.. BRAMPTON DM-1 Lmptonca Flower City Report Planning, Design and Development Committee Date: May 1,2014 Committee of the Council of The Corporation of the City of Brampton File: City File: T01W15.037 PLANNING, DESIGN &DEVELOPMENT COMMITTEE Subdivision File: 21T-14002B Subject: INFORMA TION REPORT DATE: A> iuve f. qhj Contact: Application to Amend the Official Plan, Zoning By-Law and proposed Draft Plan of Subdivision (To permit 189 apartment units and 268 townhouse units) QUEENSGATE DEVELOPMENTS (BRAMPTON) INCORPORATED - KLM PLANNING PARTNERS INCORPORATED 209 Steeles Ave W (South side of Steeles Avenue W., west of Hurontario) Ward: 3 Carmen Caruso, Development Planner, Planning and Building 905-874-2439 Overview: The applicant is proposing to develop a total 457 residential units within a 12 storey apartment building and 10 townhouse blocks on a 2.0 hectare (4.94 acre) property. The property is designated 'Residential' in the City's Official Plan and 'High Density Residential', 'Low-Medium Density Residential', 'Parkette' and 'Collector Road' in the Fletchers Creek South Secondary Plan (Area 24). The proposed density exceeds what is envisioned by the designations in the Secondary Plan and therefore an amendment to the Secondary Plan is required. Recommendations: 1. THAT the report from Carmen Caruso, Development Planner, Planning and Building, dated May 1, 2014, entitled "Information Report - Application to Amend the Official Plan, Zoning By-law and proposed Draft Plan of Subdivision", dated May 1, 2014, to the Planning Design and Development Committee Meeting of June 9, 2014, re: QUEENSGATE DEVELOPMENTS (BRAMPTON) INCORPORATED - KLM PLANNING PARTNERS INCORPORATED, Ward: 3, File: T01W15.037, 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.
DM-A Background: This application was submitted by KLM Planning Partners Incorporated on behalf of Queensgate Developments (Brampton) Incorporated on January 30, 2014. Proposal: The applicant intends to develop the site in 2 phases. The first phase consists of the area south of the Malta Avenue extension and the second phase consists of the area to the north of the Malta Avenue extension. The application proposes the development of the site with the following: (see Map 1 - Concept Plan): Map 1 - Concept Plan A twelve storey apartment building with 189 units and ground floor commercial uses (See Figure 1); Ten four-storey stacked townhouse buildings containing a total of 268 units (See Figure 2); A total of 539 parking spaces including surface and underground parking; and An extension of Malta Avenue to connect to Steeles Avenue West.
Figure 1 - Apartment Building Elevation DM-S Figure 2 - Townhouse Block Elevation
DM-4 Property Description and Surrounding Land Use: The subject property has the following characteristics: is located at 209 Steeles Avenue West, on the south side of Steeles Avenue W., west of Hurontario Street (see Map 2 - Location Map); has a site area of approximately 2.0 hectares (5.0 acres); has frontage of approximately 64.5 metres along Steeles Avenue West; has an existing single detached dwelling, barn and shed located at the north end of the property that are proposed to be demolished to accommodate the development proposal. Map 2 - Location Map
W-5 The surrounding land uses are described as follows: North: South: East: Steeles Avenue West, beyond which is single detached dwellings; Single detached dwellings and parkland; Vacant land; and West: Condominium townhomes Current Situation: The applicant has submitted a number of supporting documents as part of a complete application for this proposal. Comments from City divisions and departments are required in order to complete a full review of this application. All comments received will be provided and addressed in a future planning recommendation report to the Planning, Design and Development Committee. Corporate Implications: Any potential financial implications or other corporate implications associated with this application will be detailed as part of a future recommendation report following the evaluation of this proposal. Strategic Plan: As part of the development review process this application will be reviewed against the City's Strategic Plan with the findings brought forward as part of a future planning recommendation report. Public Meeting and Notification Area: Notice of the Public Meeting has been given by prepaid first class mail to all persons assessed 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. Respectfully submitted: Carmen CaruSoTlvlCIP, RPP Development Planner Planning and Building // -Paul Snape, MCIP, RPP Director, Development Services Planning and Building CPISO v*3 Date Mr //"
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
P4-> EXTRACT FROM SCHEDULE A (GENERAL LAND USE DESIGNATIONS) OF THE CITY OF BRAMPTON OFFICIAL PLAN I SUBJECT LAND REGIONAL RETAIL OFFICE RESIDENTIAL MAJOR INSTITUTIONAL OPEN SPACE H BRAMPTON APPENDIX 1 OFFICIAL PLAN DESIGNATIONS bromptonco Flower Gty KLM PLANNING PARTNERS INC. PLANNING AND INFRASTRUCTURE SERVICES Queensgate Developments (Brampton) Inc. 0 50 100 1 I ^ Drawn By: CJK Metres Date 2013 01 30 CITY FILE: T01W15.037
D4-* SUBJECT LANDS STEELES AVENUE WEST o o o o o o o o o o o o o o o o o o o o o o o o o o EXTRACT FROM SCHEDULE SP24(A) OF THE DOCUMENTKNOWN AS THE FLETCHER'S CREEK SOUTH SECONDARY PLAN RESIDENTIAL Low And Medium Density \Z%7Z\ High Density PUBLIC OPEN SPACE i -up Parkette J U U L ^ n n r ROADS Hazard Land Arterial Road Collector Road ~ Secondary Plan Boundary II BRAMPTON tarnvfoaia FlowerGty PLANNINGAND INFRASTRUCTURE SERVICES APPENDIX 2 oc SECONDARY PLAN DESIGNATIONS KLM PLANNING PARTNERS INC. Queensgate Developments (Brampton) Inc. Date: 2014 01 30 Drawn By: CJK CITY FILE: T01W15.037
APPENDIX 3 BRAMPTON ZONING DESIGNATIONS bromptonca HOWOfCity KLM PLANNING PARTNERS INC. PLANNING AND INFRASTRUCTURE SERVICES Queensgate Developments (Brampton) Inc. 0 50 100 Drawn By: CJK Metres Date: 2013 01 30 CITY FILE: T01W15.037
DM-10 - "" CO BUNTING A. (II 71* pa*t.. * STEELES AVE bz j: *L'f''»4.f>i J A. U*CASHfRE ^.^?( «IL J I HERDMANS ~ Rp ^r, ylz*. ; \\ TINA CRT strwin separate e.s. /,! SIR LOU DR ' r(county COURT BLVD " AERIAL PHOTO DATE: SPRING 2013 I SUBJECT LAND INSTITUTIONAL OPEN SPACE RESIDENTIAL AGRICULTURAL SCHOOL COMMERCIAL UTILITY FIRE STATION APPENDIX 4 BRAMPTON AERIAL & EXISTING LAND USE bramptocuo ROWCI* 0ty KLM PLANNING PARTNERS INC. PLANNING AND INFRASTRUCTURE SERVICES Queensgate Developments (Brampton) Inc. 0 50 100 1 I ^ Drawn By: CJK Metres Date: 2014 01 30 CITY FILE: T01W15.037
Wl APPENDIX 5: INFORMATION SUMMARY Official Plan The subject property is designated 'Residential' in the Official Plan. This designation permits predominantly residential land uses including a full range of dwelling types ranging from single detached houses to high-rise apartments. Based on the concept plan provided, the density proposed for the property is 230 units/net hectare (93 units/acre). The 'Residential' designation of the Official Plan permits a maximum density of 200 units/net hectare (80 units/net acre) in the "High Density" category. Although the proposed density is higher than what is noted in the Official Plan, there is a policy which states that the densities in the Official Plan shall not be construed as limiting the City's housing mix and density flexibility. As a result, there is the ability to allow higher densities without an Official Plan amendment subject to Secondary Plan policies, and therefore and Official Plan Amendment is not required. The subject lands are located on an 'Intensification Corridor' and in close proximity to a 'Gateway Mobility Hub' as indicated on Schedule 1 of the Official Plan. 'Intensification Corridors', located along major arterial roads, are planned to accommodate significant growth higher residential densities which supports higher order transit service and provide linkages to 'Mobility Hubs'. A 'Mobility Hub' is a place of connectivity where different modes of movements from walking and cycling to higher order transit intersect and is made up of an area where a transit station is surrounded by intense concentration of residential, employment, retail and public spaces. In addition, the 'Gateway Mobility Hub' located at Steeles Avenue and Hurontario has been identified by the Metrolinx Regional Transportation Plan to support the intended uses of a 'Mobility Hub' as well as to provide infrastructure to support a regional rapid transit service. Fletcher's Creek South Secondary Plan: The subject lands are designated 'High Density Residential' and 'Parkette' on the north side of the planned extension of Malta Avenue, 'Low-Medium Density Residential' on the south side of the planned extension of Malta Avenue, and 'Collector Road' (the extension of Malta Avenue) in the Fletchers Creek South Secondary Plan (Area 24). The Secondary Plan specifies that the maximum net density for high density development is 100 units per hectare (40.5 units per acre). Although it does not specifically define a density for the 'Low-Medium Density Residential' designation, the Secondary Plan does note that density for medium density housing ranges from 36 to 50 dwelling units per net residential hectare (15-20 units per net acre) which is typically associated with block townhouse or street townhouse housing types. The applicant is proposing a density of 394 units per hectare (159 units per acre) within the 'High Density Residential' designation and 169 units per hectare (68 units per acre) within the 'Low-Medium Density Residential' designation. Since these densities exceed the permissions set out in the Secondary plan, an amendment to the Secondary Plan is required to facilitate the proposal. 7
DH'12 Proposed Hurontario-Main Corridor Secondary Plan City of Brampton staff has initiated a process to amend Secondary Plans to implement the findings of a land-use study that was completed for the Hurontario-Main Street Corridor. Specifically, a new Hurontario-Main Street Corridor Secondary Plan (File No. P26 S55) is proposed that will include land use, transportation and urban design policies needed to transform existing low density, auto-oriented uses within the Hurontario-Main Corridor into a mixed use, higher density, pedestrian and transit-oriented development, consistent with the City's long-term vision and objectives. The initiative also intends to amend the Zoning By-law designations of particular sites within the boundary of the new Secondary Plan, including the site subject to this application, to further implement the finding of the study. A public meeting for the proposed Hurontario-Main Street Corridor Secondary Plan was held on May 5, 2014 with direction for staff to report back to Planning, Design and Development Committee with a final recommendation. Although the applicant is proposing a development that is largely consistent with a draft version of the City initiated Hurontario-Main Street Corridor Secondary Plan, the applicant has proposed this amendment to the existing Fletcher's Creek Secondary Plan so that the proposal is not dependant on the timing of the City initiated amendments. Zoning By-law The subject lands are zoned 'Agricultural (A)' by By-Law 270-2004, as amended. Permitted uses under the current zone include: agricultural purposes; a single detached dwelling; a group home Type 1 and Type 2; a cemetery; an animal hospital; a kennel; and a home occupation. The applicant has submitted a draft zoning by-law to allow the 457 residential units, and a total of 639 parking spaces. City staff has requested that ground level commercial uses also be included in the proposal. The Zoning By-law would require that a total of 1006 parking spaces be provided in conjunction with the residential component of the proposal, and that additional parking be provided for any commercial component of the development. An amendment to the Zoning By-law is required to implement the proposed uses and parking reduction associated with this project. Growth Management: A full review and analysis of Growth Management issues for this proposal will be provided in the future planning recommendation report to the Planning, Design and Development Committee.
D-H3 Documentation Submitted To Date in Support of the Application Planning Justification Report Conceptual Tertiary Plan Community Design Brief Traffic Impact and Parking Study Soils Investigation Report Noise Feasibility Study Phase 1 Environmental Site Assessment Archeological Assessment Draft Official Plan Amendment ^,._. D.., Draft Zoning By-law Amendment