASTRUCTURE SERVICES n0 Rfl 1 nn E^ Metres Drawn By: A.R.d. Date: 2014 08 26 Kaneff Properties Limited & Erin Mills Development CITY FILE: C05W03.008
D2-/3 APPENDIX '5' INFORMATION SUMMARY Origin: Date Submitted: July 28, 2014 Owner: Kaneff Properties Ltd. and Erin Mills Development Corporation Agent: Glen Schnarr & Associates Inc. Official Plan: The lands are designated "Residential" in the Official Plan. An amendment to the Official Plan is not required to facilitate the proposal. Secondary Plan: The lands are designated "Medium Density Residential" in the Bram West Secondary Plan (Area 40(d)). The maximum density permitted by this designation is 50 units per net residential hectare (20 units per net residential acre). The proposed 190 units results in a density of84 units per net residential hectare (33.7 units per net residential acre). The applicant is proposing to re-designate the lands to a site-specific "Medium / High Density Residential" designation to allow for the proposed increase in density. Zoning By-law: The lands are zoned "Residential Townhouse C - Section 2422 (R3C-2422)" and "Residential Townhouse C - Section 2435 (R3C-2435)", by By-Law 270-2004, as amended. These zones permit conventional townhouse dwellings. The applicant proposes to rezone the lands to a site-specific "Residential Townhouse C" zone to include stacked townhouses as a permitted use. Growth Management: Comments and recommendations with respect to this development proposal within the framework of the City's Growth Management Program will be provided in the future Recommendation Report.
D2-H Documents Submitted in Support of the Application: Planning Justification Report prepared by Glen Schnarr & Associates Inc., dated July 25, 2014; Development Concept Plans prepared by Schnarr & Associates Inc., dated June 19,2014; A draft official plan amendment document; and A draft zoning by-law amendment document. The following background documents were previously submitted and approved for the lands through the draft plan of subdivision applications (Files: C05W02.006 and C05W03.006) and the Riverview Heights Block Plan (File C05W05.006): Land Use Area Breakdown Statistics and Residential Unit & Population Statistics for 40-3 Functional Servicing Report by R.J. Burnside & Assoc, dated July 2008. Existing Conditions Report by Gartner Lee, dated July 2008. Urban Design Guidelines & Architectural Controls (Stage One Principles) by the Planning Partnership. Bram West Integrated Environmental - Transportation Study by MMM Group, dated July 2008. Environmental Implementation Report Housing and Density Mix Calculation 10
D2-l<3 Block 307, Plan 21T-10007B MAPI «J BRAMPTON OVERALL CONCEPT PLAN biampton.ca Flower City GLEN SCHNARR & ASSOCIATES INCORPORATED PLANNINGAND INFRASTRUCTURE SERVICES Kaneff Properties Limited & Erin Mills Development Drawn By: A.R.d. Date: 201411 07 CITY FILE:C05W03.008
EMBLETON / RD WARD 6 STEELES AVE SUBJECT LAND QUEEN ST W PROPOSED COLLECTOR PROPERTY LINE m FIRE STATION GREENSPACE MAP 2 - LOCATION GLEN SCHNARR & ASSOCIATES INC. Kaneff Properties Limited & Erin Mills Development Scale 1:50,000 Scale 1:8,000 CITY FILE: C05W03.008 SS BRAMPTON brampton.ca FlOWe!" City Drawn By: A.R.d. PLANNING AND INFRASTRUCTURE SERVICES Date: 2014 08 21